Buy-and-Hold Investors
“Where does the rent cover the carry?”
Where does the rent cover the carry? The screening tables: HUD's voucher standard against assessed values, demand pressure from the federal affordability tabulations, the housing stock's shape, and the tax bite. Screens, not underwriting, the definitions under each table say exactly what each figure is and is not.
Every table sorts on click, downloads as CSV with the same definitions, and carries a copy-ready citation. This page prints clean, sponsor and navigation drop out.
Rent Standard vs Value
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HUD Fair Market Rent (the voucher payment standard: NOT asking rent; includes tenant-paid utilities) against median assessed single-family value. A screening ratio, not a cap-rate.
| Town | HUD 2-Bed Standard $/Mo | HUD Rent Area | Median SF Value $ | Annual 2-Bed Standard / Value % |
|---|---|---|---|---|
| Adams | 1,626 | Pittsfield, MA HUD Metro FMR Area | 246,850 | 7.9 |
| Agawam | 1,734 | Springfield, MA MSA | 342,300 | 6.1 |
| Alford | 1,709 | Berkshire County, MA (part) HUD Metro FMR Area | 1,066,450 | 1.9 |
| Amherst | 2,004 | Amherst Town-Northampton, MA MSA | 537,100 | 4.5 |
| Ashfield | 1,866 | Franklin County, MA | 359,500 | 6.2 |
| Becket | 1,709 | Berkshire County, MA (part) HUD Metro FMR Area | 328,200 | 6.2 |
| Belchertown | 2,004 | Amherst Town-Northampton, MA MSA | 418,200 | 5.8 |
| Bernardston | 1,866 | Franklin County, MA | 303,300 | 7.4 |
| Blandford | 1,734 | Springfield, MA MSA | 344,200 | 6 |
| Brimfield | 1,734 | Springfield, MA MSA | 387,900 | 5.4 |
| Buckland | 1,866 | Franklin County, MA | 315,300 | 7.1 |
| Charlemont | 1,866 | Franklin County, MA | 277,400 | 8.1 |
| Cheshire | 1,626 | Pittsfield, MA HUD Metro FMR Area | 305,000 | 6.4 |
| Chester | 1,734 | Springfield, MA MSA | 214,100 | 9.7 |
| Chesterfield | 2,004 | Amherst Town-Northampton, MA MSA | 360,500 | 6.7 |
| Chicopee | 1,734 | Springfield, MA MSA | 287,000 | 7.3 |
| Clarksburg | 1,709 | Berkshire County, MA (part) HUD Metro FMR Area | 211,100 | 9.7 |
| Colrain | 1,866 | Franklin County, MA | 245,200 | 9.1 |
| Conway | 1,866 | Franklin County, MA | 404,800 | 5.5 |
| Cummington | 2,004 | Amherst Town-Northampton, MA MSA | 330,000 | 7.3 |
| Dalton | 1,626 | Pittsfield, MA HUD Metro FMR Area | 315,300 | 6.2 |
| Deerfield | 1,866 | Franklin County, MA | 424,900 | 5.3 |
| East Longmeadow | 1,734 | Springfield, MA MSA | 344,200 | 6 |
| Easthampton | 2,004 | Amherst Town-Northampton, MA MSA | 394,100 | 6.1 |
| Egremont | 1,709 | Berkshire County, MA (part) HUD Metro FMR Area | 601,400 | 3.4 |
| Erving | 1,866 | Franklin County, MA | 270,500 | 8.3 |
| Florida | 1,709 | Berkshire County, MA (part) HUD Metro FMR Area | 213,000 | 9.6 |
| Gill | 1,866 | Franklin County, MA | 292,900 | 7.6 |
| Goshen | 2,004 | Amherst Town-Northampton, MA MSA | 338,000 | 7.1 |
| Granby | 2,004 | Amherst Town-Northampton, MA MSA | 382,300 | 6.3 |
| Granville | 1,734 | Springfield, MA MSA | 332,400 | 6.3 |
| Great Barrington | 1,709 | Berkshire County, MA (part) HUD Metro FMR Area | 518,000 | 4 |
| Greenfield | 1,866 | Franklin County, MA | 264,600 | 8.5 |
| Hadley | 2,004 | Amherst Town-Northampton, MA MSA | 458,800 | 5.2 |
| Hampden | 1,734 | Springfield, MA MSA | 410,150 | 5.1 |
| Hancock | 1,709 | Berkshire County, MA (part) HUD Metro FMR Area | 352,600 | 5.8 |
| Hatfield | 2,004 | Amherst Town-Northampton, MA MSA | 416,900 | 5.8 |
| Hawley | 1,866 | Franklin County, MA | 250,300 | 8.9 |
| Heath | 1,866 | Franklin County, MA | 242,950 | 9.2 |
| Hinsdale | 1,626 | Pittsfield, MA HUD Metro FMR Area | 355,700 | 5.5 |
| Holland | 1,734 | Springfield, MA MSA | 366,700 | 5.7 |
| Holyoke | 1,734 | Springfield, MA MSA | 262,450 | 7.9 |
| Huntington | 2,004 | Amherst Town-Northampton, MA MSA | 298,300 | 8.1 |
| Lanesborough | 1,626 | Pittsfield, MA HUD Metro FMR Area | 309,850 | 6.3 |
| Lee | 1,626 | Pittsfield, MA HUD Metro FMR Area | 371,350 | 5.3 |
| Lenox | 1,626 | Pittsfield, MA HUD Metro FMR Area | 543,800 | 3.6 |
| Leverett | 1,866 | Franklin County, MA | 464,000 | 4.8 |
| Leyden | 1,866 | Franklin County, MA | 283,000 | 7.9 |
| Longmeadow | 1,734 | Springfield, MA MSA | 511,700 | 4.1 |
| Ludlow | 1,734 | Springfield, MA MSA | 332,300 | 6.3 |
