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City · 28,773 residents · Essex County, Massachusetts

Saugus , Massachusetts

In Saugus, a typical home is worth $603,400 and typical rent is $2,241 a month. Compared with all of Essex County, typical rent is 28% higher and the share of households that own their home is 8 points higher.

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  • Typical home value

    $603,400

    3% below the county

    7% above Massachusetts

    • Saugus
    • Essex
    • Massachusetts

  • Typical rent

    $2,241a month

    28% above the county

    27% above Massachusetts

    • Saugus
    • Essex
    • Massachusetts

  • Typical household income

    $101,539a year

    About the same as the county

    2% below Massachusetts

    • Saugus
    • Essex
    • Massachusetts

  • Households that own their home

    72%

    8 points above the county

    9 points above Massachusetts

    • Saugus
    • Essex
    • Massachusetts

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

Market now, with Zillow data

Zillow data
Typical home value
$682,928
1.1% more than 12 months ago
Typical rent
$3,057 a month

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

Saugus is in Essex County. The FHA loan limit ($962,550 for a one-unit home), the fair market rents and the help on this page are those of all of Essex County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Saugus apart

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

  1. Nearby, in Lynn, the typical rent is $1,722: 23% less than in Saugus ($2,241).

  2. The typical rent in Saugus is $2,241 a month, 28% more than in Essex County as a whole ($1,756).

  3. Nearby, in Lynn, the typical home value is $510,100: 15% less than in Saugus ($603,400).

  4. 72% of households in Saugus own their home, against 64% in Essex County.

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

The homes here

Housing in Saugus

What homes there are in Saugus, 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

Detached houses, standing on their own, make up 66% of homes here, against 50% in Essex County.

Year built

By age, homes in Saugus look like those in Essex County: the typical year built is 1962.

There is more room for a big family here: 63% of homes have 3 bedrooms or more, against 56% in Essex 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
Monthly rent with utilities

With a mortgage

$2,823 a month

Essex County: $2,867 a month

Without a mortgage

$1,075 a month

Essex County: $1,106 a month

Owners with a mortgage

67%

Essex County: 70%

The typical cost for an owner with a mortgage in Saugus is $2,823 a month, near the figure in Essex County ($2,867).

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

Much as in Essex County, the typical home value in Saugus rose 53% since 2015–2019.

The typical rent in Saugus rose 144% over the same time; in Essex County, it rose 42%.

The typical household income in Saugus rose 15%: less than home values (+53%) and rent (+144%).

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

MeasureSaugusEssex CountyMassachusettsUnited States
Rental vacancy Unreliable estimate2.6%3.5%5.5%
Homeowner vacancy Unreliable estimate0.3%0.6%0.9%
More than one person per room Unreliable estimate2.8%2.3%3.4%
People per household 2.602.542.442.53
Drive alone 72%68%61%69%
Carpool 7%7%7%9%
Public transit Unreliable estimate4%7%3%
Walk or bike Unreliable estimate3%5%3%
Work from home 14%16%19%15%
Other means Unreliable estimate2%2%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

A household in Saugus has 2.60 people on average, about the same as in Essex County (2.54).

To get to work, 72% of workers in Saugus drive alone; in Essex County, 68%.

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 Saugus?

A typical home costs more than the typical income allows

We start with a typical home in Saugus, worth $603,400, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 60% of the typical household income in Saugus, which is $101,539 a year. For that payment to be 28% of income, a household would need to earn about $215,774 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Saugus. 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 $21,119 (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

$5,035

at 7.18% · 30 years

Loan amount
$592,471
Total interest
$852,427
Paid off in
November 2056

Includes $10,190 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,369 a month

  • Tight

    $2,369 to $3,046 a month

  • Hard

    more than $3,046 a month

    Your payment · 60%

Compared with the typical household income in Saugus ($101,539 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$5,035
Principal & interest$4,014
Property tax$503
Home insurance$251
FHA mortgage insurance (MIP)$267

You need at least $21,119 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

Saugus and Essex County

Saugus is in Essex 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).

