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City · 17,928 residents · Worcester County, Massachusetts

Southbridge Town , Massachusetts

In Southbridge Town, a typical home is worth $294,800 and typical rent is $1,256 a month. Compared with all of Worcester County, typical household income is 31% lower, the typical home value is 30% lower, and the share of households that own their home is 23 points lower.

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  • Typical home value

    $294,800

    30% below the county

    48% below Massachusetts

    • Southbridge Town
    • Worcester
    • Massachusetts

  • Typical rent

    $1,256a month

    12% below the county

    29% below Massachusetts

    • Southbridge Town
    • Worcester
    • Massachusetts

  • Typical household income

    $66,287a year

    31% below the county

    36% below Massachusetts

    • Southbridge Town
    • Worcester
    • Massachusetts

  • Households that own their home

    43%

    23 points below the county

    20 points below Massachusetts

    • Southbridge Town
    • Worcester
    • Massachusetts

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

Southbridge Town is in Worcester County. The FHA loan limit ($545,100 for a one-unit home), the fair market rents and the help on this page are those of all of Worcester County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Southbridge Town apart

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

  1. 43% of households in Southbridge Town own their home, against 66% in Worcester County.

  2. The typical household income in Southbridge Town is $66,287, 31% less than in Worcester County as a whole ($95,939).

  3. The typical home in Southbridge Town is worth $294,800, 30% less than in Worcester County as a whole ($423,700).

  4. Nearby, in Ware, the typical rent is $1,039: 17% less than in Southbridge Town ($1,256).

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

The homes here

Housing in Southbridge Town

What homes there are in Southbridge 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

In Southbridge Town there is a bit of everything: no kind of home reaches half. The most common are buildings of 2 to 4 homes (39%), more than in Worcester County (20%).

Year built

The typical home in Southbridge Town was built in 1956, 11 years before the typical one in Worcester 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

About 89% of rented homes in Southbridge Town cost less than HUD's 2-bedroom fair market rent for Worcester County ($2,043).

With a mortgage

$2,138 a month

Worcester County: $2,387 a month

Without a mortgage

$908 a month

Worcester County: $951 a month

Owners with a mortgage

70%

Worcester County: 68%

In Southbridge Town, 70% of owners have a mortgage, and their typical cost is $2,138 a month, against $2,387 in Worcester County. Without one it drops to $908.

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 Southbridge Town rose 49% since 2015–2019, about the same as in Worcester County (51%).

Since 2015–2019, the typical rent in Southbridge Town rose 40%, more than in Worcester County (35%).

Here income did not keep up with housing: it rose 29%, while home values changed +49% and rent +40%.

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

MeasureSouthbridge TownWorcester CountyMassachusettsUnited States
Rental vacancy Unreliable estimate3.3%3.5%5.5%
Homeowner vacancy Unreliable estimate0.5%0.6%0.9%
More than one person per room Unreliable estimate1.9%2.3%3.4%
People per household 2.442.502.442.53
Drive alone 76%71%61%69%
Carpool 11%8%7%9%
Public transit Unreliable estimate2%7%3%
Walk or bike 6%2%5%3%
Work from home 5%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 Southbridge Town has 2.44 people on average, about the same as in Worcester County (2.50).

In Southbridge Town, 6% of workers walk or bike to work; in Worcester County, 2%.

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 Southbridge Town?

A typical home costs more than the typical income allows

We start with a typical home in Southbridge Town, worth $294,800, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 47% of the typical household income in Southbridge Town, which is $66,287 a year. For that payment to be 28% of income, a household would need to earn about $110,579 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Southbridge 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 $10,318 (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

$2,580

at 7.18% · 30 years

Loan amount
$289,460
Total interest
$416,466
Paid off in
November 2056

Includes $4,978 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,547 a month

  • Tight

    $1,547 to $1,989 a month

  • Hard

    more than $1,989 a month

    Your payment · 47%

Compared with the typical household income in Southbridge Town ($66,287 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,580
Principal & interest$1,961
Property tax$366
Home insurance$123
FHA mortgage insurance (MIP)$130

You need at least $10,318 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

Southbridge Town and Worcester County

Southbridge Town is in Worcester 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).

