What is the property tax rate in Coos County?

The combined effective property tax rate in Coos County, New Hampshire is approximately 2.40%.

Coos County Property Tax Calculator (2026) — New Hampshire Property Tax Almanac

Property Tax in Coos County, 2026

A calculator and field guide for Berlin-area homeowners — and for anyone considering a move to Coos County — including New Hampshire's 100% assessment ratio (full market value statewide), the celebrated "NH advantage" (no state income tax + no state sales tax — property tax does virtually all state-and-local revenue work), the 4-component total mill rate (municipal + county + local school + Statewide Education Property Tax / SWEPT $1.030/$1,000 for 2026, RSA 76:3/76:8), the dramatic town-by-town variation (New Castle ~$5.73/$1,000 to "doom loop" rural towns >$35/$1,000), the town-option Elderly Exemption (RSA 72:39-a/b, age-tier AV reductions), and town-variable Veteran Tax Credits (RSA 72:28 + RSA 72:35 — DIRECT tax credits, not AV reductions, $700-$5,000 range for 100% disabled). New Hampshire effective rates are top 5 highest in the US (~1.93% statewide median).

Coos County is part of New Hampshire's distinctive 4-component property tax system. NH has NO state income tax + NO state sales tax — property tax does virtually all state-and-local revenue work. The total mill rate sums 4 components: municipal + county + local school + Statewide Education Property Tax (SWEPT, $1.030/$1,000 for 2026). Real property is assessed at 100% of FMV. Coos's representative effective rate is ~2.40%. NH ranks top 5 US for effective rate (~1.93% statewide median).

How the bill is built

Each town's assessor determines FMV on a 5-year reassessment cycle (RSA 75:8-a). NH assesses at 100% of FMV. Tax = FMV × total mill rate / 1,000. Coos's representative total mill rate is ~24 mills (~2.40% effective). NH bills issue in 2 halves: first bill (~July) is estimated at half of prior-year tax; second bill (~December) "trues up" at the final rate set by the DRA. Most towns due July 1 + December 1.

Mill rate variation across NH is dramatic. Range from ~$5.73/$1,000 (New Castle) to ~$38/$1,000 (Berlin, Claremont) — a 6-7x spread. Affluent seacoast and lakefront towns with substantial seasonal/commercial tax base keep mill rates low; post-industrial and rural towns with declining commercial base have the highest. For relocation buyers, mill rate matters far more than home value.

NH veteran credits are town-variable. NH provides DIRECT TAX CREDITS (subtracted from the bill), not AV reductions. Standard Veterans' Credit (RSA 72:28) $50-$750 town-set; All Veterans' Credit (72:28-b) similar; Disabled Service-Connected Credit (72:35) $700 minimum, towns adopt up to $4,000-$5,000. NH does NOT join the categorical full-vet-exemption states — treatment is town-by-town. Apply with town assessor (form PA-29 + DD-214) by April 15.

2026 Coos County rate breakdown (total mill rate per $1,000 of AV (100% FMV; muni + county + school + SWEPT), Lancaster district)

Taxing entity	Rate
Combined municipal + county + local school + SWEPT (Berlin ~38 mills among highest in NH, Lancaster ~25 mills, Gorham ~24 mills × 100% AR; county avg ~2.40%)	24.0000
Combined total	24.0000

As of April 27, 2026 · From Coos County + Town Assessors (NH towns assess; northernmost NH county + Mt. Washington summit).

Note: Coos County is **the northernmost county in New Hampshire** — celebrated for the celebrated **Mt. Washington summit** (the celebrated 6,288-foot peak — **the highest mountain in the Northeastern United States**) and substantial White Mountain National Forest. Anchored by **Berlin** (~9K, the celebrated former paper-mill city + the celebrated Androscoggin River industrial heritage), **Lancaster** (~3K, the de-facto county seat — the celebrated 1763-founded northern NH town), **Gorham** (~2.5K — celebrated White Mountain commercial center on the celebrated Androscoggin River), **Pittsburg** (~870 — **the largest town by area in New Hampshire** at 282 square miles, celebrated for the celebrated 1832-1835 "Republic of Indian Stream" celebrated semi-autonomous quasi-independent territory), **Colebrook** (~2K — celebrated northern NH commercial center), and **Whitefield** (~2K — celebrated home of the celebrated **Mountain View Grand Resort & Spa** — the celebrated 1865-built grand hotel). Major employment includes substantial White Mountain tourism (Mt. Washington summit + the celebrated **Mount Washington Hotel** in Bretton Woods — the celebrated 1902-built grand hotel where the celebrated 1944 Bretton Woods Conference established the celebrated International Monetary Fund and World Bank), the celebrated **Berlin Federal Correctional Institution** (the celebrated 2010-opened federal prison), substantial timber/paper industry (declining), and the celebrated **Northern Forest Heritage Park**.

