New Hampshire property tax: how it works and what Manchester pays

How is the value of my home set?

The assessors must appraise most property “at its market value,” meaning its full and true value (RSA 75:1). The city takes an inventory of taxable property as of April 1 each year (RSA 74:1), and the property tax year runs from April 1 to March 31 (RSA 76:2). Assessors adjust values each year to keep them proportional, and they consider changes such as a material physical change, a change in ownership or a zoning change (RSA 75:8).

Manchester’s assessor uses the sales comparison approach (recent sales of similar properties) and the cost approach (what it would take to replace the property). The income approach is added only for property that earns rent (City of Manchester, Taxation Process).

What is the tax rate in Manchester?

The city’s Assessors Office publishes the 2025 rate, the most recent one on its page in October 2026. It is $20.24 per $1,000 of assessed value, made up of four parts:

The rate is the same for all owners. The bill is the assessed value × rate ÷ 1,000 (City of Manchester, Taxation Process). The city also lists a 2025 “ratio” of 64.8% and says the 2026 ratio is not yet set by the Department of Revenue Administration. It does not explain the ratio on that page, so ask the Assessors Office how it applies to your property. Your bill follows the assessed value printed on it.

Is there a homestead exemption?

The Manchester Assessors Office lists exemptions for blind owners, disabled owners, elderly owners, and solar systems, plus a tax deferral and veterans’ credits. The city’s pages do not list a general exemption for all owner-occupants. Check your own bill and the Assessors Office.

The elderly exemption in Manchester takes a fixed amount off the assessed value. To qualify you must:

• be 65 or older on April 1;
• own and live in the property, and be the owner of record on or before April 1;
• have lived in New Hampshire for 3 consecutive years;
• stay within the income and asset limits: income of no more than $47,000 (single) or $63,000 (married), and assets of no more than $100,000 (single) or $130,000 (married), not counting your home.

These are the figures on the city’s page as of October 2026. Apply with the Assessors Office, which asks for a PA-29 form and an appointment.

Example: a home assessed at $350,000

This is an illustration using the 2025 rate. It is not a forecast. Your 2026 rate is set by the Department of Revenue Administration in the fall.

The exemption saves $3,157.44 ($156,000 × $20.24 ÷ 1,000). Lenders often collect the tax monthly through an escrow account.

When are bills due?

Manchester bills semi-annually (RSA 76:15-a; City of Manchester, Real Estate Process):

The first bill is an estimate. State law computes it as the prior year’s assessed value times one half of the prior year’s rate, with the balance due in the final bill (RSA 76:15-a). The state sets the new rate in the fall, before the final bill. Unpaid taxes carry 8% interest a year after the due date (RSA 76:13). If taxes stay unpaid, the city executes a tax lien. Interest then runs at 14% a year, and a tax deed can follow two years after the lien (City of Manchester, Real Estate Process).

At closing, the tax year (April 1 to March 31) and the two bills mean the amount you owe depends on which bills are already paid. Your contract and the title company settle the proration. See closing costs in New Hampshire.

How do I appeal my assessment?

1. File an abatement application with the Board of Assessors, after you receive the final tax bill. It must be received or postmarked by March 1 after the notice of tax (RSA 76:16). Manchester charges no fee and does not accept online filings, since an original signature is needed. You must show the property was assessed disproportionately compared with other property, as of April 1.
2. The board decides by July 1. If it does not respond, the application is treated as denied (RSA 76:16, II).
3. Appeal by September 1 to the State Board of Tax and Land Appeals, with a $65 filing fee (RSA 76:16-a), or by petition to Hillsborough County Superior Court, Northern District. Choosing the state board waives the court option, according to the city.

Only the owner of record as of April 1 of the tax year, or another aggrieved party, may apply (City of Manchester, Abatements and Appeals). See also the Manchester guide and the home prices page.