Renting · Section 8
Data from November 2026
Renting in Hampshire County, Massachusetts
Hampshire County has a HUD fair market rent of $2,034 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $1,388 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $39.12 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $2,034
- a month, HUD, Fiscal year 2027
- 21% less than in Massachusetts
- Typical rent
- $1,388
- a month, Census, Average 2020–2024
- 21% less than in Massachusetts
- Wage needed
- $39.12
- an hour, 2 bedrooms
- Or $81,360 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 57%
- spend 30% or more of income on rent
- 9% more than in Massachusetts
Only here
Renting in Hampshire County: what sets it apart
What this place has that others do not, from public data, most unusual first.
-
Among the neighboring counties, Berkshire County has the lowest typical rent ($1,097), 21% below the $1,388 in Hampshire County.
Sources: U.S. Census Bureau (Average 2020–2024).
Fair market rent
What HUD sets for each size
Every year HUD (the U.S. Department of Housing and Urban Development) publishes a Fair Market Rent (FMR) for each home size in Hampshire County. It is used to work out how much a Section 8 voucher covers. The table shows what you need to earn to pay it without spending more than 30% of income.
The fair market rent covers rent plus basic utilities, except the phone. HUD generally sets it at the 40th percentile: 4 in 10 standard-quality homes rented recently cost less. 24 CFR §888.113(a)
According to Zillow (ZORI), the typical asking rent in Hampshire County was $2,419 a month in September 2026: 3.3% more than 12 months ago. It is an index of market listings, not a HUD limit. Zillow data
| Size | Fair rent per month | Hourly wage | Income needed per year |
|---|---|---|---|
| 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 |
HUD area: Amherst Town-Northampton, MA MSA. Source: HUD, Fiscal year 2027
By ZIP code
The fair market rent for your ZIP code
HUD also publishes fair market rents by ZIP code (Small Area FMRs) for 38 ZIP codes in Hampshire County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,810 in 01012 to $3,050 in 01003. 18 ZIP codes are above the county's fair market rent ($2,034).
Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses. 24 CFR §982.503(a)(1)
| 01002 | Amherst Town-Northampton, MA | $1,710 | $1,920 | $2,450 | $3,210 | $3,330 |
|---|---|---|---|---|---|---|
| 01002 | Franklin County, MA | $1,710 | $1,920 | $2,450 | $3,210 | $3,330 |
| 01003 | Amherst Town-Northampton, MA | $2,120 | $2,390 | $3,050 | $3,990 | $4,150 |
| 01007 | Amherst Town-Northampton, MA | $1,460 | $1,640 | $2,090 | $2,740 | $2,840 |
| 01012 | Amherst Town-Northampton, MA | $1,250 | $1,430 | $1,810 | $2,260 | $2,440 |
| 01026 | Amherst Town-Northampton, MA | $1,250 | $1,430 | $1,810 | $2,260 | $2,590 |
| 01026 | Berkshire County, MA | $1,250 | $1,430 | $1,810 | $2,260 | $2,590 |
| 01027 | Amherst Town-Northampton, MA | $1,360 | $1,530 | $1,950 | $2,550 | $2,650 |
| 01032 | Amherst Town-Northampton, MA | $1,540 | $1,730 | $2,210 | $2,890 | $3,010 |
| 01033 | Amherst Town-Northampton, MA | $1,440 | $1,620 | $2,060 | $2,660 | $2,780 |
| 01033 | Springfield, MA | $1,440 | $1,620 | $2,060 | $2,660 | $2,780 |