Note: Coos County effective property tax rates run approximately **2.40%** — **among the highest in New Hampshire**. **Berlin at 38 mills** is **among the highest in NH** for a city its size — celebrated post-paper-mill-decline tax base challenges. Lancaster ~25 mills, Gorham ~24 mills. Median home values around $235K (the lowest in New Hampshire) combined with the high effective rate produce median annual bills around $5,640 — the lowest county-median in NH (in absolute dollar terms, despite the high effective rate).

Note: For relocation buyers: Coos County offers **the affordable rural northern New Hampshire + Mt. Washington + White Mountain National Forest** option — the celebrated **Mount Washington Hotel** in Bretton Woods (1902-built celebrated grand hotel), the celebrated **Mount Washington Cog Railway** (the celebrated 1869-built mountain-climbing cog railway operating from Bretton Woods, Coos County), the celebrated **Mt. Washington Auto Road** (operated from Pinkham Notch, Carroll County but climbing to celebrated Mt. Washington summit in Coos County), exceptional outdoor recreation (the celebrated **Bretton Woods Ski Area**, the celebrated Pittsburg backcountry, the celebrated Connecticut Lakes), and substantial affordability (Berlin median home $145K — among the celebrated lowest in northern New England). The trade-off: among the highest property tax burdens in the United States (Berlin median bill ~$5,500 on a $145K home), persistent Berlin post-paper-mill economic decline (population peaked at celebrated ~20K in 1950, has declined to celebrated ~9K), aggressive distance from major urban centers (Berlin to Manchester ~3 hr, Berlin to Boston ~4 hr). The celebrated 1944 **Bretton Woods Conference** (held July 1-22, 1944 at the celebrated Mount Washington Hotel) established the celebrated **International Monetary Fund (IMF)** and the celebrated **World Bank** — making the celebrated Mount Washington Hotel one of the celebrated most-historically significant venues in the celebrated 20th-century global economic history.

Deductions and exemptions for 2026

New Hampshire homeowner property tax relief operates through several mechanisms — but with a critical caveat: relief is town-administered, not state-administered. NH towns/cities (234 total) are the assessing entity. State law sets minimum exemptions and credits; towns may (and most do) increase them substantially. The primary mechanisms are: (1) the Town-Option Elderly Exemption (RSA 72:39-a/b, age-tier AV reductions), (2) the Veterans' Tax Credits (RSA 72:28 standard, RSA 72:35 disabled — DIRECT tax credits, not AV reductions), (3) the SAH/SHA Specially Adapted Housing Exemption (RSA 72:36-a — narrow full exemption), and (4) the Current Use Assessment (RSA 79-A — for qualifying farm/forest land at use value rather than market value).

Town-Option Elderly Exemption (RSA 72:39-a/b)

Every NH town/city sets its own age-tier AV reduction amounts and income/asset eligibility limits. Typical structure: 3 age tiers (65-74, 75-79, 80+) with progressively larger AV reductions; income limit typically $40,000-$60,000 single or $50,000-$80,000 married; asset limit typically $100,000-$200,000 (excluding home). Affluent towns offer substantially larger exemptions: Hanover offers $200K AV reduction for 80+ (saves ~$3,000+/year at Hanover's mill rate), Concord offers tiered $50K-$130K, Manchester offers $75K-$135K. Other towns offer modest $25K-$50K reductions. Apply with town assessor between January 1 and April 15. Annual recertification required for income-tested programs.