Southbridge Town's own numbers

Typical home value
$294,800
Typical monthly rent
$1,256
Typical yearly household income
$66,287
Households that own their home
43%
Effective property tax rate
1.49%

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

Numbers for all of Worcester County

FHA limit, one-unit home
$545,100
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,659–$2,499
Price change over 5 years (FHFA)
+55%
Homes in a high flood-risk zone
0.5%

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 Worcester County.

Everything about Worcester County

Buying

Buying a home in Southbridge Town

A typical home in Southbridge Town is worth $294,800: 30% below the county and 48% below Massachusetts. With the typical household income in Southbridge Town ($66,287 a year), a typical home costs 4.4 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.

  • Southbridge Town 4.4 years
  • Worcester 4.4 years
  • Massachusetts 5.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Worcester County

According to FHFA’s house price index, home prices in Worcester County rose 95% in the 10 years through 2025.

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

Period County Massachusetts U.S.
Last year (2025) +3.4% +3.7% +2.9%
5 years (2020–2025) +55% +49% +47%
10 years (2015–2025) +95% +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

Southbridge Town next to Worcester 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
  • Southbridge Town $294,800
  • Worcester $423,700
  • Massachusetts $562,100
  • United States $332,700
Typical monthly rent
  • Southbridge Town $1,256
  • Worcester $1,426
  • Massachusetts $1,762
  • United States $1,413
Typical yearly household income
  • Southbridge Town $66,287
  • Worcester $95,939
  • Massachusetts $103,960
  • United States $80,734
See the full table
Southbridge Town next to Worcester County and Massachusetts
Measure Southbridge Town Worcester County Massachusetts U.S.
Typical home value $294,800 $423,700 $562,100 $332,700
Typical monthly rent $1,256 $1,426 $1,762 $1,413
Typical yearly household income $66,287 $95,939 $103,960 $80,734
Households that own their home 43% 66% 63% 65%
Typical yearly property tax $4,400 $5,438 $5,992 $3,119
Effective property tax rate 1.49% 1.28% 1.07% 0.94%
Renters with high rent for their income 56% 51% 52% 51%

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

For a typical $294,800 home in Southbridge Town, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Southbridge Town's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,580a month

    Least cash to close
    Down payment
    $10,318
    Cash to close
    $19,162
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $130

  • Conventional, 5% down $2,526a month

    Down payment
    $14,740
    Cash to close
    $23,584
    Rate
    7.18%
    Mortgage insurance
    PMI · $140

  • Conventional, 20% down, no PMI $2,087a month

    Down payment
    $58,960
    Cash to close
    $67,804
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,359a month

    Down payment
    $44,220
    Cash to close
    $53,064
    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 Southbridge Town and for Worcester County.

Property tax

Effective rate in Southbridge Town

1.49%of the home’s value each year

$4,400 a year for the typical owner in Southbridge Town.

  • Southbridge Town 1.49%
  • Worcester 1.28%
  • Massachusetts 1.07%

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

Exemptions and deadlines in Massachusetts

Flood risk in Worcester County

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

Homes in the high-risk zone
0.5%
1,010
Of those, with NFIP insurance
65%
County Massachusetts U.S.
Homes in the high-risk zone 0.5% 3% 3.5%
Of those, with NFIP insurance 65% 50% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Southbridge Town

Typical rent in Southbridge Town is $1,256 a month: 12% below the county. In Southbridge Town, 56% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for each area of Worcester County; Southbridge Town is in Worcester, MA HUD Metro FMR Area. To pay the 2-bedroom one ($2,043 a month) without spending more than 30% of your income, you would need to earn $39.29 an hour working full time.