| 01035 | Amherst Town-Northampton, MA | $1,710 | $1,920 | $2,450 | $3,210 | $3,330 |
| 01038 | Amherst Town-Northampton, MA | $1,640 | $1,840 | $2,360 | $3,050 | $3,190 |
| 01039 | Amherst Town-Northampton, MA | $1,780 | $1,990 | $2,550 | $3,290 | $3,450 |
| 01039 | Franklin County, MA | $1,780 | $1,990 | $2,550 | $3,290 | $3,450 |
| 01050 | Amherst Town-Northampton, MA | $1,330 | $1,500 | $1,920 | $2,500 | $2,600 |
| 01050 | Springfield, MA | $1,330 | $1,500 | $1,920 | $2,500 | $2,600 |
| 01053 | Amherst Town-Northampton, MA | $1,760 | $2,010 | $2,550 | $3,190 | $3,440 |
| 01060 | Amherst Town-Northampton, MA | $1,640 | $1,840 | $2,350 | $3,080 | $3,200 |
| 01062 | Amherst Town-Northampton, MA | $1,360 | $1,530 | $1,950 | $2,550 | $2,650 |
| 01063 | Amherst Town-Northampton, MA | $1,640 | $1,840 | $2,350 | $3,080 | $3,200 |
| 01066 | Amherst Town-Northampton, MA | $1,620 | $1,800 | $2,320 | $2,930 | $3,120 |
| 01070 | Amherst Town-Northampton, MA | $1,250 | $1,430 | $1,810 | $2,260 | $2,590 |
| 01070 | Berkshire County, MA | $1,250 | $1,430 | $1,810 | $2,260 | $2,590 |
| 01070 | Franklin County, MA | $1,250 | $1,430 | $1,810 | $2,260 | $2,590 |
| 01073 | Amherst Town-Northampton, MA | $1,280 | $1,440 | $1,830 | $2,340 | $2,460 |
| 01073 | Springfield, MA | $1,280 | $1,440 | $1,830 | $2,340 | $2,460 |
| 01075 | Amherst Town-Northampton, MA | $1,320 | $1,490 | $1,900 | $2,490 | $2,590 |
| 01082 | Amherst Town-Northampton, MA | $1,430 | $1,440 | $1,860 | $2,300 | $2,550 |
| 01082 | Springfield, MA | $1,430 | $1,440 | $1,860 | $2,300 | $2,550 |
| 01082 | Western Worcester County, MA | $1,430 | $1,440 | $1,860 | $2,300 | $2,550 |
| 01082 | Worcester, MA | $1,430 | $1,440 | $1,860 | $2,300 | $2,550 |
| 01084 | Amherst Town-Northampton, MA | $1,250 | $1,430 | $1,810 | $2,260 | $2,440 |
| 01088 | Amherst Town-Northampton, MA | $1,660 | $1,860 | $2,370 | $3,080 | $3,220 |
| 01096 | Amherst Town-Northampton, MA | $1,500 | $1,680 | $2,150 | $2,810 | $2,930 |
| 01096 | Franklin County, MA | $1,500 | $1,680 | $2,150 | $2,810 | $2,930 |
| 01098 | Amherst Town-Northampton, MA | $1,250 | $1,430 | $1,810 | $2,260 | $2,440 |
| 01243 | Amherst Town-Northampton, MA | $1,330 | $1,430 | $1,810 | $2,380 | $2,820 |
- 01002 · Amherst Town-Northampton, MA $2,450$3,210
- 01002 · Franklin County, MA $2,450$3,210
- 01003 · Amherst Town-Northampton, MA $3,050$3,990
- 01007 · Amherst Town-Northampton, MA $2,090$2,740
- 01012 · Amherst Town-Northampton, MA $1,810$2,260
- 01026 · Amherst Town-Northampton, MA $1,810$2,260
- 01026 · Berkshire County, MA $1,810$2,260
- 01027 · Amherst Town-Northampton, MA $1,950$2,550
- 01032 · Amherst Town-Northampton, MA $2,210$2,890
- 01033 · Amherst Town-Northampton, MA $2,060$2,660
- 01033 · Springfield, MA $2,060$2,660
- 01035 · Amherst Town-Northampton, MA $2,450$3,210
- 01038 · Amherst Town-Northampton, MA $2,360$3,050
- 01039 · Amherst Town-Northampton, MA $2,550$3,290
- 01039 · Franklin County, MA $2,550$3,290
- 01050 · Amherst Town-Northampton, MA $1,920$2,500
- 01050 · Springfield, MA $1,920$2,500
- 01053 · Amherst Town-Northampton, MA $2,550$3,190
- 01060 · Amherst Town-Northampton, MA $2,350$3,080
- 01062 · Amherst Town-Northampton, MA $1,950$2,550
- 01063 · Amherst Town-Northampton, MA $2,350$3,080
