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City · 38,182 residents · Hampshire County, Massachusetts

Amherst Town , Massachusetts

In Amherst Town, a typical home is worth $484,900 and typical rent is $1,671 a month. Compared with all of Hampshire County, the typical home value is 24% higher, typical household income is 23% lower, and the share of households that own their home is 24 points lower.

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  • Typical home value

    $484,900

    24% above the county

    14% below Massachusetts

    • Amherst Town
    • Hampshire
    • Massachusetts

  • Typical rent

    $1,671a month

    20% above the county

    5% below Massachusetts

    • Amherst Town
    • Hampshire
    • Massachusetts

  • Typical household income

    $66,968a year

    23% below the county

    36% below Massachusetts

    • Amherst Town
    • Hampshire
    • Massachusetts

  • Households that own their home

    44%

    24 points below the county

    18 points below Massachusetts

    • Amherst Town
    • Hampshire
    • Massachusetts

Source: U.S. Census Bureau, Average 2020–2024

Amherst Town is in Hampshire County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Hampshire County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Amherst Town apart

What this place has that others do not, from public data, most unusual first.

  1. 44% of households in Amherst Town own their home, against 68% in Hampshire County.

  2. Nearby, in Ware, the typical home value is $253,400: 48% less than in Amherst Town ($484,900).

  3. Nearby, in Holyoke, the typical rent is $1,021: 39% less than in Amherst Town ($1,671).

  4. The typical home in Amherst Town is worth $484,900, 24% more than in Hampshire County as a whole ($390,300).

  5. The typical household income in Amherst Town is $66,968, 23% less than in Hampshire County as a whole ($87,001).

  6. The typical rent in Amherst Town is $1,671 a month, 20% more than in Hampshire County as a whole ($1,388).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Amherst Town

What homes there are in Amherst Town, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

Homes in Amherst Town are varied: detached houses are the largest group, at 42%, against 59% in Hampshire County.

Year built

Homes in Amherst Town are newer: the typical year built is 1975; in Hampshire County, 1969.

Homes in Amherst Town are smaller: 50% have 3 bedrooms or more; in Hampshire County, 57%.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$2,783 a month

Hampshire County: $2,256 a month

Without a mortgage

$1,275 a month

Hampshire County: $925 a month

Owners with a mortgage

54%

Hampshire County: 60%

In Amherst Town, 54% of owners have a mortgage, and their typical cost is $2,783 a month, against $2,256 in Hampshire County. Without one it drops to $1,275.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

The boundaries of Amherst Town changed since 2015–2019, so the Census does not compare its figures from then and now. In Hampshire County, the typical home value rose 38%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureAmherst TownHampshire CountyMassachusettsUnited States
Rental vacancy 8.2%6.5%3.5%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate0.6%0.9%
More than one person per room Unreliable estimate1.1%2.3%3.4%
People per household 2.212.242.442.53
Drive alone 41%65%61%69%
Carpool 6%5%7%9%
Public transit 8%3%7%3%
Walk or bike 23%8%5%3%
Work from home 21%18%19%15%
Other means Unreliable estimate1%2%2%
Typical commute 10 to 19 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

There is more rental housing open in Amherst Town: 8.2% is empty and offered for rent, against 6.5% in Hampshire County.

By size, households in Amherst Town look like those in Hampshire County: 2.21 people on average.

In Amherst Town, 23% of workers walk or bike to work; in Hampshire County, 8%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Amherst Town?

A typical home costs more than the typical income allows

We start with a typical home in Amherst Town, worth $484,900, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 78% of the typical household income in Amherst Town, which is $66,968 a year. For that payment to be 28% of income, a household would need to earn about $187,426 a year.

The calculator's FHA and conventional loan limits are those of all of Hampshire County.

Your numbers

Local data
$

Starts at the typical home value in Amherst Town. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $16,972 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$4,373

at 7.18% · 30 years

Loan amount
$476,117
Total interest
$685,020
Paid off in
November 2056

Includes $8,189 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,563 a month

  • Tight

    $1,563 to $2,009 a month

  • Hard

    more than $2,009 a month

    Your payment · 78%

Compared with the typical household income in Amherst Town ($66,968 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$4,373
Principal & interest$3,225
Property tax$731
Home insurance$202
FHA mortgage insurance (MIP)$214

You need at least $16,972 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Amherst Town and Hampshire County

Amherst Town is in Hampshire County, Massachusetts. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Amherst Town's own numbers

Typical home value
$484,900
Typical monthly rent
$1,671
Typical yearly household income
$66,968
Households that own their home
44%
Effective property tax rate
1.81%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Hampshire County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$2,034
Price change over 5 years (FHFA)
+52%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Hampshire County.

Everything about Hampshire County

Buying

Buying a home in Amherst Town

A typical home in Amherst Town is worth $484,900: 24% above the county and 14% below Massachusetts. With the typical household income in Amherst Town ($66,968 a year), a typical home costs 7.2 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Amherst Town 7.2 years
  • Hampshire 4.5 years
  • Massachusetts 5.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Hampshire County

According to FHFA’s house price index, home prices in Hampshire County rose 78% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Hampshire County.