| Middlefield | 2,004 | Amherst Town-Northampton, MA MSA | 234,550 | 10.3 |
| Monroe | 1,866 | Franklin County, MA | 146,400 | 15.3 |
| Monson | 1,734 | Springfield, MA MSA | 348,100 | 6 |
| Montague | 1,866 | Franklin County, MA | 302,800 | 7.4 |
| Monterey | 1,709 | Berkshire County, MA (part) HUD Metro FMR Area | 620,850 | 3.3 |
| Montgomery | 1,734 | Springfield, MA MSA | 325,200 | 6.4 |
| Mount Washington | 1,709 | Berkshire County, MA (part) HUD Metro FMR Area | 436,000 | 4.7 |
| New Ashford | 1,709 | Berkshire County, MA (part) HUD Metro FMR Area | 442,500 | 4.6 |
| New Marlborough | 1,709 | Berkshire County, MA (part) HUD Metro FMR Area | 534,100 | 3.8 |
| New Salem | 1,866 | Franklin County, MA | 350,500 | 6.4 |
| North Adams | 1,709 | Berkshire County, MA (part) HUD Metro FMR Area | 191,450 | 10.7 |
| Northampton | 2,004 | Amherst Town-Northampton, MA MSA | 504,350 | 4.8 |
| Northfield | 1,866 | Franklin County, MA | 302,100 | 7.4 |
| Orange | 1,866 | Franklin County, MA | 279,950 | 8 |
| Otis | 1,709 | Berkshire County, MA (part) HUD Metro FMR Area | 449,300 | 4.6 |
| Palmer | 1,734 | Springfield, MA MSA | 277,900 | 7.5 |
| Pelham | 2,004 | Amherst Town-Northampton, MA MSA | 292,700 | 8.2 |
| Peru | 1,709 | Berkshire County, MA (part) HUD Metro FMR Area | 267,800 | 7.7 |
| Pittsfield | 1,626 | Pittsfield, MA HUD Metro FMR Area | 256,500 | 7.6 |
| Plainfield | 2,004 | Amherst Town-Northampton, MA MSA | 244,850 | 9.8 |
| Richmond | 1,626 | Pittsfield, MA HUD Metro FMR Area | 531,400 | 3.7 |
| Rowe | 1,866 | Franklin County, MA | 285,550 | 7.8 |
| Russell | 1,734 | Springfield, MA MSA | 287,600 | 7.2 |
| Sandisfield | 1,709 | Berkshire County, MA (part) HUD Metro FMR Area | 407,100 | 5 |
| Savoy | 1,709 | Berkshire County, MA (part) HUD Metro FMR Area | 207,950 | 9.9 |
| Sheffield | 1,709 | Berkshire County, MA (part) HUD Metro FMR Area | 396,250 | 5.2 |
| Shelburne | 1,866 | Franklin County, MA | 364,900 | 6.1 |
| Shutesbury | 1,866 | Franklin County, MA | 385,400 | 5.8 |
| South Hadley | 2,004 | Amherst Town-Northampton, MA MSA | 366,500 | 6.6 |
| Southampton | 2,004 | Amherst Town-Northampton, MA MSA | 448,400 | 5.4 |
| Southwick | 1,734 | Springfield, MA MSA | 342,800 | 6.1 |
| Springfield | 1,734 | Springfield, MA MSA | 267,900 | 7.8 |
| Stockbridge | 1,626 | Pittsfield, MA HUD Metro FMR Area | 702,200 | 2.8 |
| Sunderland | 1,866 | Franklin County, MA | 396,450 | 5.6 |
| Tolland | 1,734 | Springfield, MA MSA | 326,850 | 6.4 |
| Tyringham | 1,709 | Berkshire County, MA (part) HUD Metro FMR Area | 563,500 | 3.6 |
| Wales | 1,734 | Springfield, MA MSA | 298,000 | 7 |
| Ware | 2,004 | Amherst Town-Northampton, MA MSA | 289,600 | 8.3 |
| Warwick | 1,866 | Franklin County, MA | 245,600 | 9.1 |
| Washington | 1,709 | Berkshire County, MA (part) HUD Metro FMR Area | 336,450 | 6.1 |
| Wendell | 1,866 | Franklin County, MA | 246,300 | 9.1 |
| West Springfield | 1,734 | Springfield, MA MSA | 292,000 | 7.1 |
| West Stockbridge | 1,709 | Berkshire County, MA (part) HUD Metro FMR Area | 535,700 | 3.8 |
| Westfield | 1,734 | Springfield, MA MSA | 321,800 | 6.5 |
| Westhampton | 2,004 | Amherst Town-Northampton, MA MSA | 305,700 | 7.9 |
| Whately | 1,866 | Franklin County, MA | 419,050 | 5.3 |
| Wilbraham | 1,734 | Springfield, MA MSA | 429,000 | 4.9 |
| Williamsburg | 2,004 | Amherst Town-Northampton, MA MSA | 393,700 | 6.1 |
| Williamstown | 1,709 | Berkshire County, MA (part) HUD Metro FMR Area | 466,450 | 4.4 |
| Windsor | 1,709 | Berkshire County, MA (part) HUD Metro FMR Area | 289,650 | 7.1 |
| Worthington | 2,004 | Amherst Town-Northampton, MA MSA | 350,300 | 6.9 |
What These Columns Mean
- Town
- Municipality
- HUD 2-Bed Standard $/Mo
- HUD Fair Market Rent, 2-bedroom, FY, voucher standard for the area, not asking rent
- HUD Rent Area
- The FMR is set for this area; neighbouring towns legitimately share one figure
- Median SF Value $
- Median assessed single-family value
- Annual 2-Bed Standard / Value %
- (12 × FMR2br) ÷ median SF value × 100, a screening ratio on the VOUCHER standard, not a market yield
Cite: RE413. “Rent Standard vs Value.” Updated August 5, 2026. https://www.re413.com/pros/investors/, underlying sources at https://www.re413.com/sources/.