- 01066 · Amherst Town-Northampton, MA $2,320$2,930
- 01070 · Amherst Town-Northampton, MA $1,810$2,260
- 01070 · Berkshire County, MA $1,810$2,260
- 01070 · Franklin County, MA $1,810$2,260
- 01073 · Amherst Town-Northampton, MA $1,830$2,340
- 01073 · Springfield, MA $1,830$2,340
- 01075 · Amherst Town-Northampton, MA $1,900$2,490
- 01082 · Amherst Town-Northampton, MA $1,860$2,300
- 01082 · Springfield, MA $1,860$2,300
- 01082 · Western Worcester County, MA $1,860$2,300
- 01082 · Worcester, MA $1,860$2,300
- 01084 · Amherst Town-Northampton, MA $1,810$2,260
- 01088 · Amherst Town-Northampton, MA $2,370$3,080
- 01096 · Amherst Town-Northampton, MA $2,150$2,810
- 01096 · Franklin County, MA $2,150$2,810
- 01098 · Amherst Town-Northampton, MA $1,810$2,260
- 01243 · Amherst Town-Northampton, MA $1,810$2,380
Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) (external site)
Rent burden
How many households spend too much
HUD counts rent as a burden when it reaches 30% of income or more. In Hampshire County, 57% of renter households are in that position; in Massachusetts, 52%, and nationwide, 51% (Average 2020–2024, Census).
Paying too much rent leaves little for food, transportation and savings. If that is you, the agencies below can guide you for free.
57%
of renter households spend 30% or more of their income on rent.
19,998 households rent in Hampshire County
- Spend half or more of their income 28%
- Spend 30% or more, but less than half 28%
- Spend less than 30% 43%
Compared with the state and the country
- Hampshire 57%
- Massachusetts 52%
- United States 51%
Low-income apartments
Low-income apartments in Hampshire County
HUD lists 39 properties with homes for low-income households in Hampshire County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. They run from the most low-income homes to the fewest.
- with tax credits (LIHTC)
- 24
- HUD-assisted
- 13
- public housing
- 2
2,581 homes in all; 1,751 of them low-income, according to HUD.
- Country Lane Estates Tax credit (LIHTC) 491 Bridge Rd, Florence 252 homes, 222 low-income · 1 bd: 90 · 2 bd: 127 · 3 bd: 25 · 4 bd: 10 · In service since 2005 · For families
- Village Park HUD-assisted 1 Village Park Rd, Amherst 01002 200 homes, 167 low-income · For families
- Joseph H Mcdonald Hse Public housing 49 Old South St, Northampton 01060 110 homes, 109 low-income · Run by Northampton Housing Authority · Average payment: $500 a month · Average wait: 1 month · (413) 584-4030
- Clark House HUD-assisted 22 Lessey St, Amherst 01002 100 low-income homes · For families · (413) 256-0141
- ST Michaels House HUD-assisted 40 Stoddard St, Northampton 01060 86 homes, 85 low-income · For older adults
- Christopher Heights of Northampton Tax credit (LIHTC) 50 Village Hill Rd, Northampton 83 low-income homes · Studio: 69 · 1 bd: 14 · In service since 2015 · For older adults
- Windfield Senior Estates Tax credit (LIHTC) 30 Greenleaves Dr, Hadley 80 low-income homes · 1 bd: 80 · In service since 2000 · For older adults
- Mill Valley Estates Tax credit (LIHTC) 340 Riverglade Dr, Amherst 148 homes, 74 low-income · In service since 1989
- Lumber Yard Tax credit (LIHTC) 256 Pleasant St, Northampton 74 homes, 66 low-income · 1 bd: 30 · 2 bd: 44 · In service since 2019 · For families