Saugus's own numbers

Typical home value
$603,400
Typical monthly rent
$2,241
Typical yearly household income
$101,539
Households that own their home
72%
Effective property tax rate
1%

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

Numbers for all of Essex County

FHA limit, one-unit home
$962,550
Conventional limit, one unit
$962,550
HUD fair market rent, 2 bedrooms
$2,367–$3,008
Price change over 5 years (FHFA)
+50%
Homes in a high flood-risk zone
3.8%

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 Essex County.

Everything about Essex County

Buying

Buying a home in Saugus

A typical home in Saugus is worth $603,400: 3% below the county and 7% above Massachusetts. With the typical household income in Saugus ($101,539 a year), a typical home costs 5.9 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.

  • Saugus 5.9 years
  • Essex 6.1 years
  • Massachusetts 5.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Essex County

According to FHFA’s house price index, home prices in Essex County rose 92% in the 10 years through 2025.

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

Period County Massachusetts U.S.
Last year (2025) +4.8% +3.7% +2.9%
5 years (2020–2025) +50% +49% +47%
10 years (2015–2025) +92% +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

Saugus next to Essex 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
  • Saugus $603,400
  • Essex $619,100
  • Massachusetts $562,100
  • United States $332,700
Typical monthly rent
  • Saugus $2,241
  • Essex $1,756
  • Massachusetts $1,762
  • United States $1,413
Typical yearly household income
  • Saugus $101,539
  • Essex $101,883
  • Massachusetts $103,960
  • United States $80,734
See the full table
Saugus next to Essex County and Massachusetts
Measure Saugus Essex County Massachusetts U.S.
Typical home value $603,400 $619,100 $562,100 $332,700
Typical monthly rent $2,241 $1,756 $1,762 $1,413
Typical yearly household income $101,539 $101,883 $103,960 $80,734
Households that own their home 72% 64% 63% 65%
Typical yearly property tax $6,049 $6,430 $5,992 $3,119
Effective property tax rate 1% 1.04% 1.07% 0.94%
Renters with high rent for their income 53% 57% 52% 51%

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

For a typical $603,400 home in Saugus, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Saugus's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $5,035a month

    Least cash to close
    Down payment
    $21,119
    Cash to close
    $39,221
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $267

  • Conventional, 5% down $4,924a month

    Down payment
    $30,170
    Cash to close
    $48,272
    Rate
    7.18%
    Mortgage insurance
    PMI · $287

  • Conventional, 20% down, no PMI $4,024a month

    Down payment
    $120,680
    Cash to close
    $138,782
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $4,582a month

    Down payment
    $90,510
    Cash to close
    $108,612
    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 Saugus and for Essex County.

Property tax

Effective rate in Saugus

1%of the home’s value each year

$6,049 a year for the typical owner in Saugus.

  • Saugus 1%
  • Essex 1.04%
  • Massachusetts 1.07%

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

Exemptions and deadlines in Massachusetts

Flood risk in Essex County

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

Homes in the high-risk zone
3.8%
7,538
Of those, with NFIP insurance
58%
County Massachusetts U.S.
Homes in the high-risk zone 3.8% 3% 3.5%
Of those, with NFIP insurance 58% 50% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Saugus

Typical rent in Saugus is $2,241 a month: 28% above the county. In Saugus, 53% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for each area of Essex County; Saugus is in Boston-Cambridge-Quincy, MA-NH HUD Metro FMR Area. To pay the 2-bedroom one ($3,008 a month) without spending more than 30% of your income, you would need to earn $57.85 an hour working full time.

Fair market rent by size in Boston-Cambridge-Quincy, MA-NH HUD Metro FMR Area

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 $2,440 $46.92 $97,600
1 bedroom $2,518 $48.42 $100,720
2 bedrooms $3,008 $57.85 $120,320
3 bedrooms $3,584 $68.92 $143,360
4 bedrooms $3,953 $76.02 $158,120

HUD splits this county into 2 areas with different fair market rents: for 2 bedrooms they run from $2,367 to $3,008. The table by area, below, shows which one each town is in.

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

Fair market rent by HUD area in Essex County

HUD splits this county into 2 areas, each with its own fair market rent. Find your town in its area's list; the housing agency tells you which one it uses for your voucher.