Rental Demand Pressure
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HUD CHAS households below 80% of area median income as a share of all households, with the subsidized inventory position. Programme-eligibility measures, not poverty rates.
| Town | Households <80% AMI % | Subsidized Inventory % | Meets 10% Threshold |
|---|---|---|---|
| Adams | 54.7 | 7.54 | no |
| Agawam | 38 | 5.17 | no |
| Alford | 37.1 | 0 | no |
| Amherst | 47.3 | 12.81 | yes |
| Ashfield | 36.2 | 2.38 | no |
| Becket | 40.8 | 0.11 | no |
| Belchertown | 29.2 | 6 | no |
| Bernardston | 41 | 2.31 | no |
| Blandford | 32.1 | 0 | no |
| Brimfield | 36.1 | 3.52 | no |
| Buckland | 42.5 | 0.92 | no |
| Charlemont | 52.8 | 0.52 | no |
| Cheshire | 34.2 | 0 | no |
| Chester | 36 | 0 | no |
| Chesterfield | 28.9 | 1.45 | no |
| Chicopee | 50.2 | 10.46 | yes |
| Clarksburg | 36.4 | 0.68 | no |
| Colrain | 41.2 | 0 | no |
| Conway | 28.8 | 0.13 | no |
| Cummington | 34.5 | 3.27 | no |
| Dalton | 35.9 | 5.62 | no |
| Deerfield | 24.8 | 1.46 | no |
| East Longmeadow | 29.1 | 7 | no |
| Easthampton | 44.5 | 7.19 | no |
| Egremont | 33.3 | 0 | no |
| Erving | 47.1 | 0 | no |
| Florida | 36.9 | 0 | no |
| Gill | 36.5 | 3.66 | no |
| Goshen | 32.3 | 2.26 | no |
| Granby | 30.4 | 3.09 | no |
| Granville | 28.9 | 0 | no |
| Great Barrington | 41 | 11.14 | yes |
| Greenfield | 58.9 | 14.77 | yes |
| Hadley | 25.8 | 11.98 | yes |
| Hampden | 23.9 | 2.99 | no |
| Hancock | 43.3 | 0 | no |
| Hatfield | 34.5 | 2.9 | no |
| Hawley | 38.8 | 0 | no |
| Heath | 35.4 | 0 | no |
| Hinsdale | 50.6 | 0 | no |
| Holland | 34.9 | 0 | no |
| Holyoke | 61.9 | 19.44 | yes |
| Huntington | 38.4 | 3.2 | no |
| Lanesborough | 35 | 1.97 | no |
| Lee | 33.1 | 8.3 | no |
| Lenox | 39.1 | 6.51 | no |
| Leverett | 29.9 | 0.25 | no |
| Leyden | 31 | 0 | no |
| Longmeadow | 20 | 4.86 | no |
| Ludlow | 39.6 | 4.61 | no |
| Middlefield | 32.7 | 0 | no |
| Monroe | 57.1 | 0 | no |
| Monson | 36.6 | 3.4 | no |
| Montague | 47.7 | 9.18 | no |
| Monterey | 27 | 0 | no |
| Montgomery | 19.7 | 0 | no |
| Mount Washington | 29.1 | 0 | no |
| New Ashford | 36.4 | 0 | no |
| New Marlborough | 41.7 | 0 | no |
| New Salem | 42.9 | 0 | no |
| North Adams | 58.6 | 12.24 | yes |
| Northampton | 39.3 | 10.73 | yes |
| Northfield | 29.3 | 2.06 | no |
| Orange | 56.4 | 11.97 | yes |
| Otis | 30.2 | 0 | no |
| Palmer | 41.4 | 4.51 | no |
| Pelham | 32.2 | 1.05 | no |
| Peru | 37.6 | 0 | no |
| Pittsfield | 45 | 8.53 | no |
| Plainfield | 51.1 | 0 | no |
| Richmond | 32.5 | 0.6 | no |
| Rowe | 41.7 | 0 | no |
| Russell | 15 | 0.72 | no |
| Sandisfield | 46.9 | 0 | no |
| Savoy | 54.8 | 0 | no |
| Sheffield | 41.2 | 1.9 | no |
| Shelburne | 35.9 | 4.77 | no |
| Shutesbury | 22.4 | 0.52 | no |
| South Hadley | 32.3 | 5.86 | no |
| Southampton | 28.7 | 2.22 | no |
| Southwick | 32.9 | 3.49 | no |
| Springfield | 61.8 | 16.54 | yes |
| Stockbridge | 38.9 | 11.68 | yes |
| Sunderland | 53 | 10.33 | yes |
| Tolland | 28.3 | 0 | no |
| Tyringham | 22.9 | 0 | no |
| Wales | 27.9 | 2.48 | no |
| Ware | 48.2 | 7.76 | no |
| Warwick | 33.7 | 0 | no |
| Washington | 32.2 | 0 | no |
| Wendell | 48.5 | 1.14 | no |
| West Springfield | 46.5 | 3.52 | no |
| West Stockbridge | 37.1 | 0 | no |
| Westfield | 39.3 | 7.02 | no |
| Westhampton | 30.2 | 2.5 | no |
| Whately | 22.2 | 1.26 | no |
| Wilbraham | 25.4 | 5.62 | no |
| Williamsburg | 29.3 | 5 | no |
| Williamstown | 33.3 | 9.12 | no |
| Windsor | 30.2 | 0 | no |
| Worthington | 28.8 | 3.81 | no |
What These Columns Mean
- Town
- Municipality
- Households <80% AMI %
- Share of households below 80% HUD area median family income (CHAS)
- Subsidized Inventory %
- Ch. 40B Subsidized Housing Inventory share of 2020 year-round units
- Meets 10% Threshold
- At/above the 40B threshold where comprehensive-permit leverage changes
Cite: RE413. “Rental Demand Pressure.” Updated August 5, 2026. https://www.re413.com/pros/investors/, underlying sources at https://www.re413.com/sources/.