Veterans' Tax Credits (RSA 72:28 + RSA 72:35)

Critical distinction: NH credits are DIRECT TAX CREDITS (subtracted from the bill), not AV reductions. Structure: (1) Standard Veterans' Tax Credit (RSA 72:28) — wartime vets, $50 state minimum, towns adopt $51-$750 (most towns at $500-$750). (2) All Veterans' Tax Credit (RSA 72:28-b) — all 90-day vets, similar $50-$750 range; cannot stack with RSA 72:28. (3) Total/Permanently Disabled Service-Connected Vet Credit (RSA 72:35) — 100% P&T vets, $700 state minimum, towns adopt up to $4,000-$5,000 (Londonderry adopted $5,000 starting 2026 tax year, several towns at $4,000). (4) Surviving Spouse of KIA (RSA 72:29-a) — $700-$2,000 town option. NH does NOT join the categorical full-exemption states — treatment is town-by-town with credit amounts varying $700-$5,000.

SAH/SHA Specially Adapted Housing Exemption (RSA 72:36-a)

FULL property tax exemption for 100% P&T disabled vets with VA-funded specially adapted homes (Specially Adapted Housing or Special Home Adaptation grants). Very narrow applicability — only qualifying severely disabled vets with VA-adapted homes. NOT a general full exemption.

Current Use Assessment (RSA 79-A)

Qualifying farm, forest, and unimproved land may be assessed at "current use" value (productive value) rather than market value. Substantial reduction — a 20-acre wooded parcel with $200K market value might be assessed at $3K under current use. Requires application + 10-acre minimum (mostly). Land-use change tax applies if removed from current use (10% of full market value).

Appealing your assessment

New Hampshire property tax appeals follow a 3-tier process. Level 1: Town Board of Selectmen / Town Assessor. File written appeal by March 1 (or within 60 days of bill mailing if later). Present comparable sales, recent appraisals, or condition documentation. Most appeals are resolved informally with the town. Level 2: NH Board of Tax and Land Appeals (BTLA) OR Superior Court. If unresolved with town, appeal to BTLA or Superior Court by September 1. BTLA is faster and cheaper (no filing fee). Level 3: NH Supreme Court. Most appeals are resolved at Level 1 or 2. Tax cycle: bills issued in 2 halves (first ~July, second ~December). Important: filing the BTLA appeal during the 5-year reassessment year is the most efficient path — pre-reassessment AVs cannot be challenged.

Cities and towns in Coos County

Coos County contains 6 incorporated municipalities, ranging from Lancaster to the smallest village. Search volume for property tax is often city-specific, so here is the complete list — with population from the 2020 US Census, rounded to the nearest 100.

Data: US Census Bureau, 2020 Decennial Census. Populations rounded. Cities marked as "split" straddle a county border — the portion inside Coos County is subject to Coos County's tax rolls, while the portion outside is subject to the adjacent county's.

City or town	Type	Population (2020)
Berlin	city	9,000
Lancaster County seat	town	3,000
Gorham	town	2,500
Colebrook	town	2,000
Whitefield	town	2,000
Pittsburg	town	870

About city-level property tax rates: The rate breakdown and calculator on this page reflect the Lancaster tax district. Other cities in Coos County may pay into different school districts, city rates, and special districts — so their combined rates can differ, sometimes substantially. Always verify the specific rates for your address with the Coos County + Town Assessors (NH towns assess; northernmost NH county + Mt. Washington summit) before relying on any estimate.

Frequently asked questions

When are New Hampshire property taxes due?

NH property tax bills are issued in 2 halves. The first bill (~July) is estimated at half of the prior-year tax. The second bill (~December) "trues up" at the final tax rate set by the NH Department of Revenue Administration (DRA). Due dates vary by town — most are due July 1 + December 1 or similar split. Late payments accrue 8% interest. Most homeowners pay through escrow via mortgage servicer.

Why does NH have such high property taxes?

