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City · 37,813 residents · Hampden County, Massachusetts

Holyoke , Massachusetts

In Holyoke, a typical home is worth $274,100 and typical rent is $1,021 a month. Compared with all of Hampden County, typical household income is 25% lower, typical rent is 10% lower, and the share of households that own their home is 21 points lower.

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  • Typical home value

    $274,100

    8% below the county

    51% below Massachusetts

    • Holyoke
    • Hampden
    • Massachusetts

  • Typical rent

    $1,021a month

    10% below the county

    42% below Massachusetts

    • Holyoke
    • Hampden
    • Massachusetts

  • Typical household income

    $53,605a year

    25% below the county

    48% below Massachusetts

    • Holyoke
    • Hampden
    • Massachusetts

  • Households that own their home

    41%

    21 points below the county

    21 points below Massachusetts

    • Holyoke
    • Hampden
    • Massachusetts

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

Market now, with Zillow data

Zillow data
Typical home value
$330,652
4.3% more than 12 months ago
Typical rent
$1,663 a month
2.5% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Holyoke is in Hampden 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 Hampden County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Holyoke apart

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

  1. Holyoke has the 3rd lowest typical rent of the 121 cities in Massachusetts with more than 5,000 people ($1,021).

  2. 41% of households in Holyoke own their home, against 62% in Hampden County.

  3. Holyoke has the 5th lowest typical household income of the 123 cities in Massachusetts with more than 5,000 people ($53,605).

  4. Holyoke has the 9th lowest typical home value of the 123 cities in Massachusetts with more than 5,000 people ($274,100).

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

The homes here

Housing in Holyoke

What homes there are in Holyoke, 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

Many people here live in apartments: 4 in 10 homes; in Hampden County, 2.

Year built

The typical home in Holyoke was built in 1950, 9 years before the typical one in Hampden County.

In Holyoke, 24% of homes have 1 bedroom or none (studios); 44% have 3 bedrooms or more, against 57% in Hampden County.

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

The FHA loan limit for Hampden County is $541,287, and about 96% of owner-occupied homes in Holyoke are worth less than that.

Monthly rent with utilities

HUD's 2-bedroom fair market rent (FMR) for Hampden County is $1,800; about 87% of rents in Holyoke are below it.

With a mortgage

$1,764 a month

Hampden County: $1,966 a month

Without a mortgage

$785 a month

Hampden County: $824 a month

Owners with a mortgage

64%

Hampden County: 64%

Owning costs less in Holyoke: with a mortgage, the typical cost is $1,764 a month; in Hampden County, $1,966. Without one, $785.

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 typical home value in Holyoke rose 40% since 2015–2019, less than in Hampden County (44%).

Since 2015–2019, the typical rent in Holyoke rose 22%, less than in Hampden County (25%).

To compare: typical income in Holyoke rose 32%; the home, +40%; the rent, +22%.

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

MeasureHolyokeHampden CountyMassachusettsUnited States
Rental vacancy 3.1%3.7%3.5%5.5%
Homeowner vacancy Unreliable estimate1.0%0.6%0.9%
More than one person per room 3.3%1.8%2.3%3.4%
People per household 2.342.442.442.53
Drive alone 73%76%61%69%
Carpool 8%8%7%9%
Public transit Unreliable estimate2%7%3%
Walk or bike 3%3%5%3%
Work from home 11%11%19%15%
Other means Unreliable estimate2%2%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

In Holyoke, the rental vacancy rate is 3.1%, about the same as in Hampden County.

More households are short on space in Holyoke: 3.3% have more than one person per room; in Hampden County, 1.8%.

A household in Holyoke has 2.34 people on average, about the same as in Hampden County (2.44).

In Holyoke, 73% of workers drive alone to work; in Hampden County, 76%.

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 Holyoke?