- Cottage Square Tax credit (LIHTC) 15 Cottage St, Easthampton 63 low-income homes · 1 bd: 8 · 2 bd: 46 · 3 bd: 9 · In service since 2015 · For families
- Mill Hollow Apartments HUD-assisted 133 Jabish St, Belchertown 01007 60 low-income homes · For older adults
- Treehouse at Easthampton Meadow Tax credit (LIHTC) 1 Treehouse Cir, Easthampton 60 homes, 54 low-income · 1 bd: 48 · 3 bd: 4 · 4 bd: 8 · In service since 2006 · For older adults, families
- Cottage Square Tax credit (LIHTC) 15 Cottage St, Easthampton 50 low-income homes · 1 bd: 11 · 2 bd: 30 · 3 bd: 9 · In service since 2015 · For families
- South Hadley Supportive HSG HUD-assisted 93 Canal St, South Hadley 01075 44 low-income homes · For older adults
- College Highway Apts HUD-assisted 391 Main St, Easthampton 01027 40 low-income homes · For people with disabilities
- Orchard View HUD-assisted 108 Everett St, Easthampton 01027 40 low-income homes · For older adults
- Southampton HSG for Elderly HUD-assisted 128 College Hwy, Southampton 01073 40 low-income homes · For older adults · (413) 527-9855
- Parsons Village Tax credit (LIHTC) 71 Parsons Street (formerly Called 69 Parsons), Easthampton 38 low-income homes · Studio: 4 · 1 bd: 8 · 2 bd: 18 · 3 bd: 8 · In service since 2015 · For families
- Windfield Family Apts Tax credit (LIHTC) 36 Greenleaves Dr, Hadley 80 homes, 33 low-income · 1 bd: 8 · 2 bd: 24 · 3 bd: 48 · In service since 2002
- Village at Hospital Hill Phase II Tax credit (LIHTC) Musante DR, Northampton 40 homes, 32 low-income · 1 bd: 19 · 2 bd: 19 · 3 bd: 2 · In service since 2009 · For people with disabilities, families, people experiencing homelessness
- Church Street School Senior Housing Tax credit (LIHTC) 68 Church St, Ware 29 low-income homes · Studio: 3 · 1 bd: 25 · 2 bd: 1 · In service since 2008 · For older adults, people with disabilities, people experiencing homelessness
- Parsons Village Tax credit (LIHTC) 71 Parsons St, Easthampton 27 low-income homes · 1 bd: 2 · 2 bd: 17 · 3 bd: 8 · In service since 2015 · For families
- Village at Hospital Hill Phase I Tax credit (LIHTC) 51 Village Hill Rd, Northampton 33 homes, 26 low-income · 1 bd: 16 · 2 bd: 16 · 3 bd: 1 · In service since 2006 · For families
- Butternut Farm & Amherst Tax credit (LIHTC) 12 Longmeadow Dr, Amherst 26 low-income homes · 1 bd: 3 · 2 bd: 14 · 3 bd: 9 · In service since 2011 · For people with disabilities, families, people experiencing homelessness
- BC Noth Square Tax credit (LIHTC) 85 Cowls Rd, Amherst 27 homes, 22 low-income · 1 bd: 22 · 2 bd: 5 · In service since 2020 · For families
- Maples HUD-assisted 48 Old North Rd, Worthington 01098 22 low-income homes · For older adults
- Nash Hill Place Tax credit (LIHTC) 7 Nash Hill Pl, Williamsburg 28 homes, 21 low-income · 1 bd: 28 · In service since 1991
- Hampton Court Tax credit (LIHTC) 30 Hampton Ave, Northampton 77 homes, 20 low-income · In service since 1989
- Pomeroy Lane Tax credit (LIHTC) 34 Pomeroy Ln, Amherst 25 homes, 18 low-income · 1 bd: 4 · 2 bd: 11 · 3 bd: 9 · 4 bd: 1 · In service since 1993
- New South Street Apts Tax credit (LIHTC) 22 New South St, Northampton 18 low-income homes · Studio: 6 · 1 bd: 6 · 3 bd: 6 · In service since 1996