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.
| Town | Housing Units 2020 | Vacant % | Seasonal Share of Vacant % | Owner-Occupied % | Median Year Built |
|---|---|---|---|---|---|
| Adams | 4,336 | 11.9 | 7.2 | 64.9 | 1,939 |
| Agawam | 12,361 | 3.7 | 10.5 | 68.2 | 1,965 |
| Alford | 337 | 32.6 | 90.9 | 57.6 | 1,976 |
| Amherst | 10,748 | 9 | 6.6 | 58.1 | 1,968 |
| Ashfield | 880 | 12.4 | 73.4 | 61.1 | 1,972 |
| Becket | 1,687 | 47.2 | 92.6 | 65.4 | 1,976 |
| Belchertown | 6,357 | 4 | 22 | 69.9 | 1,988 |
| Bernardston | 967 | 4.8 | 28.3 | 63.4 | 1,971 |
| Blandford | 576 | 11.3 | 50.8 | 69 | 1,963 |
| Brimfield | 1,672 | 10.5 | 44.9 | 70.2 | 1,983 |
| Buckland | 906 | 9.4 | 37.6 | 59 | 1,945 |
| Charlemont | 644 | 16.8 | 63 | 57.7 | 1,970 |
| Cheshire | 1,539 | 8.5 | 42 | 60.5 | 1,970 |
| Chester | 622 | 14 | 55.2 | 67 | 1,945 |
| Chesterfield | 618 | 13.3 | 80.5 | 62.9 | 1,974 |
| Chicopee | 25,544 | 5.6 | 4.4 | 66.3 | 1,956 |
| Clarksburg | 749 | 7.7 | 22.4 | 64 | 1,952 |
| Colrain | 796 | 14.4 | 54.8 | 58.4 | 1,966 |
| Conway | 825 | 9.2 | 38.2 | 61.8 | 1,979 |
| Cummington | 477 | 16.6 | 62 | 63.3 | 1,969 |
| Dalton | 2,928 | 7.1 | 39.7 | 70.1 | 1,955 |
| Deerfield | 2,292 | 7.4 | 18.2 | 60.8 | 1,971 |
| East Longmeadow | 6,371 | 3.7 | 13.1 | 69.7 | 1,962 |
| Easthampton | 7,849 | 4.2 | 17.8 | 67.4 | 1,970 |
| Egremont | 941 | 32.6 | 79.5 | 60.3 | 1,973 |
| Erving | 703 | 3.8 | 25.9 | 71.9 | 1,952 |
| Florida | 362 | 9.1 | 45.5 | 61 | 1,969 |
| Gill | 700 | 12.9 | 50 | 62.3 | 1,967 |
| Goshen | 593 | 27.3 | 93.2 | 61.2 | 1,969 |
| Granby | 2,498 | 3.9 | 10.3 | 67.9 | 1,966 |
| Granville | 656 | 7.6 | 42 | 67.9 | 1,972 |
| Great Barrington | 3,686 | 17.9 | 57.9 | 61.2 | 1,950 |
| Greenfield | 8,646 | 6.1 | 13 | 67.1 | 1,940 |
| Hadley | 2,336 | 5.3 | 12.1 | 59.1 | 1,971 |
| Hampden | 2,008 | 3.1 | 4.8 | 67.1 | 1,966 |
| Hancock | 998 | 66.6 | 95.5 | 65.7 | 1,970 |
| Hatfield | 1,634 | 4.7 | 17.1 | 60.6 | 1,965 |
| Hawley | 188 | 24.5 | 76.1 | 50.8 | 1,968 |
| Heath | 578 | 47.1 | 96.7 | 57.2 | 1,975 |
| Hinsdale | 1,126 | 22.6 | 78 | 61.7 | 1,968 |
| Holland | 1,405 | 22.1 | 82.6 | 75.3 | 1,968 |
| Holyoke | 16,874 | 8.1 | 3.3 | 70.9 | 1,950 |
| Huntington | 1,030 | 15.6 | 57.8 | 70.6 | 1,969 |
| Lanesborough | 1,489 | 12.6 | 62.8 | 69 | 1,958 |
| Lee | 3,398 | 23.7 | 74.7 | 65.1 | 1,960 |
| Lenox | 3,184 | 23.7 | 71.9 | 59.5 | 1,959 |
| Leverett | 827 | 6.9 | 36.8 | 58.3 | 1,975 |
| Leyden | 340 | 7.9 | 63 | 60.6 | 1,979 |
| Longmeadow | 5,967 | 3.6 | 16.7 | 67 | 1,957 |
| Ludlow | 8,755 | 4 | 10 | 64.1 | 1,964 |