Fair market rent by size in Worcester, MA 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 $1,577 $30.33 $63,080
1 bedroom $1,587 $30.52 $63,480
2 bedrooms $2,043 $39.29 $81,720
3 bedrooms $2,560 $49.23 $102,400
4 bedrooms $2,915 $56.06 $116,600

HUD splits this county into 4 areas with different fair market rents: for 2 bedrooms they run from $1,659 to $2,499. 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 Worcester County

HUD splits this county into 4 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
Worcester, MA HUD Metro FMR Area The area where most people liveSouthbridge Town is in this area
33 towns in this area

Auburn town, Barre town, Boylston town, Brookfield town, Charlton town, Clinton town, Douglas town, Dudley town, East Brookfield town, Grafton town, Holden town, Leicester town, Millbury town, Northborough town, Northbridge town, North Brookfield town, Oakham town, Oxford town, Paxton town, Princeton town, Rutland town, Shrewsbury town, Southbridge Town city, Spencer town, Sterling town, Sturbridge town, Sutton town, Uxbridge town, Webster town, Westborough town, West Boylston town, West Brookfield town, Worcester city

 $1,577$1,587$2,043$2,560$2,915$39.29
Fitchburg-Leominster, MA HUD Metro FMR Area
8 towns in this area

Ashburnham town, Fitchburg city, Gardner city, Leominster city, Lunenburg town, Templeton town, Westminster town, Winchendon town

 $1,323$1,571$1,900$2,419$2,828$36.54
Eastern Worcester County, MA HUD Metro FMR Area
11 towns in this area

Berlin town, Blackstone town, Bolton town, Harvard town, Hopedale town, Lancaster town, Mendon town, Milford town, Millville town, Southborough town, Upton town

 $1,740$1,910$2,499$3,424$3,736$48.06
Western Worcester County, MA HUD Metro FMR Area
8 towns in this area

Athol town, Hardwick town, Hubbardston town, New Braintree town, Petersham town, Phillipston town, Royalston town, Warren town

 $1,280$1,288$1,659$2,297$2,773$31.90

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 Southbridge Town

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Southbridge Town is in ZIP code 01550.

For 2 bedrooms it is $1,860.

  • 01550 $1,860$2,300

A ZIP code counts for Southbridge 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 Southbridge 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 are 3 HUD-approved agencies with an office in Worcester County; 3 say they serve in Spanish.

A man leans over the armchair to help a teenage girl with her book.

HUD counseling is free or low-cost

Assistance programs in Southbridge Town

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

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

  • NSC (naca Counseling Subsidiary) - Worcester, MA

    652 Park Ave, Worcester · 16 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 7 more
    (602) 627-6222

  • Rcap Solutions, Inc.

    191 May St, Worcester · 17 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 7 more
    (978) 630-6772

  • Springfield Partners for Community Action

    721 State Street, 2nd Floor, Springfield · 28 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 8 more
    413-263-6500-6500

Every agency in Worcester County All counseling agencies in Massachusetts

Help in Spanish near Southbridge Town

3 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 Southbridge Town

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

16 other authorities have an office in Worcester County: see the list Source: HUD

Cities

Other cities in Worcester County

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

Everything about Worcester County Housing in Massachusetts

Nearby cities

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

Neighboring counties

If Worcester 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 Southbridge Town.

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

Questions

Housing questions about Southbridge Town

Short answers with the numbers for Southbridge Town and all of Worcester 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 Southbridge Town?

The typical home value in Southbridge Town is $294,800, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Worcester County it is $423,700.

How much does it cost to rent in Southbridge Town?

Typical rent in Southbridge Town is $1,256 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Worcester County is $1,659–$2,499.

What is the FHA loan limit in Southbridge Town?

Southbridge Town uses the FHA limit for all of Worcester County (2026): $545,100 for a one-unit home and $1,048,300 for a four-unit home.

How much property tax do owners pay in Southbridge Town?

The typical homeowner in Southbridge Town pays $4,400 a year, according to the U.S. Census Bureau. That is 1.49% of the home’s value; in Worcester County, the rate is 1.28%.

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

There are 3 HUD-approved counseling agencies with an office in Worcester County. 3 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).