- Watson Farms Public housing 693 Main St, Amherst 01002 15 low-income homes · Run by Amherst Housing Authority · Average payment: $632 a month · (413) 256-0206
- Meadowbrook Estates HUD-assisted 491 Bridge Rd, Florence 01062 243 homes, 9 low-income · (413) 584-7590
- Sergeant House HUD-assisted 82 Bridge St, Northampton 01060 24 homes, 8 low-income · For older adults
- North Commons At Village Hill HUD-assisted 35 Village Hill Rd, Northampton 01060 53 homes, 4 low-income · (413) 568-7444
- Ephraim Cushman Homestead Tax credit (LIHTC) 99 Bridge St, Amherst 4 low-income homes · In service since 1988
- Village Hill Road HUD-assisted 35 Village Hill Rd, Northampton 01060 10 homes, 2 low-income · (413) 586-5065
- Highland Village Apts Tax credit (LIHTC) 27 Boulder Dr, Ware 110 homes · 1 bd: 50 · 2 bd: 50 · 3 bd: 10 · In service since 2002
- Hillside Village Assoc Tax credit (LIHTC) 17 Convent Hill Rd, Ware 80 homes · 1 bd: 10 · 2 bd: 46 · 3 bd: 24 · In service since 2004 · For families
- Olympia Amherst LP Tax credit (LIHTC) 85 Olympia Dr, Amherst 42 homes
Source: HUD, retrieved November 6, 2026. LIHTC database, updated May 14, 2025; Assisted multifamily properties, updated October 23, 2026; Public housing developments, updated October 23, 2026.
Section 8
The Section 8 voucher in Hampshire County
The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. Your public housing agency runs it. 3 agencies serve in Hampshire County. Here is what the rules say:
The rules, with their source
-
You apply at the public housing agency. If you qualify, your name usually goes on a waiting list. Applicants must be U.S. citizens or noncitizens with eligible status as HUD defines it. Source: HUD
-
Generally, your family must have very low income: no more than 50% of the area median income, by family size (the middle column of the table). Source: 24 CFR §5.603, §982.201(b)
-
Each year, at least 75% of the families an agency admits from its list must have extremely low income (the 30% column). Source: 24 CFR §982.201(b)(2)
-
If the rent is below the payment standard, the family generally pays 30% of its adjusted monthly income. If it is above, the family pays more. Source: 24 CFR §982.1(a)(3)
-
When you move in, if the rent is above the payment standard, your share cannot go over 40% of your adjusted monthly income. Source: 24 CFR §982.508
-
Each agency sets a payment standard for each size. Without asking HUD, it can go from 90% to 110% of the fair market rent. Source: 24 CFR §982.503(b), (c)
| People | Extremely low (30%) | Very low (50%) | Low |
|---|---|---|---|
| 1 person | $27,650 | $46,000 | $73,650 |
| 2 people | $31,600 | $52,550 | $84,200 |
| 3 people | $35,550 | $59,200 | $94,700 |
| 4 people | $39,450 | $65,750 | $105,200 |
| 5 people | $42,650 | $71,050 | $113,650 |
| 6 people | $45,800 | $76,300 | $122,050 |
| 7 people | $50,040 | $81,550 | $130,450 |
| 8 people | $55,720 | $86,800 | $138,900 |
Area median income: $124,400. HUD income limits by family size, Fiscal year 2026. Area: Amherst Town-Northampton, MA MSA. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $1,274 – $1,558
- 1 bedroom $1,434 – $1,752
- 2 bedrooms $1,831 – $2,237
- 3 bedrooms $2,397 – $2,929
- 4 bedrooms $2,491 – $3,045
The range the rule allows: 90% to 110% of the county's fair market rent. Your agency publishes its own.