| Middlefield | 215 | 19.1 | 61 | 53.9 | 1,974 |
| Monroe | 80 | 30 | 87.5 | 53.3 | 1,960 |
| Monson | 3,554 | 5.1 | 15.3 | 69.6 | 1,974 |
| Montague | 4,112 | 5.4 | 13.2 | 66.5 | 1,954 |
| Monterey | 883 | 43.5 | 89.6 | 57 | 1,977 |
| Montgomery | 351 | 4 | 7.1 | 63.9 | 1,974 |
| Mount Washington | 173 | 53.8 | 54.8 | 61.8 | 1,972 |
| New Ashford | 126 | 12.7 | 62.5 | 60.9 | 1,976 |
| New Marlborough | 997 | 31.9 | 83.6 | 61.2 | 1,975 |
| New Salem | 460 | 7.2 | 36.4 | 61.8 | 1,979 |
| North Adams | 6,871 | 14.3 | 11.9 | 62.4 | 1,925 |
| Northampton | 13,668 | 6.4 | 14.4 | 63.4 | 1,954 |
| Northfield | 1,407 | 12.9 | 54.4 | 67.1 | 1,956 |
| Orange | 3,544 | 9.3 | 36 | 66.9 | 1,950 |
| Otis | 1,609 | 52 | 91.6 | 63.1 | 1,977 |
| Palmer | 5,854 | 6.9 | 6.4 | 68.8 | 1,960 |
| Pelham | 574 | 5.2 | 13.3 | 55.2 | 1,969 |
| Peru | 416 | 17.3 | 73.6 | 66.6 | 1,979 |
| Pittsfield | 21,738 | 9.3 | 25.2 | 67.5 | 1,950 |
| Plainfield | 335 | 14.9 | 62 | 59.5 | 1,974 |
| Richmond | 885 | 28.2 | 88 | 59.4 | 1,968 |
| Rowe | 245 | 24.9 | 70.5 | 56.2 | 1,960 |
| Russell | 703 | 8 | 21.4 | 68.8 | 1,970 |
| Sandisfield | 659 | 40.5 | 82.8 | 63.9 | 1,980 |
| Savoy | 350 | 16 | 58.9 | 62 | 1,979 |
| Sheffield | 1,766 | 16 | 65.4 | 64.1 | 1,973 |
| Shelburne | 1,001 | 7.6 | 48.7 | 60.3 | 1,952 |
| Shutesbury | 853 | 15.1 | 69.8 | 66.3 | 1,975 |
| South Hadley | 7,439 | 4.9 | 17.7 | 66.4 | 1,956 |
| Southampton | 2,551 | 4.1 | 28.6 | 67.5 | 1,980 |
| Southwick | 4,115 | 7 | 26.6 | 67.1 | 1,970 |
| Springfield | 62,782 | 6.4 | 3.2 | 74.8 | 1,951 |
| Stockbridge | 1,633 | 41.2 | 82.3 | 54.8 | 1,955 |
| Sunderland | 1,771 | 3.8 | 0 | 60.3 | 1,983 |
| Tolland | 501 | 55.9 | 95 | 61.5 | 1,979 |
| Tyringham | 289 | 39.4 | 79.8 | 52.2 | 1,978 |
| Wales | 896 | 15.5 | 65.5 | 65.1 | 1,970 |
| Ware | 4,755 | 9.1 | 18.4 | 66.7 | 1,971 |
| Warwick | 405 | 15.8 | 65.6 | 55.3 | 1,970 |
| Washington | 270 | 20.7 | 66.1 | 62.9 | 1,978 |
| Wendell | 448 | 8.7 | 20.5 | 57.7 | 1,980 |
| West Springfield | 12,885 | 5 | 10.2 | 67.6 | 1,955 |
| West Stockbridge | 852 | 27.5 | 79.9 | 57.3 | 1,975 |
| Westfield | 16,869 | 5.8 | 8.8 | 68 | 1,964 |
| Westhampton | 747 | 11.4 | 78.8 | 65.2 | 1,976 |
| Whately | 727 | 5.6 | 24.4 | 60.2 | 1,976 |
| Wilbraham | 5,712 | 3.5 | 16.8 | 68.7 | 1,964 |
| Williamsburg | 1,196 | 7.3 | 19.5 | 63.4 | 1,953 |
| Williamstown | 3,009 | 16.3 | 52.3 | 57.6 | 1,952 |
| Windsor | 473 | 22.8 | 84.3 | 68 | 1,975 |
| Worthington | 625 | 12.2 | 63.2 | 57.9 | 1,972 |
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/investors/, 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.
