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RE413

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Flippers & Rehabbers

“Where is the spread?”

Where is the spread? The stock's age and shape (renovation country is old-house country), where permits say demand is being built toward, and the carry, tax on the median while you hold it.

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Housing Stock and Vacancy

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2020 census counts. Vacancy ALWAYS travels with its seasonal share: a high rate with a high seasonal share is a second-home market, not abandonment.

Housing Stock and Vacancy. 2020 census counts. Vacancy ALWAYS travels with its seasonal share: a high rate with a high seasonal share is a second-home market, not abandonment.
TownHousing Units 2020Vacant %Seasonal Share of Vacant %Owner-Occupied %Median Year Built
Adams4,33611.97.264.91,939
Agawam12,3613.710.568.21,965
Alford33732.690.957.61,976
Amherst10,74896.658.11,968
Ashfield88012.473.461.11,972
Becket1,68747.292.665.41,976
Belchertown6,35742269.91,988
Bernardston9674.828.363.41,971
Blandford57611.350.8691,963
Brimfield1,67210.544.970.21,983
Buckland9069.437.6591,945
Charlemont64416.86357.71,970
Cheshire1,5398.54260.51,970
Chester6221455.2671,945
Chesterfield61813.380.562.91,974
Chicopee25,5445.64.466.31,956
Clarksburg7497.722.4641,952
Colrain79614.454.858.41,966
Conway8259.238.261.81,979
Cummington47716.66263.31,969
Dalton2,9287.139.770.11,955
Deerfield2,2927.418.260.81,971
East Longmeadow6,3713.713.169.71,962
Easthampton7,8494.217.867.41,970
Egremont94132.679.560.31,973
Erving7033.825.971.91,952
Florida3629.145.5611,969
Gill70012.95062.31,967
Goshen59327.393.261.21,969
Granby2,4983.910.367.91,966
Granville6567.64267.91,972
Great Barrington3,68617.957.961.21,950
Greenfield8,6466.11367.11,940
Hadley2,3365.312.159.11,971
Hampden2,0083.14.867.11,966
Hancock99866.695.565.71,970
Hatfield1,6344.717.160.61,965
Hawley18824.576.150.81,968
Heath57847.196.757.21,975
Hinsdale1,12622.67861.71,968
Holland1,40522.182.675.31,968
Holyoke16,8748.13.370.91,950
Huntington1,03015.657.870.61,969
Lanesborough1,48912.662.8691,958
Lee3,39823.774.765.11,960
Lenox3,18423.771.959.51,959
Leverett8276.936.858.31,975
Leyden3407.96360.61,979
Longmeadow5,9673.616.7671,957
Ludlow8,75541064.11,964
Middlefield21519.16153.91,974
Monroe803087.553.31,960
Monson3,5545.115.369.61,974
Montague4,1125.413.266.51,954
Monterey88343.589.6571,977
Montgomery35147.163.91,974
Mount Washington17353.854.861.81,972
New Ashford12612.762.560.91,976
New Marlborough99731.983.661.21,975
New Salem4607.236.461.81,979
North Adams6,87114.311.962.41,925
Northampton13,6686.414.463.41,954
Northfield1,40712.954.467.11,956
Orange3,5449.33666.91,950
Otis1,6095291.663.11,977
Palmer5,8546.96.468.81,960
Pelham5745.213.355.21,969
Peru41617.373.666.61,979
Pittsfield21,7389.325.267.51,950
Plainfield33514.96259.51,974
Richmond88528.28859.41,968
Rowe24524.970.556.21,960
Russell703821.468.81,970
Sandisfield65940.582.863.91,980
Savoy3501658.9621,979
Sheffield1,7661665.464.11,973
Shelburne1,0017.648.760.31,952
Shutesbury85315.169.866.31,975
South Hadley7,4394.917.766.41,956
Southampton2,5514.128.667.51,980
Southwick4,115726.667.11,970
Springfield62,7826.43.274.81,951
Stockbridge1,63341.282.354.81,955
Sunderland1,7713.8060.31,983
Tolland50155.99561.51,979
Tyringham28939.479.852.21,978
Wales89615.565.565.11,970
Ware4,7559.118.466.71,971
Warwick40515.865.655.31,970
Washington27020.766.162.91,978
Wendell4488.720.557.71,980
West Springfield12,885510.267.61,955
West Stockbridge85227.579.957.31,975
Westfield16,8695.88.8681,964
Westhampton74711.478.865.21,976
Whately7275.624.460.21,976
Wilbraham5,7123.516.868.71,964
Williamsburg1,1967.319.563.41,953
Williamstown3,00916.352.357.61,952
Windsor47322.884.3681,975
Worthington62512.263.257.91,972
What These Columns Mean
Town
Municipality
Housing Units 2020
All housing units, April 2020 count
Vacant %
Vacant share of all units, 2020 count, read WITH the seasonal share
Seasonal Share of Vacant %
Share of vacant units held for seasonal/recreational use, the figure that stops the vacancy rate lying
Owner-Occupied %
Owner share of occupied units, 2020 count
Median Year Built
Median build year of single-family parcels (surviving stock)

