A South Hadley-versus-Granby search benefits from checking infrastructure early. Two houses with similar layouts can have different service and maintenance obligations, and a town-level record cannot settle those questions for an address. Begin with the property's actual systems, then combine that evidence with housing costs and the household's daily destinations.
What does the assessed housing comparison establish?
The recorded median single-family assessment is $366,500 in South Hadley and $382,300 in Granby. The annual tax illustrations are $4,955 and $5,677. These represent calculations on different municipal housing stocks, not equivalent houses at current asking prices. Use the figures to frame the scale of the search, then compare candidate homes by building area, condition and service arrangement before drawing a conclusion about total cost.
Massachusetts Department of Revenue: determining property values.
How do public and private systems change the questions?
The water and sewer entries below indicate systems recorded within a municipality. They do not identify every connected parcel. Ask which supply serves the house, how wastewater is handled and what equipment or private pipes the owner maintains. For an onsite system, request the relevant inspection and maintenance record. For a public connection, investigate billing and private connection responsibilities. Both arrangements can involve costs beyond ordinary consumption, so neither should be treated as a complete answer by itself.
What should the final comparison contain?
Use current tax bills, insurance quotes and documented utility arrangements alongside equal financing assumptions. Add significant work identified through inspection and the routine from each actual address to work, school or other frequent destinations. A property that needs early systems work can require more cash after closing even if its initial price is lower. A useful shortlist identifies these differences explicitly, giving the household a way to choose between complete obligations rather than between municipal averages.
What does the local record show?
These towns provide local context for the decision in this article. The figures describe the published records and survey periods identified below. Compare the same measures across places, then confirm the details of any actual home before using them in a budget or offer.
Local Figures for This Decision
Download CSV, same columns, same definitions
Selected municipalities, shown alphabetically. Definitions below distinguish assessments, administrative benchmarks and survey estimates from current market quotes.
| Town | Single-family Assessment | Annual Tax Illustration | Community Water Recorded | Sewer Recorded |
|---|---|---|---|---|
| Granby | $382,300 | $5,677 | Recorded | Recorded |
| South Hadley | $366,500 | $4,955 | Recorded | Recorded |
What These Columns Mean
- Town
- Municipality; follow its record below for the full data and address check.
- Single-family Assessment
- Median assessed value of single-family parcels. This is a tax-roll statistic, not an asking price, appraisal or median sale price. Assessment years are identified in the sources.
- Annual Tax Illustration
- The published residential rate applied to the town's median single-family assessment, including the recorded community preservation surcharge and its general first-value exemption where adopted. Individual exemptions, special assessments and a future reassessment can change an actual bill.
- Community Water Recorded
- Whether a community water system is recorded for the municipality. A yes does not show that a particular parcel is connected or eligible for connection; confirm with the provider.
- Sewer Recorded
- Whether a sewer system is recorded for the municipality. Town-level presence does not establish street coverage, a private connection, available capacity or connection cost.
Cite: RE413. “Local Figures for This Decision.” Updated September 19, 2026. https://www.re413.com/news/south-hadley-vs-granby-ma/, underlying sources at https://www.re413.com/sources/.
Granby's town record. Single-family assessment: $382,300. Annual tax illustration: $5,677. Community water recorded: Recorded. Sewer recorded: Recorded.
South Hadley's town record. Single-family assessment: $366,500. Annual tax illustration: $4,955. Community water recorded: Recorded. Sewer recorded: Recorded.
How has the published average tax bill changed?
This is the Department of Revenue's published average single-family tax-bill series in nominal dollars. It is a different measure from the current median-assessment illustration above. Changes can reflect the tax levy, assessed values and the housing stock; this is not a forecast of the bill for a home you buy.
Published Average Single-Family Tax Bill
South HadleyGranby
South Hadley$5,639Granby$6,381Fiscal 2026; common reporting years
What should you check next?
- Match properties by usable space, condition and intended occupancy before comparing town medians.
- Confirm actual water and wastewater arrangements with providers and relevant property records.
- Compare current bills, inspection-based work and regular travel under consistent assumptions.
Keep the address, document date and source alongside each answer. If records disagree, identify which period and property each describes before treating the difference as a change. A missing result leaves a question open; it does not establish that a property has no problem or no cost.
Where can you continue the comparison?
Browse all housing guides by subject.
Open the linked town records for the wider context, including sources and dates. Use the property-specific records to narrow a decision, and keep current quotes separate from the historical figures used to explain it here.
Which official guidance supports this article?
- Massachusetts Department of Revenue: determining property values. Guidance checked 2026-09-05; confirm current requirements for your transaction.
Sources
- MassGIS and municipal assessors. single-family assessment, annual tax illustration. Figures through Granby: FY2026; South Hadley: FY2026. Checked 2026-08-21.
- Massachusetts Department of Revenue, Division of Local Services. annual tax illustration. Figures through Granby: FY2026; South Hadley: FY2026. Checked 2026-08-05.
- Massachusetts Department of Revenue, community preservation records. annual tax illustration. Checked 2026-08-05.
- Massachusetts Department of Environmental Protection, community water systems. community water recorded. Checked 2026-09-07.
- Massachusetts Department of Environmental Protection, public sewer systems. sewer recorded. Checked 2026-09-07.
- Massachusetts Department of Revenue, historical average single-family tax bills. Published annual mean bills in the chart; nominal dollars, with only common reporting years in a two-town comparison. Figures through FY2010–FY2026. Checked 2026-08-05.
"Figures through" is the period the publisher's data describes; "checked" is only when we last asked. The full sourcing: sources and method.