| Town | County | Residential Rate /$1,000 | CPA Surcharge % | Median SF Value $ | Tax on Median $/Yr |
|---|---|---|---|---|---|
| Adams | Berkshire County | 15.63 | No record | 246,850 | 3,858 |
| Agawam | Hampden County | 14.1 | 1 | 342,300 | 4,875 |
| Alford | Berkshire County | 4.07 | No record | 1,066,450 | 4,340 |
| Amherst | Hampshire County | 16.91 | 3 | 537,100 | 9,304 |
| Ashfield | Franklin County | 14.23 | No record | 359,500 | 5,116 |
| Becket | Berkshire County | 9.56 | 1.5 | 328,200 | 3,170 |
| Belchertown | Hampshire County | 15.13 | 1.5 | 418,200 | 6,400 |
| Bernardston | Franklin County | 15.2 | No record | 303,300 | 4,610 |
| Blandford | Hampden County | 12.57 | No record | 344,200 | 4,327 |
| Brimfield | Hampden County | 13.38 | No record | 387,900 | 5,190 |
| Buckland | Franklin County | 16.74 | No record | 315,300 | 5,278 |
| Charlemont | Franklin County | 16.81 | No record | 277,400 | 4,663 |
| Cheshire | Berkshire County | 10.58 | No record | 305,000 | 3,227 |
| Chester | Hampden County | 18.06 | No record | 214,100 | 3,867 |
| Chesterfield | Hampshire County | 15.26 | No record | 360,500 | 5,501 |
| Chicopee | Hampden County | 15.24 | No record | 287,000 | 4,374 |
| Clarksburg | Berkshire County | 12.29 | No record | 211,100 | 2,594 |
| Colrain | Franklin County | 17.82 | No record | 245,200 | 4,369 |
| Conway | Franklin County | 14.28 | 3 | 404,800 | 5,911 |
| Cummington | Hampshire County | 12.49 | No record | 330,000 | 4,122 |
| Dalton | Berkshire County | 16.87 | No record | 315,300 | 5,319 |
| Deerfield | Franklin County | 13.45 | 3 | 424,900 | 5,846 |
| East Longmeadow | Hampden County | 19.43 | 1 | 344,200 | 6,735 |
| Easthampton | Hampshire County | 13.29 | 3 | 394,100 | 5,355 |
| Egremont | Berkshire County | 6.58 | No record | 601,400 | 3,957 |
| Erving | Franklin County | 9.58 | No record | 270,500 | 2,591 |
| Florida | Berkshire County | 8.28 | No record | 213,000 | 1,764 |
| Gill | Franklin County | 14.91 | No record | 292,900 | 4,367 |
| Goshen | Hampshire County | 13.5 | 3 | 338,000 | 4,700 |
| Granby | Hampshire County | 14.85 | No record | 382,300 | 5,677 |
| Granville | Hampden County | 14 | 1.5 | 332,400 | 4,702 |
| Great Barrington | Berkshire County | 13.24 | 3 | 518,000 | 7,024 |
| Greenfield | Franklin County | 18.64 | 1 | 264,600 | 4,963 |
| Hadley | Hampshire County | 11.46 | 3 | 458,800 | 5,381 |
| Hampden | Hampden County | 15.78 | 1 | 410,150 | 6,521 |
| Hancock | Berkshire County | 2.18 | No record | 352,600 | 769 |
| Hatfield | Hampshire County | 14.67 | 3 | 416,900 | 6,255 |
| Hawley | Franklin County | 16.2 | No record | 250,300 | 4,055 |
| Heath | Franklin County | 19.39 | No record | 242,950 | 4,711 |
| Hinsdale | Berkshire County | 10.63 | No record | 355,700 | 3,781 |
| Holland | Hampden County | 12.2 | No record | 366,700 | 4,474 |
| Holyoke | Hampden County | 17.43 | 1 | 262,450 | 4,603 |
| Huntington | Hampshire County | 14.77 | No record | 298,300 | 4,406 |
| Lanesborough | Berkshire County | 17.29 | No record | 309,850 | 5,357 |
| Lee | Berkshire County | 11.21 | 1.5 | 371,350 | 4,208 |
| Lenox | Berkshire County | 9.85 | 3 | 543,800 | 5,488 |
| Leverett | Franklin County | 15.7 | 3 | 464,000 | 7,456 |
| Leyden | Franklin County | 14.69 | No record | 283,000 | 4,157 |
| Longmeadow | Hampden County | 19.32 | 1 | 511,700 | 9,966 |
| Ludlow | Hampden County | 16.01 | No record | 332,300 | 5,320 |
| Middlefield | Hampshire County | 16.88 | No record | 234,550 | 3,959 |
| Monroe | Franklin County | 10.13 | No record | 146,400 | 1,483 |
| Monson | Hampden County | 14.3 | 3 | 348,100 | 5,084 |
| Montague | Franklin County | 15.13 | No record | 302,800 | 4,581 |
| Monterey | Berkshire County | 7.22 | No record | 620,850 | 4,483 |
| Montgomery | Hampden County | 11.59 | No record | 325,200 | 3,769 |
| Mount Washington | Berkshire County | 5.97 | No record | 436,000 | 2,603 |
| New Ashford | Berkshire County | 5.66 | No record | 442,500 | 2,505 |
| New Marlborough | Berkshire County | 7.21 | No record | 534,100 | 3,851 |
| New Salem | Franklin County | 13.62 | No record | 350,500 | 4,774 |
| North Adams | Berkshire County | 15.97 | No record | 191,450 | 3,057 |
| Northampton | Hampshire County | 13.67 | 3 | 504,350 | 7,060 |
| Northfield | Franklin County | 13.28 | 0.5 | 302,100 | 4,025 |