Cite: RE413. “Housing Stock and Vacancy.” Updated August 5, 2026. https://www.re413.com/pros/flippers/, underlying sources at https://www.re413.com/sources/.

Building Permits

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Units permitted in the latest year all 12 months were reported for the town. Pre-2022 the survey sampled most towns, cross-town comparison before then is invalid.

Building Permits. Units permitted in the latest year all 12 months were reported for the town. Pre-2022 the survey sampled most towns, cross-town comparison before then is invalid.
TownLatest Full YearUnits PermittedUnits, Last 5 Full Years
AdamsNo recordNo recordNo record
Agawam2,0252196
Alford2,0191No record
Amherst2,02568310
Ashfield2,014412
BecketNo recordNo recordNo record
Belchertown2,02519167
Bernardston2,014310
BlandfordNo recordNo recordNo record
BrimfieldNo recordNo recordNo record
Buckland2,01437
Charlemont2,004117
CheshireNo recordNo recordNo record
ChesterNo recordNo recordNo record
ChesterfieldNo recordNo recordNo record
Chicopee2,0251599
ClarksburgNo recordNo recordNo record
ColrainNo recordNo recordNo record
Conway2,02117
CummingtonNo recordNo recordNo record
DaltonNo recordNo recordNo record
Deerfield2,0251No record
East Longmeadow2,02214253
Easthampton2,014746
EgremontNo recordNo recordNo record
Erving2,01404
FloridaNo recordNo recordNo record
Gill2,014411
GoshenNo recordNo recordNo record
Granby1,99422118
GranvilleNo recordNo recordNo record
Great Barrington2,02512No record
Greenfield2,0259No record
Hadley2,023762
Hampden1,99428101
Hancock2,0092171
HatfieldNo recordNo recordNo record
Hawley2,01426
Heath2,01406
HinsdaleNo recordNo recordNo record
HollandNo recordNo recordNo record
Holyoke2,0231430
HuntingtonNo recordNo recordNo record
LanesboroughNo recordNo recordNo record
LeeNo recordNo recordNo record
LenoxNo recordNo recordNo record
Leverett2,014315
Leyden2,01419
Longmeadow2,021039
Ludlow2,02542200
MiddlefieldNo recordNo recordNo record
Monroe2,00023
Monson2,0251591
Montague2,0111No record
MontereyNo recordNo recordNo record
MontgomeryNo recordNo recordNo record
Mount WashingtonNo recordNo recordNo record
New AshfordNo recordNo recordNo record
New Marlborough2,0014No record
New Salem2,0043No record
North AdamsNo recordNo recordNo record
Northampton2,00443174
NorthfieldNo recordNo recordNo record
Orange2,0259No record
Otis1,99217No record
Palmer1,99445239
PelhamNo recordNo recordNo record
PeruNo recordNo recordNo record
Pittsfield1,99439233
PlainfieldNo recordNo recordNo record
RichmondNo recordNo recordNo record
Rowe1,99415
Russell1,9896No record
SandisfieldNo recordNo recordNo record
SavoyNo recordNo recordNo record
Sheffield2,014426
Shelburne2,014310
Shutesbury2,01408
South Hadley2,025760
Southampton2,0230No record
Southwick2,00719224
Springfield2,01329468
Stockbridge2,025561
SunderlandNo recordNo recordNo record
Tolland2,0152No record
Tyringham2,0140No record
WalesNo recordNo recordNo record
WareNo recordNo recordNo record
Warwick1,9963No record
WashingtonNo recordNo recordNo record
WendellNo recordNo recordNo record
West Springfield2,0171782
West StockbridgeNo recordNo recordNo record
Westfield2,01121169
Westhampton2,025325
Whately2,025423
Wilbraham2,02512137
Williamsburg2,014130
Williamstown2,0255No record
WindsorNo recordNo recordNo record
Worthington2,0194No record
What These Columns Mean
Town
Municipality
Latest Full Year
Most recent year with all 12 months reported for this town
Units Permitted
Total units in that year's permits
Units, Last 5 Full Years
Sum of totalUnits over the last five fully-reported years

