Granby

$5,677/year in property tax on the median home

At $14.85 per $1,000 of assessed value (fiscal 2026). The tax rate year by year, with the bill history and every town in the county, is on its own page. The full worked figure, mortgage at this week's rate, heating, the lot, is on the cost page, and the calculator takes any price.

Most homes here heat with heating oil. A gas main serves at least part of the town. This week's prices and the season maths are on the heating page.

3,351 parcels; the median single-family home here was built in 1966, surviving stock, not construction history.2,498 housing units at the 2020 count (2,295 in 2000). 67.9% of occupied homes are owner-occupied.

86.1% of homes here are single-family detached houses, and 7.6% of the housing stock predates 1940 while 4% went up in 2010 or later. Survey shares (2023), not counts.

3.9% of Homes Vacant at the Last Count

About 1 in 26 homes here stood empty at the April 2020 count, and 10.3% of those are seasonal or vacation homes.

≈67 sales a year

About 1 in 50 properties here changes hands in a year (2022–2024 average of recorded arm's-length deeds), at that pace, a property comes up roughly every 50 years. Steady-state arithmetic, not a measured wait, and the count includes land and commercial parcels. The latest complete year's median sale: $350,000 (2024).

Reported construction value in 2025: $3,060K (permit filings, nominal dollars).

9 new homes were permitted in 2025 (the Bureau's estimate; the town filed no monthly reports that year). County-wide, house prices moved up 6.04% in 2025 (Hampshire County index, a county figure, not this town's).

Schools Through Grade 12

Students here are covered from the early grades through high school by Granby (PK–12).

The district spends $19,616 per student. That is total spending per pupil, an input the state publishes, not a rating or a ranking of the schools.

4 school buildings stand in town. Which building a child attends is set by the district, not by the address alone.

• Children First School · PK · private
• East Meadow School · PK, K, 01, 02, 03, 04, 05, 06 · public elementary
• Granby Jr.-Sr. High School · 07, 08, 09, 10, 11, 12 · public secondary
• The MacDuffie School · 06, 07, 08, 09, 10, 11, 12 · private

Cable Internet: Comcast

Cable internet serves this town. Franchise areas can stop at village edges, so confirm service at the specific address, not the town line.

Public water exists here: BACHELOR KNOLLS, THE MACDUFFIE SCHOOL, GRANBY HOUSING AUTHORITY and 3 more, service areas have edges, so a specific address may still be on a well. Municipal sewer exists (GRANBY SEWER); beyond its edge, homes are on septic. One privately run treatment works serves a site here (Granby Heights Condos), which is neither town sewer nor a septic tank. Bedrock well yield potential in town is rated "average specific yield".

No Mapped Flood Zones

This town's federal flood map shows no special flood hazard areas. That speaks to mapped risk only, heavy rain does not read maps.

9 dams in town. 1 reported release site appear in the state's cleanup registry. Address-level detail, this parcel, this street, is on the address check.

6.4% of working residents work right here in town. The rest most often head to Springfield, Chicopee, South hadley. The town itself hosts 916 jobs.

Where people here work: living near South Hadley (230 already commute, 8 min), living near Belchertown (58 already commute, 14 min), living near Holyoke (182 already commute, 15 min), living near Ludlow (74 already commute, 17 min), living near Amherst (228 already commute, 20 min), living near Chicopee (307 already commute, 22 min), living near Springfield (458 already commute, 28 min).

The average commute from here runs 23.5 minutes one way (working residents who leave home for work, 2023 5-year estimate). Walkability, where people live, scores 5.4 out of 20 on the EPA's index (least walkable).

PVTA runs fixed-route buses here: 9 stops in town, on 2 routes. 38NS · Mount Holyoke / UMass - No School; B49 · Holyoke-Ware.

$2,004/Month: HUD's Two-Bedroom Standard

HUD's fair-rent standard for a two-bedroom here is $2,004 a month, the figure housing vouchers are built on for the Amherst Town-Northampton, MA MSA, not what landlords ask. It assumes rent plus most utilities, so it is not comparable to an advertised rent that excludes heat.

30.4% of households here fall below 80% of the area's median family income, the federal housing-programme measure of need, not a poverty rate. 3.09% of the town's year-round homes count toward the state's subsidized-housing inventory (the state threshold where override rules change is 10%).

100% of renters here spend a third or more of their income on housing (32.7% spend half or more); for owners it is 18.3%. The federal "cost-burdened" line is 30% of income; these are 5-year survey estimates (2023), not a headcount.

Winters average 26.4°F, summers 68.5°F, and about 48″ of snow a year

Thirty-year normals (1991–2020), not this year's weather. The year averages 47.7°F with 50.27″ of precipitation. Readings come from the nearest long-record weather station to each measure, so a hilltown reading a valley station will see less snow here than falls on its own ridges.

Population is up 44.8% since 1960. Between 1971 and 1999, about 982 acres were developed. About 37.4% of adults here hold a bachelor's degree or higher (2023 survey). The deep story, the town's oldest surviving houses and what they're built in, is in the Old House Atlas.