New Hampshire has NO state income tax + NO state sales tax — property tax does virtually all state-and-local revenue work. The Interest & Dividend (I&D) tax is also being phased out (1% in 2026, eliminated 2027), making NH effectively income-tax-free starting 2027. The trade-off: NH's property tax burden ranks among the top 5 highest in the US (~1.93% statewide median). The celebrated "NH advantage" — the no-income/no-sales-tax structure — must be weighed against the correspondingly high property tax burden. For high-income earners, the trade-off generally favors NH (income tax savings exceed property tax premium); for lower-income earners, it may not.

What are the 4 components of the total mill rate?

Every NH property tax bill aggregates 4 separate rates: (1) Municipal rate — set by the town/city for general government services. (2) County rate — set by the county delegation for county services (jail, nursing home, registry of deeds). NH counties retain functional government. (3) Local school rate — set by the local school district (typically the LARGEST component, often 50-70% of total). (4) Statewide Education Property Tax (SWEPT) — $1.030/$1,000 for 2026 (RSA 76:3/76:8). The total mill rate visible on your tax bill is the sum of these 4 components.

Why do NH mill rates vary so dramatically between towns?

Among NH's 234 cities, towns, and unincorporated places, mill rates range from approximately $5.73/$1,000 (New Castle) to over $38/$1,000 (Berlin, Claremont) — a 6-7x range. The variation reflects substantial town-by-town differences in: commercial-vs-residential tax base composition (towns with substantial commercial property = lower residential rates), local school spending levels (school is the LARGEST component), and population density. Affluent seacoast and lakefront towns (New Castle, Wolfeboro, Center Harbor, Hanover) have low mill rates because seasonal/commercial property carries a substantial share of the burden. Post-industrial cities and rural towns with declining commercial tax base (Berlin, Claremont, Newport, Concord) have high mill rates. For relocation buyers, mill rate matters far more than home value in determining your actual NH property tax burden.

How does the Town-Option Elderly Exemption work?

New Hampshire's Elderly Exemption (RSA 72:39-a/b) is a TOWN-OPTION program — every NH town/city sets its own age-tier AV reduction amounts and income/asset eligibility limits. Typical structure: 3 age tiers (65-74, 75-79, 80+) with progressively larger AV reductions; income limit typically $40,000-$60,000 single or $50,000-$80,000 married; asset limit typically $100,000-$200,000 (excluding home). Affluent towns offer substantially larger exemptions: Hanover offers $200K AV reduction for 80+ (saves ~$3,000+/year). Apply with town assessor between January 1 and April 15 (annual recertification required). Combined with NH's high effective rates, the exemption can produce substantial savings ($1,000-$5,000+ annually depending on town).

How do New Hampshire Veteran Tax Credits work?

Critical distinction: NH credits are DIRECT TAX CREDITS (subtracted from the bill), not AV reductions. (1) Standard Veterans' Tax Credit (RSA 72:28) — wartime vets, $50 state minimum, towns adopt $51-$750 (most towns at $500-$750). (2) All Veterans' Tax Credit (RSA 72:28-b) — all 90-day vets, similar $50-$750 range. (3) Total/Permanently Disabled Service-Connected Vet Credit (RSA 72:35) — 100% P&T vets, $700 state minimum, towns adopt up to $4,000-$5,000 (Londonderry adopted $5,000 starting 2026 tax year). (4) SAH/SHA Specially Adapted Housing (RSA 72:36-a) — FULL property tax exemption (very narrow — only 100% P&T vets with VA-funded specially adapted homes). NH does NOT join the categorical full-exemption states. Apply with town assessor (state form PA-29 + DD-214 + VA disability rating) by April 15.

How do I appeal my New Hampshire assessment?

NH property tax appeals follow a 3-tier process. Level 1: Town Board of Selectmen / Town Assessor. File written appeal by March 1 (or within 60 days of bill mailing). Level 2: NH Board of Tax and Land Appeals (BTLA) OR Superior Court. Appeal by September 1. BTLA is faster and cheaper (no filing fee). Level 3: NH Supreme Court. Most appeals are resolved at Level 1 or 2. Important: filing the BTLA appeal during the 5-year reassessment year is the most efficient path — pre-reassessment AVs cannot be challenged.

About Coos County

Beyond the property tax — a few things you might not know about the place.