Cite: RE413. “Building Permits.” Updated August 5, 2026. https://www.re413.com/pros/flippers/, underlying sources at https://www.re413.com/sources/.

Property Tax by Town

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Residential rate per $1,000 of assessed value and the annual bill on each town's own median single-family home. CPA = Community Preservation Act surcharge.

Property Tax by Town. Residential rate per $1,000 of assessed value and the annual bill on each town's own median single-family home. CPA = Community Preservation Act surcharge.
TownCountyResidential Rate /$1,000CPA Surcharge %Median SF Value $Tax on Median $/Yr
AdamsBerkshire County15.63No record246,8503,858
AgawamHampden County14.11342,3004,875
AlfordBerkshire County4.07No record1,066,4504,340
AmherstHampshire County16.913537,1009,304
AshfieldFranklin County14.23No record359,5005,116
BecketBerkshire County9.561.5328,2003,170
BelchertownHampshire County15.131.5418,2006,400
BernardstonFranklin County15.2No record303,3004,610
BlandfordHampden County12.57No record344,2004,327
BrimfieldHampden County13.38No record387,9005,190
BucklandFranklin County16.74No record315,3005,278
CharlemontFranklin County16.81No record277,4004,663
CheshireBerkshire County10.58No record305,0003,227
ChesterHampden County18.06No record214,1003,867
ChesterfieldHampshire County15.26No record360,5005,501
ChicopeeHampden County15.24No record287,0004,374
ClarksburgBerkshire County12.29No record211,1002,594
ColrainFranklin County17.82No record245,2004,369
ConwayFranklin County14.283404,8005,911
CummingtonHampshire County12.49No record330,0004,122
DaltonBerkshire County16.87No record315,3005,319
DeerfieldFranklin County13.453424,9005,846
East LongmeadowHampden County19.431344,2006,735
EasthamptonHampshire County13.293394,1005,355
EgremontBerkshire County6.58No record601,4003,957
ErvingFranklin County9.58No record270,5002,591
FloridaBerkshire County8.28No record213,0001,764
GillFranklin County14.91No record292,9004,367
GoshenHampshire County13.53338,0004,700
GranbyHampshire County14.85No record382,3005,677
GranvilleHampden County141.5332,4004,702
Great BarringtonBerkshire County13.243518,0007,024
GreenfieldFranklin County18.641264,6004,963
HadleyHampshire County11.463458,8005,381
HampdenHampden County15.781410,1506,521
HancockBerkshire County2.18No record352,600769
HatfieldHampshire County14.673416,9006,255
HawleyFranklin County16.2No record250,3004,055
HeathFranklin County19.39No record242,9504,711
HinsdaleBerkshire County10.63No record355,7003,781
HollandHampden County12.2No record366,7004,474
HolyokeHampden County17.431262,4504,603
HuntingtonHampshire County14.77No record298,3004,406
LanesboroughBerkshire County17.29No record309,8505,357
LeeBerkshire County11.211.5371,3504,208
LenoxBerkshire County9.853543,8005,488
LeverettFranklin County15.73464,0007,456
LeydenFranklin County14.69No record283,0004,157
LongmeadowHampden County19.321511,7009,966
LudlowHampden County16.01No record332,3005,320
MiddlefieldHampshire County16.88No record234,5503,959
MonroeFranklin County10.13No record146,4001,483
MonsonHampden County14.33348,1005,084
MontagueFranklin County15.13No record302,8004,581