Period County Massachusetts U.S.
Last year (2025) +6.0% +3.7% +2.9%
5 years (2020–2025) +52% +49% +47%
10 years (2015–2025) +78% +87% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Amherst Town next to Hampshire County, Massachusetts and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Amherst Town $484,900
  • Hampshire $390,300
  • Massachusetts $562,100
  • United States $332,700
Typical monthly rent
  • Amherst Town $1,671
  • Hampshire $1,388
  • Massachusetts $1,762
  • United States $1,413
Typical yearly household income
  • Amherst Town $66,968
  • Hampshire $87,001
  • Massachusetts $103,960
  • United States $80,734
See the full table
Amherst Town next to Hampshire County and Massachusetts
Measure Amherst Town Hampshire County Massachusetts U.S.
Typical home value $484,900 $390,300 $562,100 $332,700
Typical monthly rent $1,671 $1,388 $1,762 $1,413
Typical yearly household income $66,968 $87,001 $103,960 $80,734
Households that own their home 44% 68% 63% 65%
Typical yearly property tax $8,787 $5,589 $5,992 $3,119
Effective property tax rate 1.81% 1.43% 1.07% 0.94%
Renters with high rent for their income 68% 57% 52% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Hampshire County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Amherst Town

For a typical $484,900 home in Amherst Town, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Amherst Town's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $4,373a month

    Least cash to close
    Down payment
    $16,972
    Cash to close
    $31,519
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $214

  • Conventional, 5% down $4,284a month

    Down payment
    $24,245
    Cash to close
    $38,792
    Rate
    7.18%
    Mortgage insurance
    PMI · $230

  • Conventional, 20% down, no PMI $3,561a month

    Down payment
    $96,980
    Cash to close
    $111,527
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $4,010a month

    Down payment
    $72,735
    Cash to close
    $87,282
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Amherst Town and for Hampshire County.

Property tax

Effective rate in Amherst Town

1.81%of the home’s value each year

$8,787 a year for the typical owner in Amherst Town.

  • Amherst Town 1.81%
  • Hampshire 1.43%
  • Massachusetts 1.07%

What Massachusetts publishes Local senior exemption (clause 41C) (Massachusetts General Court (General Laws))

Exemptions and deadlines in Massachusetts

Flood risk in Hampshire County

FEMA does not publish these numbers by city: they are for all of Hampshire County.

FEMA’s maps count no homes in the high-risk zone in Hampshire County. That does not mean it cannot flood: check your address.

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Amherst Town

Typical rent in Amherst Town is $1,671 a month: 20% above the county. In Amherst Town, 68% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Hampshire County, by unit size. To pay the 2-bedroom one ($2,034 a month) without spending more than 30% of your income, you would need to earn $39.12 an hour working full time.

HUD fair market rent for all of Hampshire County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,416 $27.23 $56,640
1 bedroom $1,593 $30.63 $63,720
2 bedrooms $2,034 $39.12 $81,360
3 bedrooms $2,663 $51.21 $106,520
4 bedrooms $2,768 $53.23 $110,720

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Amherst Town

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Amherst Town has 2 ZIP codes with their own.

For 2 bedrooms it runs from $2,450 in 01002 to $3,050 in 01003.

2 of the 2 are above the fair market rent for Hampshire County ($2,034).

  • 01002 $2,450$3,210
  • 01003 $3,050$3,990

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Amherst Town when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Free help

Help to buy or rent in Amherst Town

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There is 1 HUD-approved agency with an office in Hampshire County; none says it serves in Spanish.

Two women and a girl laugh together at the bus stop.

HUD counseling is free or low-cost

Assistance programs in Amherst Town

No down payment, repair or rent-help program on our list is for Amherst Town or Hampshire County. The ones below are statewide in Massachusetts: they work in Amherst Town the same as in the rest of the state.

Which programs do I qualify for? All programs in Massachusetts

  • MassHousing Down Payment Assistance

    Statewide in Massachusetts

    Massachusetts state agency second mortgage for the down payment: up to $30,000 at 0% and deferred, or up to $25,000 at 2% or 3% over 15 years, for first-time buyers with eligible income. Offered by MassHousing.

    DeferredRepayable

    See the program Official page

Housing counselors near Amherst Town

The HUD-approved agencies closest to the center of Amherst Town, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Valley Community Development Corporation

    256 Pleasant St Ste A, Northampton · 7 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    413-586-5855x180

  • Holyoke Housing Authority

    475 Maple St, Holyoke · 13 miles away · Spanish

    • Pre-purchase counseling
    • Homebuyer education workshops
    (413) 539-2202

  • Franklin County Regional Housing and Redevelopment Authority

    241 Millers Falls Rd, Turners Falls · 16 miles away

    • Mortgage delinquency and default
    • Home improvement and repairs
    • and 5 more
    (413) 863-9781

Every agency in Hampshire County All counseling agencies in Massachusetts

Help in Spanish near Amherst Town

1 of the 3 agencies on this list says it serves in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Amherst Town

In HUD’s record, no housing authority with an office in Hampshire County is named for Amherst Town or Hampshire County.

3 other authorities have an office in Hampshire County: see the list Source: HUD

Cities

Other cities in Hampshire County

These cities are also in Hampshire County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Hampshire County Housing in Massachusetts

Nearby cities

The cities closest to Amherst Town, with the typical home value.

Neighboring counties

If Hampshire County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Amherst Town.

All guides
Three generations of a family gather on the porch of their home.

Questions

Housing questions about Amherst Town

Short answers with the numbers for Amherst Town and all of Hampshire County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Amherst Town?

The typical home value in Amherst Town is $484,900, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Hampshire County it is $390,300.

How much does it cost to rent in Amherst Town?

Typical rent in Amherst Town is $1,671 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Hampshire County is $2,034.

What is the FHA loan limit in Amherst Town?

Amherst Town uses the FHA limit for all of Hampshire County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Amherst Town?

The typical homeowner in Amherst Town pays $8,787 a year, according to the U.S. Census Bureau. That is 1.81% of the home’s value; in Hampshire County, the rate is 1.43%.

Where can I find free help to buy or rent in Amherst Town?

There is 1 HUD-approved counseling agency with an office in Hampshire County. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).