A typical home costs more than the typical income allows

We start with a typical home in Holyoke, worth $274,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 54% of the typical household income in Holyoke, which is $53,605 a year. For that payment to be 28% of income, a household would need to earn about $102,716 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Holyoke. 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 $9,594 (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

$2,397

at 7.18% · 30 years

Loan amount
$269,135
Total interest
$387,222
Paid off in
November 2056

Includes $4,629 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,251 a month

  • Tight

    $1,251 to $1,608 a month

  • Hard

    more than $1,608 a month

    Your payment · 54%

Compared with the typical household income in Holyoke ($53,605 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,397
Principal & interest$1,823
Property tax$338
Home insurance$114
FHA mortgage insurance (MIP)$121

You need at least $9,594 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

Holyoke and Hampden County

Holyoke is in Hampden 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).

Holyoke's own numbers

Typical home value
$274,100
Typical monthly rent
$1,021
Typical yearly household income
$53,605
Households that own their home
41%
Effective property tax rate
1.48%

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

Numbers for all of Hampden County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,800
Price change over 5 years (FHFA)
+53%
Homes in a high flood-risk zone
1%

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 Hampden County.

Everything about Hampden County

Buying

Buying a home in Holyoke

A typical home in Holyoke is worth $274,100: 8% below the county and 51% below Massachusetts. With the typical household income in Holyoke ($53,605 a year), a typical home costs 5.1 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.

  • Holyoke 5.1 years
  • Hampden 4.2 years
  • Massachusetts 5.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Hampden County

According to FHFA’s house price index, home prices in Hampden County rose 84% in the 10 years through 2025.

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

Period County Massachusetts U.S.
Last year (2025) +5.3% +3.7% +2.9%
5 years (2020–2025) +53% +49% +47%
10 years (2015–2025) +84% +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

Holyoke next to Hampden 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
  • Holyoke $274,100
  • Hampden $298,800
  • Massachusetts $562,100
  • United States $332,700
Typical monthly rent
  • Holyoke $1,021
  • Hampden $1,136
  • Massachusetts $1,762
  • United States $1,413
Typical yearly household income
  • Holyoke $53,605
  • Hampden $71,306
  • Massachusetts $103,960
  • United States $80,734
See the full table
Holyoke next to Hampden County and Massachusetts
Measure Holyoke Hampden County Massachusetts U.S.
Typical home value $274,100 $298,800 $562,100 $332,700
Typical monthly rent $1,021 $1,136 $1,762 $1,413
Typical yearly household income $53,605 $71,306 $103,960 $80,734
Households that own their home 41% 62% 63% 65%
Typical yearly property tax $4,065 $4,455 $5,992 $3,119
Effective property tax rate 1.48% 1.49% 1.07% 0.94%
Renters with high rent for their income 52% 54% 52% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Hampden 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 Holyoke

For a typical $274,100 home in Holyoke, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Holyoke's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,397a month

    Least cash to close
    Down payment
    $9,594
    Cash to close
    $17,817
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $121

  • Conventional, 5% down $2,346a month

    Down payment
    $13,705
    Cash to close
    $21,928
    Rate
    7.18%
    Mortgage insurance
    PMI · $130

  • Conventional, 20% down, no PMI $1,938a month

    Down payment
    $54,820
    Cash to close
    $63,043
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,191a month

    Down payment
    $41,115
    Cash to close
    $49,338
    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 Holyoke and for Hampden County.

Property tax

Effective rate in Holyoke

1.48%of the home’s value each year

$4,065 a year for the typical owner in Holyoke.

  • Holyoke 1.48%
  • Hampden 1.49%
  • Massachusetts 1.07%

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

Exemptions and deadlines in Massachusetts

Flood risk in Hampden County

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

Homes in the high-risk zone
1%
1,130
Of those, with NFIP insurance
26%
County Massachusetts U.S.
Homes in the high-risk zone 1% 3% 3.5%
Of those, with NFIP insurance 26% 50% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Holyoke

Typical rent in Holyoke is $1,021 a month: 10% below the county. In Holyoke, 52% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Hampden County, by unit size. To pay the 2-bedroom one ($1,800 a month) without spending more than 30% of your income, you would need to earn $34.62 an hour working full time.