Housing agencies that serve this place
- Northampton Housing Authority Public housing and Section 8 vouchers · 867 vouchers · 109 public housing units (413) 584-4030 Northampton Housing Authority: cao@northamptonhousing.org
- Amherst Housing Authority Public housing and Section 8 vouchers · 444 vouchers · 15 public housing units (413) 256-0206 Amherst Housing Authority: progers@amhersthousingauthority.org
- Hanssen Section 8 vouchers · 103 vouchers (413) 967-4477 Hanssen: lhanssen@warehousingauthority.org
Housing agencies in Massachusetts Source: HUD, Retrieved November 6, 2026
Your rights as a tenant in Massachusetts
What Massachusetts law says about deposits, notices and eviction, with the citation for each rule.
See your rights, rule by ruleCompare these rules with other states →
A summary of state law, not legal advice. Cities may have additional rules.
- How much can they charge for a deposit?
- Up to 1 month of rent
- M.G.L. c. 186, §15B(1)(b)
- When must they return my deposit?
- 30 days
- M.G.L. c. 186, §15B(4)
- If I fall behind on rent, what notice must I get?
- 14 days
- M.G.L. c. 186, §11
- How much notice ends a month-to-month rental?
- 30 days
- M.G.L. c. 186, §12
- Only a court order can remove youM.G.L. c. 186, §15F
- Protection from retaliationM.G.L. c. 186, §18
- Repair and deduct from the rentM.G.L. c. 111, §127L
Help
Where to get help with rent in Hampshire County
This HUD-approved agency has an office in Hampshire County. They counsel for free or at low cost.
-
Valley Community Development Corporation
256 Pleasant St Ste A, Northampton
- Mortgage delinquency and default
- Budget and financial counseling
- and 4 more
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Hampshire County. Change the rent, the deposit and the fees to yours: the numbers stay in your browser.
Count power on top of the rent: in Massachusetts, the average home bill was $167 a month in 2024 (EIA). See electricity and gas costs
Your move
We use the place's fair market rent and the state's deposit rule.
Adjust advanced details
Let's do the math
Cash to move in
$4,068
What you need before you get the keys.
What adds up
- First month
- $2,034
- Security deposit
- $2,034
- Total
- $4,068
When you'll have it
Enter what you can set aside each month to see how long it takes.
What helps
- Ask for a receipt for every payment and keep a copy of the lease.
- On move-in day, walk through the home and take dated photos.
- Never send money for a home you haven't seen or a lease you haven't read.
This is a planning estimate, not a price. What you are asked for depends on the landlord, your lease and your state's and city's rules. It is not legal advice.
Frequently asked questions
What is the fair market rent in Hampshire County?
According to HUD (Fiscal year 2027): Studio: $1,416; 1 bedroom: $1,593; 2 bedrooms: $2,034; 3 bedrooms: $2,663; 4 bedrooms: $2,768. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Hampshire County?
Paying the 2-bedroom fair market rent ($2,034) without spending more than 30% of income takes $39.12 an hour full time, or $81,360 a year.
Who qualifies for Section 8 in Hampshire County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $65,750 a year (Fiscal year 2026). The family usually pays 30% of its adjusted monthly income. You apply at the housing agency.
How much does Section 8 pay in Hampshire County?
The voucher pays up to your housing agency's payment standard, minus your share. The rule lets the agency set it between 90% and 110% of the fair market rent: for 2 bedrooms here, between $1,831 and $2,237 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Hampshire County?
For 2 bedrooms they run from $1,810 in 01012 to $3,050 in 01003. Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses.
How many low-income apartments are there in Hampshire County?
HUD lists 39 properties with homes for low-income households in Hampshire County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. They run from the most low-income homes to the fewest. For tax-credit apartments and HUD-assisted buildings, you apply directly at the building's management office. They tell you whether units are open and how to apply; HUD does not have that information.
How many households spend too much on rent in Hampshire County?
HUD counts rent as a burden when it reaches 30% of income or more. In Hampshire County, 57% of renter households are in that position; in Massachusetts, 52%, and nationwide, 51% (Average 2020–2024, Census).