MontereyBerkshire County7.22No record620,8504,483
MontgomeryHampden County11.59No record325,2003,769
Mount WashingtonBerkshire County5.97No record436,0002,603
New AshfordBerkshire County5.66No record442,5002,505
New MarlboroughBerkshire County7.21No record534,1003,851
New SalemFranklin County13.62No record350,5004,774
North AdamsBerkshire County15.97No record191,4503,057
NorthamptonHampshire County13.673504,3507,060
NorthfieldFranklin County13.280.5302,1004,025
OrangeFranklin County16.6No record279,9504,647
OtisBerkshire County5.96No record449,3002,678
PalmerHampden County16.66No record277,9004,630
PelhamHampshire County18.793292,7005,608
PeruBerkshire County16.09No record267,8004,309
PittsfieldBerkshire County17.51256,5004,516
PlainfieldHampshire County17.56No record244,8504,300
RichmondBerkshire County10.25No record531,4005,447
RoweFranklin County5.24No record285,5501,496
RussellHampden County18.42No record287,6005,298
SandisfieldBerkshire County7.89No record407,1003,212
SavoyBerkshire County14.52No record207,9503,019
SheffieldBerkshire County11.821396,2504,719
ShelburneFranklin County12.793364,9004,769
ShutesburyFranklin County16.211.5385,4006,317
South HadleyHampshire County13.52No record366,5004,955
SouthamptonHampshire County13.113448,4006,016
SouthwickHampden County14.423342,8005,048
SpringfieldHampden County15.461.5267,9004,181
StockbridgeBerkshire County6.793702,2004,891
SunderlandFranklin County12.443396,4505,042
TollandHampden County7.95No record326,8502,598
TyringhamBerkshire County6.63No record563,5003,736
WalesHampden County14.13No record298,0004,211
WareHampshire County14.49No record289,6004,196
WarwickFranklin County16.54No record245,6004,062
WashingtonBerkshire County13.82No record336,4504,650
WendellFranklin County20.5No record246,3005,049
West SpringfieldHampden County14.021292,0004,121
West StockbridgeBerkshire County10.342535,7005,629
WestfieldHampden County14.931321,8004,838
WesthamptonHampshire County20.35No record305,7006,221
WhatelyFranklin County13.073419,0505,602
WilbrahamHampden County17.451.5429,0007,572
WilliamsburgHampshire County16.01No record393,7006,303
WilliamstownBerkshire County14.22466,4506,728
WindsorBerkshire County9.43No record289,6502,731
WorthingtonHampshire County13.93No record350,3004,880
What These Columns Mean
Town
Municipality
County
County
Residential Rate /$1,000
FY residential tax rate per $1,000 assessed
CPA Surcharge %
Community Preservation Act surcharge on the tax bill; null = not adopted
Median SF Value $
Median assessed single-family value, this fiscal year
Tax on Median $/Yr
Annual tax on the median single-family home incl. CPA

Cite: RE413. “Property Tax by Town.” Updated August 5, 2026. https://www.re413.com/pros/flippers/, underlying sources at https://www.re413.com/sources/.

Built for These Too

The same 101 towns, cut for a different job.

Land, Forest & FarmWhat is this land, really?Lenders & Mortgage BrokersWhat is the collateral context?AppraisersWhat are the comps' fundamentals?Insurance Agents & UnderwritersWhat is the hazard picture?

Sources

"Figures through" is the period the publisher's data describes; "checked" is only when we last asked. The full sourcing: sources and method.