| Orange | Franklin County | 16.6 | No record | 279,950 | 4,647 |
| Otis | Berkshire County | 5.96 | No record | 449,300 | 2,678 |
| Palmer | Hampden County | 16.66 | No record | 277,900 | 4,630 |
| Pelham | Hampshire County | 18.79 | 3 | 292,700 | 5,608 |
| Peru | Berkshire County | 16.09 | No record | 267,800 | 4,309 |
| Pittsfield | Berkshire County | 17.5 | 1 | 256,500 | 4,516 |
| Plainfield | Hampshire County | 17.56 | No record | 244,850 | 4,300 |
| Richmond | Berkshire County | 10.25 | No record | 531,400 | 5,447 |
| Rowe | Franklin County | 5.24 | No record | 285,550 | 1,496 |
| Russell | Hampden County | 18.42 | No record | 287,600 | 5,298 |
| Sandisfield | Berkshire County | 7.89 | No record | 407,100 | 3,212 |
| Savoy | Berkshire County | 14.52 | No record | 207,950 | 3,019 |
| Sheffield | Berkshire County | 11.82 | 1 | 396,250 | 4,719 |
| Shelburne | Franklin County | 12.79 | 3 | 364,900 | 4,769 |
| Shutesbury | Franklin County | 16.21 | 1.5 | 385,400 | 6,317 |
| South Hadley | Hampshire County | 13.52 | No record | 366,500 | 4,955 |
| Southampton | Hampshire County | 13.11 | 3 | 448,400 | 6,016 |
| Southwick | Hampden County | 14.42 | 3 | 342,800 | 5,048 |
| Springfield | Hampden County | 15.46 | 1.5 | 267,900 | 4,181 |
| Stockbridge | Berkshire County | 6.79 | 3 | 702,200 | 4,891 |
| Sunderland | Franklin County | 12.44 | 3 | 396,450 | 5,042 |
| Tolland | Hampden County | 7.95 | No record | 326,850 | 2,598 |
| Tyringham | Berkshire County | 6.63 | No record | 563,500 | 3,736 |
| Wales | Hampden County | 14.13 | No record | 298,000 | 4,211 |
| Ware | Hampshire County | 14.49 | No record | 289,600 | 4,196 |
| Warwick | Franklin County | 16.54 | No record | 245,600 | 4,062 |
| Washington | Berkshire County | 13.82 | No record | 336,450 | 4,650 |
| Wendell | Franklin County | 20.5 | No record | 246,300 | 5,049 |
| West Springfield | Hampden County | 14.02 | 1 | 292,000 | 4,121 |
| West Stockbridge | Berkshire County | 10.34 | 2 | 535,700 | 5,629 |
| Westfield | Hampden County | 14.93 | 1 | 321,800 | 4,838 |
| Westhampton | Hampshire County | 20.35 | No record | 305,700 | 6,221 |
| Whately | Franklin County | 13.07 | 3 | 419,050 | 5,602 |
| Wilbraham | Hampden County | 17.45 | 1.5 | 429,000 | 7,572 |
| Williamsburg | Hampshire County | 16.01 | No record | 393,700 | 6,303 |
| Williamstown | Berkshire County | 14.2 | 2 | 466,450 | 6,728 |
| Windsor | Berkshire County | 9.43 | No record | 289,650 | 2,731 |
| Worthington | Hampshire County | 13.93 | No record | 350,300 | 4,880 |
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/investors/, underlying sources at https://www.re413.com/sources/.
The Turnover Clock, How Often Property Changes Hands
Download CSV, same columns, same definitions
Recorded arm's-length deed transfers, 2022–2024 average, against ALL parcels (homes, land, commercial). 'Comes up every ~N years' is steady-state arithmetic (1 ÷ annual share), not a measured hold time. Recent window only: the parcel layer keeps just each parcel's most recent sale, so deep history from this source would be survivorship bias.
| Town | Sales/Yr (2022–2024) | Share of Parcels %/Yr | Comes Up Every ~N Yrs | Median Sale $ (Latest Yr) |
|---|---|---|---|---|
| Adams | 102.3 | 2.8 | 36 | 222,000 |
| Agawam | 325.7 | 2.8 | 36 | 315,000 |
| Alford | 4 | 0.7 | 143 | No record |
| Amherst | 192.7 | 2.6 | 38 | 500,000 |
| Ashfield | 14 | 1 | 100 | 459,000 |
| Becket | 51 | 1.2 | 83 | 347,000 |
| Belchertown | 144.3 | 2.1 | 48 | 450,000 |
| Bernardston | 14 | 1 | 100 | 373,238 |
| Blandford | 13.7 | 1.2 | 83 | 394,500 |
| Brimfield | 40.7 | 1.8 | 56 | 362,500 |
| Buckland | 20.7 | 1.8 | 56 | 430,000 |
| Charlemont | 4 | 0.4 | 250 | 345,000 |
| Cheshire | 36.3 | 2.1 | 48 | 269,000 |
| Chester | 17.3 | 1.5 | 67 | 230,000 |
| Chesterfield | 12 | 1.2 | 83 | 388,752 |
| Chicopee | 527.3 | 2.8 | 36 | 295,000 |
| Clarksburg | 21.3 | 2.5 | 40 | 200,000 |
| Colrain | 16.7 | 1.1 | 91 | 220,000 |
| Conway | 14 | 1 | 100 | 313,000 |
| Cummington | 4.3 | 0.5 | 200 | No record |
| Dalton | 69.7 | 2.5 | 40 | 279,000 |
| Deerfield | 45 | 1.4 | 71 | 427,500 |
| East Longmeadow | 198 | 2.9 | 34 | 385,000 |
| Easthampton | 138 | 2.2 | 45 | 400,000 |
| Egremont | 28.3 | 2.2 | 45 | 887,500 |
| Erving | 16 | 1.7 | 59 | 322,500 |
| Florida | 13.3 | 1.8 | 56 | 312,500 |