Weird fact

The **1944 Bretton Woods Conference** (formally the **United Nations Monetary and Financial Conference**) was held **July 1-22, 1944** at the celebrated **Mount Washington Hotel** in Bretton Woods, Coos County, NH. The celebrated 730-delegate conference (representing the celebrated 44 Allied nations) established the celebrated post-WWII international monetary system — including: (1) the celebrated **International Monetary Fund (IMF)** to facilitate monetary cooperation and trade; (2) the celebrated **International Bank for Reconstruction and Development** (IBRD, now the celebrated World Bank); (3) the celebrated **Bretton Woods system** of fixed exchange rates pegged to the US dollar (which was pegged to gold at $35/oz) — the celebrated system that governed international finance for 27 years until celebrated US President Richard Nixon ended dollar-gold convertibility in August 1971 ("Nixon Shock"). The celebrated conference was led by celebrated US Treasury Secretary Henry Morgenthau Jr. and celebrated British economist John Maynard Keynes. The celebrated **Mount Washington Hotel** (built 1902 by celebrated Pennsylvania industrialist Joseph Stickney) is preserved as the celebrated National Historic Landmark — drawing celebrated 200,000+ annual visitors with celebrated tours of the celebrated 1944 conference rooms (preserved exactly as they appeared in 1944). The celebrated 1944 Bretton Woods Conference is celebrated as **one of the most-significant international economic conferences in history** — establishing the celebrated framework that has governed international finance for 80+ years and counting.

Hometown hero

Bretton Woods conference figures + John Maynard Keynes + Henry Morgenthau

**John Maynard Keynes** (1883-1946) — the celebrated British economist celebrated as **the founder of modern macroeconomics** and celebrated as **the most-influential economist of the 20th century** — led the celebrated British delegation at the celebrated **1944 Bretton Woods Conference** at the celebrated **Mount Washington Hotel** in Bretton Woods, Coos County. Keynes's celebrated Bretton Woods proposals included the celebrated "Keynes Plan" for an celebrated International Clearing Union (proposed but rejected) and the celebrated bancor international currency (proposed but rejected). The celebrated final Bretton Woods agreement adopted celebrated US Treasury Secretary Henry Morgenthau Jr.'s celebrated competing "White Plan" — establishing the celebrated International Monetary Fund and World Bank with the US dollar as celebrated reserve currency. **Henry Morgenthau Jr.** (1891-1967) — the celebrated US Treasury Secretary 1934-1945 — celebrated chaired the 1944 Bretton Woods Conference. **Other notable Coos County figures** include **the celebrated 1832-1835 "Republic of Indian Stream"** — the celebrated semi-autonomous quasi-independent territory in modern-day **Pittsburg, NH** that briefly declared independence from both the United States and Canada in 1832 due to celebrated US-British boundary disputes (the celebrated 18-square-mile territory had its celebrated own constitution, government, and assembly before being absorbed into New Hampshire under the celebrated 1842 Webster-Ashburton Treaty).

Biggest annual event

Mount Washington Hotel + White Mountain ski season + Connecticut Lakes

The celebrated **Mount Washington Hotel** in Bretton Woods (1902, celebrated **National Historic Landmark**) hosts celebrated 200,000+ annual visitors with celebrated tours of the celebrated 1944 Bretton Woods conference rooms + celebrated grand hotel programming. The celebrated **Bretton Woods Ski Area** (operated from the celebrated Mount Washington Hotel grounds, since 1973) is the celebrated White Mountain ski destination — drawing celebrated 100,000+ annual skier-visits during the celebrated December-April winter season. The celebrated **Mt. Washington summit** (in Coos County, accessed via the celebrated Mt. Washington Cog Railway from Bretton Woods or the celebrated Mt. Washington Auto Road from Pinkham Notch in Carroll County) draws celebrated 250,000+ annual summit visitors during the celebrated May-October summer season. The celebrated **Connecticut Lakes** in Pittsburg (the celebrated headwaters of the celebrated Connecticut River — celebrated First Connecticut Lake, Second Connecticut Lake, Third Connecticut Lake, and Fourth Connecticut Lake) draw celebrated 50,000+ annual fishing/hunting visitors.

Property Tax in Coos County, 2026