HUD fair market rent for all of Hampden 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 $1,264 $24.31 $50,560
1 bedroom $1,421 $27.33 $56,840
2 bedrooms $1,800 $34.62 $72,000
3 bedrooms $2,241 $43.10 $89,640
4 bedrooms $2,370 $45.58 $94,800

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 Holyoke

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Holyoke is in ZIP code 01040.

For 2 bedrooms it is $1,800: the same as the fair market rent for Hampden County.

  • 01040 $1,800$2,240

A ZIP code counts for Holyoke 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?

Low-income apartments

Low-income apartments in Holyoke

HUD lists 35 buildings with rents for lower incomes in Holyoke. These are the largest.

  • Rosary Towers 21 Bowers St, Holyoke 01040 321 low-income homes · Run by Holyoke Housing Authority · Average payment: $445 a month (413) 539-2220
  • Beaudoin Village 10 Barrett Ave, Holyoke 01040 217 low-income homes · Run by Holyoke Housing Authority · Average payment: $658 a month (413) 539-2220
  • Holyoke Farms 91 Farnum Dr, Holyoke 225 homes, 187 low-income · 2 bd: 118 · 3 bd: 107 · In service since 2000
  • Holyoke Hill 360 1/2 Tokeneke Rd, Holyoke 165 low-income homes · 2 bd: 83 · 3 bd: 82 · In service since 1999
  • Sargeant West 63 Jackson St, Holyoke 154 low-income homes · 1 bd: 56 · 2 bd: 46 · 3 bd: 41 · 4 bd: 11 · In service since 2005 · For families

See all 221 buildings in Hampden County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Holyoke

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 are 4 HUD-approved agencies with an office in Hampden County; 4 say they serve in Spanish.

A man listens closely, seated at a meeting table.

HUD counseling is free or low-cost

Assistance programs in Holyoke

No down payment, repair or rent-help program on our list is for Holyoke or Hampden County. The ones below are statewide in Massachusetts: they work in Holyoke 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 Holyoke

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

  • Holyoke Housing Authority

    475 Maple St, Holyoke · 2 miles away · Spanish

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

  • 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

  • Way Finders, Inc.

    1780 Main St, Springfield · 8 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 6 more
    (413) 233-1500

Every agency in Hampden County All counseling agencies in Massachusetts

Help in Spanish near Holyoke

2 of the 3 agencies on this list say they serve 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 Holyoke

HUD’s record names them for Holyoke or Hampden County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Holyoke Housing Authority Public housing and Section 8 vouchers (413) 539-2220

4 other authorities have an office in Hampden County: see the list Source: HUD

Cities

Other cities in Hampden County

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

Everything about Hampden County Housing in Massachusetts

Nearby cities

The cities closest to Holyoke, with the typical home value.

Neighboring counties

If Hampden 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 Holyoke.

All guides
Three women of one family lean in together to stir the pan.

Questions

Housing questions about Holyoke

Short answers with the numbers for Holyoke and all of Hampden 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 Holyoke?

The typical home value in Holyoke is $274,100, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Hampden County it is $298,800.

How much does it cost to rent in Holyoke?

Typical rent in Holyoke is $1,021 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Hampden County is $1,800.

What is the FHA loan limit in Holyoke?

Holyoke uses the FHA limit for all of Hampden 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 Holyoke?

The typical homeowner in Holyoke pays $4,065 a year, according to the U.S. Census Bureau. That is 1.48% of the home’s value; in Hampden County, the rate is 1.49%.

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

There are 4 HUD-approved counseling agencies with an office in Hampden County. 4 say they serve in Spanish. 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).