| Gill | 13.7 | 1.6 | 63 | 325,000 |
| Goshen | 13 | 1.2 | 83 | 477,500 |
| Granby | 67 | 2 | 50 | 350,000 |
| Granville | 18.3 | 1.8 | 56 | 412,500 |
| Great Barrington | 84 | 2 | 50 | 550,000 |
| Greenfield | 193 | 2.7 | 37 | 305,000 |
| Hadley | 48.7 | 1.6 | 63 | 530,000 |
| Hampden | 55.7 | 2.3 | 43 | 416,000 |
| Hancock | 30 | 3 | 33 | 251,250 |
| Hatfield | 31 | 1.4 | 71 | 412,500 |
| Hawley | 0 | 0 | No record | No record |
| Heath | 4.7 | 0.4 | 250 | 202,450 |
| Hinsdale | 24.7 | 1.6 | 63 | 309,950 |
| Holland | 46.3 | 2 | 50 | 336,000 |
| Holyoke | 305 | 2.9 | 34 | 299,950 |
| Huntington | 24.3 | 1.7 | 59 | 229,000 |
| Lanesborough | 40.3 | 1.9 | 53 | 320,500 |
| Lee | 68.3 | 2.2 | 45 | 416,000 |
| Lenox | 75.7 | 2.5 | 40 | 566,500 |
| Leverett | 18.3 | 1.5 | 67 | 527,500 |
| Leyden | 0 | 0 | No record | No record |
| Longmeadow | 211.3 | 3.6 | 28 | 475,000 |
| Ludlow | 227 | 2.5 | 40 | 320,000 |
| Middlefield | 0 | 0 | No record | No record |
| Monroe | 0 | 0 | No record | No record |
| Monson | 83.7 | 2.1 | 48 | 364,000 |
| Montague | 76 | 1.7 | 59 | 300,000 |
| Monterey | 21.3 | 1.6 | 63 | 565,000 |
| Montgomery | 4 | 0.8 | 125 | No record |
| Mount Washington | 0 | 0 | No record | No record |
| New Ashford | 0 | 0 | No record | No record |
| New Marlborough | 24.3 | 1.3 | 77 | 535,000 |
| New Salem | 8 | 1 | 100 | No record |
| North Adams | 129.7 | 2.4 | 42 | 165,000 |
| Northampton | 263.7 | 2.3 | 43 | 450,000 |
| Northfield | 34.3 | 1.5 | 67 | 341,000 |
| Orange | 106.7 | 2.8 | 36 | 285,500 |
| Otis | 43.3 | 1.4 | 71 | 402,500 |
| Palmer | 140 | 2.4 | 42 | 305,000 |
| Pelham | 0 | 0 | No record | No record |
| Peru | 0 | 0 | No record | No record |
| Pittsfield | 592.7 | 3.2 | 31 | 275,000 |
| Plainfield | 3.3 | 0.5 | 200 | 262,463 |
| Richmond | 20.3 | 1.6 | 63 | 490,000 |
| Rowe | 3.3 | 0.5 | 200 | 285,000 |
| Russell | 19.3 | 2.3 | 43 | 387,000 |
| Sandisfield | 19 | 1.5 | 67 | 386,750 |
| Savoy | 3.7 | 0.6 | 167 | No record |
| Sheffield | 38.3 | 1.3 | 77 | 432,500 |
| Shelburne | 16 | 1.4 | 71 | 387,500 |
| Shutesbury | 23.3 | 1.7 | 59 | 399,000 |
| South Hadley | 195.3 | 2.6 | 38 | 362,000 |
| Southampton | 64.7 | 2.1 | 48 | 429,500 |
| Southwick | 112 | 2.5 | 40 | 375,000 |
| Springfield | 1,585.3 | 3.6 | 28 | 300,000 |
| Stockbridge | 38.7 | 1.9 | 53 | 667,625 |
| Sunderland | 25.3 | 1.7 | 59 | 477,000 |
| Tolland | 16 | 1.4 | 71 | 325,000 |
| Tyringham | 3.7 | 0.6 | 167 | No record |
| Wales | 24 | 2 | 50 | 266,250 |
| Ware | 107.7 | 2.4 | 42 | 300,000 |
| Warwick | 3.7 | 0.5 | 200 | No record |
| Washington | 0 | 0 | No record | No record |
| Wendell | 3.7 | 0.4 | 250 | No record |
| West Springfield | 214.7 | 2.2 | 45 | No record |
| West Stockbridge | 24 | 2.1 | 48 | 375,000 |
| Westfield | 362.7 | 2.6 | 38 | 345,250 |
| Westhampton | 16 | 1.3 | 77 | No record |
| Whately | 13 | 1.1 | 91 | 315,000 |
| Wilbraham | 201.7 | 3.2 | 31 | 435,000 |
| Williamsburg | 20.3 | 1.5 | 67 | 420,000 |
| Williamstown | 79.7 | 2.6 | 38 | 423,000 |
| Windsor | 9.7 | 1.1 | 91 | 449,950 |
| Worthington | 17 | 1.9 | 53 | 382,500 |
What These Columns Mean
- Town
- Municipality
- Sales/Yr (2022–2024)
- Qualifying arm's-length deed transfers per year, window average
- Share of Parcels %/Yr
- Window-average sales ÷ all parcels
- Comes Up Every ~N Yrs
- 1 ÷ annual share, steady-state arithmetic, not a measured wait; null where sales are under one a year
- Median Sale $ (Latest Yr)
- Median qualifying sale in the latest complete year; null under the 10-sale floor
Cite: RE413. “The Turnover Clock, How Often Property Changes Hands.” Updated August 5, 2026. https://www.re413.com/pros/investors/, underlying sources at https://www.re413.com/sources/.
County Economy
County-level unemployment, the finest level this federal series publishes. Unadjusted.
| County | Unemployment | Month |
|---|---|---|
| Berkshire County | 4.1% | 2026-06 |
| Franklin County | 3.9% | 2026-06 |
| Hampden County | 5.1% | 2026-06 |
| Hampshire County | 3.6% | 2026-06 |
Built for These Too
The same 101 towns, cut for a different job.
Sources
- DLS, Census Bureau, HUD, MassGIS, FEMA, MassDOT and BLS, via the town bundles. Every column in the tables above; the glossary defines each and the full catalogue dates each dataset. 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.