HUD area Studio1 bd2 bd3 bd4 bdHourly wage, 2 bd
Boston-Cambridge-Quincy, MA-NH HUD Metro FMR Area The area where most people liveSaugus is in this area
24 towns in this area

Amesbury city, Beverly city, Danvers town, Essex town, Gloucester city, Hamilton town, Ipswich town, Lynn city, Lynnfield town, Manchester-by-the-Sea town, Marblehead town, Middleton town, Nahant town, Newbury town, Newburyport city, Peabody city, Rockport town, Rowley town, Salem city, Salisbury town, Saugus town, Swampscott town, Topsfield town, Wenham town

 $2,440$2,518$3,008$3,584$3,953$57.85
Lawrence, MA-NH HUD Metro FMR Area
10 towns in this area

Andover town, Boxford town, Georgetown town, Groveland town, Haverhill city, Lawrence city, Merrimac town, Methuen city, North Andover town, West Newbury town

 $1,677$1,809$2,367$2,820$3,111$45.52

HUD fair market rent by area and size, per month, Fiscal year 2027. The wage is what full-time work must pay to rent 2 bedrooms without spending more than 30% of income. Source: HUD, Fiscal year 2027 Source: Fair Market Rents (HUD) Fiscal year 2027 Fair Market Rents (HUD)

By ZIP code

Fair market rent by ZIP code in Saugus

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Saugus is in ZIP code 01906.

For 2 bedrooms it is $3,010.

  • 01906 $3,010$3,590

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Saugus 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 Saugus

HUD lists 3 buildings with rents for lower incomes in Saugus. These are the largest.

  • Saugus Commons Apts 66 Newhall Ave, Saugus 01906 266 homes, 265 low-income · For older adults
  • Saugus Ha 19 Talbot St, Saugus 01906 100 low-income homes · Run by Saugus Housing Authority · Average payment: $695 a month · Average wait: 12 months (781) 233-2116
  • Sachem Manor 91 Denver St, Saugus 01906 20 low-income homes · For older adults

See all 201 buildings in Essex County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Saugus

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 Essex County; 2 say they serve in Spanish.

A pregnant woman reads paperwork on the sofa while the grandmother plays with the girl on the floor.

HUD counseling is free or low-cost

Assistance programs in Saugus

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

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

  • Community Service Network, Inc.

    91 Summer St, Stoneham · 4 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    (781) 438-9254

  • Chelsea Restoration Corporation

    154 Pearl St Ofc 2, Chelsea · 5 miles away

    • Mortgage delinquency and default
    • Pre-purchase counseling
    • and 1 more
    (617) 889-2277

  • Credit Card MGMT Svcs, Inc D/B/A Debthelper.com

    400 W Cummings Park, Woburn · 6 miles away · Spanish

    • Budget and financial counseling
    • Pre-purchase counseling
    • and 3 more
    (561) 472-8000

Every agency in Essex County All counseling agencies in Massachusetts

Help in Spanish near Saugus

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 Saugus

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

  • Saugus Housing Authority Public housing and Section 8 vouchers (781) 233-2116

19 other authorities have an office in Essex County: see the list Source: HUD

Cities

Other cities in Essex County

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

Everything about Essex County Housing in Massachusetts
See 4 more cities in Essex County, with prices and rents

Every city has its own page with prices, rents and help.

Nearby cities

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

Neighboring counties

If Essex 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 Saugus.

All guides
Two parents walk hand in hand with their little daughter.

Questions

Housing questions about Saugus

Short answers with the numbers for Saugus and all of Essex 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 Saugus?

The typical home value in Saugus is $603,400, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Essex County it is $619,100.

How much does it cost to rent in Saugus?

Typical rent in Saugus is $2,241 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Essex County is $2,367–$3,008.

What is the FHA loan limit in Saugus?

Saugus uses the FHA limit for all of Essex County (2026): $962,550 for a one-unit home and $1,851,100 for a four-unit home.

How much property tax do owners pay in Saugus?

The typical homeowner in Saugus pays $6,049 a year, according to the U.S. Census Bureau. That is 1% of the home’s value; in Essex County, the rate is 1.04%.

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

There are 4 HUD-approved counseling agencies with an office in Essex County. 2 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).