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Solar adds $15,000-$25,000 to your Massachusetts home value — and the property tax exemption means you never pay a penny more in taxes on that increase. At MA's average 1.2% tax rate, that saves $3,600-$6,000 over 20 years.
Solar panels increase MA home values by $15,000-$25,000 for a typical 8-12 kW system, according to studies from Zillow, NREL, and Lawrence Berkeley National Lab. Zillow found a national average of 4.1% home value increase, with high-rate states like Massachusetts seeing above-average premiums. Massachusetts law (MGL Chapter 59, Section 5) provides a 20-year property tax exemption on the added value — meaning your property taxes stay the same despite your home being worth more. Owned systems add more value than leased systems and transfer seamlessly to buyers at sale.
The value solar adds depends on your system size, local electricity rates, and remaining SMART program income. Massachusetts homes see some of the highest solar premiums in the country because electricity rates are 2-3x the national average ($0.28-$0.32/kWh vs. $0.12 national average).
Massachusetts General Law Chapter 59, Section 5, Clause 45 provides a 20-year property tax exemption for solar energy systems. This means the value your solar panels add to your home is excluded from property tax assessments for two decades.
This is significant because Massachusetts property tax rates are substantial. At the state average of ~1.2%, a $20,000 value increase would normally cost you $240/year in additional property taxes. Over 20 years, the exemption saves you $4,800.
Some towns have adopted even longer or permanent exemptions through local ballot measures. Contact your town assessor to confirm your specific exemption period.
| Town | Rate | Annual Savings |
|---|---|---|
| Boston | 1.09% | $218/yr on $20K value add |
| Newton | 1.10% | $220/yr on $20K value add |
| Cambridge | 1.09% | $218/yr on $20K value add |
| Worcester | 1.67% | $334/yr on $20K value add |
| Wellesley | 1.06% | $212/yr on $20K value add |
| Brookline | 1.02% | $204/yr on $20K value add |
| Plymouth | 1.31% | $262/yr on $20K value add |
| Springfield | 2.21% | $442/yr on $20K value add |
Savings based on $20,000 solar value addition. Actual rates may vary.
How you financed your solar system has a major impact on your home sale. Owned systems (cash or loan) are straightforward — they transfer with the home like a new kitchen. Leased systems require the buyer to assume the lease, which can complicate and slow the sale.
| Factor | Owned (Cash/Loan) | Leased/PPA |
|---|---|---|
| Adds to home value | - | |
| Property tax exempt | - | |
| SMART income transfers | - | |
| No lien on property | - | |
| Full ownership at sale | - | |
| Buyer must qualify | - | |
| Simple sale process | - | |
| Monthly payments transfer | - |
Your SMART 3.0 tariff agreement ($0.03/kWh for 20 years) is transferable to the new homeowner. For a 10 kW system producing ~11,500 kWh/year, that is approximately $345/year in SMART income. If you sell 5 years into your SMART term, the buyer inherits 15 years of remaining payments worth approximately $5,175. This is a powerful selling point that competitors without SMART enrollment cannot offer.
Save your original contract, installation receipt, warranty documents, SMART enrollment confirmation, and production history. Appraisers use documented costs as a valuation floor.
Download your monitoring app data showing actual kWh production. Real data is more convincing than estimates. Show total energy produced and dollar savings since installation.
Not all appraisers understand solar value. Ask your lender for an appraiser who has completed the Appraisal Institute PV Value training. If yours does not know how to value solar, request a different one.
The Appraisal Institute and Sandia National Lab developed PV Value — a free tool that calculates the present value of a solar energy system. Share the output with your appraiser.
Studies from NREL, Zillow, and Lawrence Berkeley National Lab consistently show that solar panels increase home value by $15,000-$25,000 for a typical 8-12 kW system. Zillow found a 4.1% average increase nationally, and Massachusetts homes tend to see higher premiums due to high electricity rates ($0.28+/kWh) and strong state incentives like SMART 3.0.
Massachusetts General Law Chapter 59, Section 5 provides a 20-year property tax exemption for solar energy systems. The exemption is available statewide, but implementation can vary by town. Most towns apply it automatically when they see a solar permit on file. Some towns require you to file a personal property tax exemption form (Form 3ABC) with your assessor's office. Contact your town assessor to confirm.
If you OWN the system (cash purchase or completed loan), the panels transfer to the buyer as part of the home — like a new roof or kitchen renovation. The buyer gets the full benefit of the system. If you have a solar LEASE or PPA, the buyer must qualify to assume the lease agreement, which can complicate the sale. Owned systems are simpler and add more value.
Yes. SMART 3.0 tariff agreements can be transferred to a new property owner when the home is sold. The new owner receives the remaining SMART payments ($0.03/kWh for the remainder of the 20-year term). This is a significant selling point because SMART income can be $300-$400/year for a typical residential system. Your installer can assist with the transfer paperwork.
Owned solar systems make homes EASIER to sell — they are a clear financial benefit to buyers. Leased systems can slow sales because the buyer must qualify to assume the lease, and some buyers are wary of long-term obligations. If you are considering solar and plan to sell within 5-7 years, buy the system outright (or with a loan) rather than leasing.
Appraisers use the income approach (present value of future energy savings), cost approach (replacement cost minus depreciation), or comparable sales approach (recently sold homes with vs. without solar). The income approach typically yields the highest valuation for MA homes because electricity savings are high. Ask for an appraiser who has completed PV Value training from the Appraisal Institute.
Yes. Paying off your solar loan before selling means the system transfers free and clear — no lien on the property, no balance for the buyer to assume. This simplifies the sale and maximizes the value added. If the loan is not paid off, the remaining balance is typically deducted from your sale proceeds at closing, similar to a mortgage payoff.
Net metering is tied to the utility meter and account, not the homeowner. When the new owner sets up their utility account at the same address, they inherit the net metering arrangement associated with the solar system. Accumulated net metering credits, however, do not transfer — they stay with the departing customer account. Time your sale to minimize unused credit balances.
Get a free quote from NuWatt and see how much value solar can add to your Massachusetts home. Owned systems, SMART enrollment, and proper documentation maximize your investment.