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City · 5,661 residents · Worcester County, Massachusetts

Spencer , Massachusetts

In Spencer, a typical home is worth $341,300 and typical rent is $1,049 a month. Compared with all of Worcester County, typical household income is 38% lower, typical rent is 26% lower, and the share of households that own their home is 26 points lower.

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  • Typical home value

    $341,300

    19% below the county

    39% below Massachusetts

    • Spencer
    • Worcester
    • Massachusetts

  • Typical rent

    $1,049a month

    26% below the county

    40% below Massachusetts

    • Spencer
    • Worcester
    • Massachusetts

  • Typical household income

    $59,931a year

    38% below the county

    42% below Massachusetts

    • Spencer
    • Worcester
    • Massachusetts

  • Households that own their home

    40%

    26 points below the county

    22 points below Massachusetts

    • Spencer
    • Worcester
    • Massachusetts

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

Market now, with Zillow data

Zillow data
Typical home value
$436,457
1.4% more than 12 months ago
Typical rent
$1,824 a month

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

Spencer 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 Spencer apart

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

  1. 40% of households in Spencer own their home, against 66% in Worcester County.

  2. Spencer has the 5th lowest typical rent of the 121 cities in Massachusetts with more than 5,000 people ($1,049).

  3. The typical household income in Spencer is $59,931, 38% less than in Worcester County as a whole ($95,939).

  4. Nearby, in Ware, the typical home value is $253,400: 26% less than in Spencer ($341,300).

  5. The typical home in Spencer is worth $341,300, 19% less than in Worcester County as a whole ($423,700).

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

The homes here

Housing in Spencer

What homes there are in Spencer, 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 here are varied: buildings of 2 to 4 homes are 44% of them, more than in Worcester County (20%), and no kind reaches half.

Year built

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

$2,211 a month

Worcester County: $2,387 a month

Without a mortgage

$884 a month

Worcester County: $951 a month

Owners with a mortgage

61%

Worcester County: 68%

Owning costs less in Spencer: with a mortgage, the typical cost is $2,211 a month; in Worcester County, $2,387. Without one, $884.

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 Worcester County, the typical home value in Spencer rose 53% since 2015–2019.

Since 2015–2019, the typical rent in Spencer did not change clearly, according to the Census.

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

MeasureSpencerWorcester 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 2.022.502.442.53
Drive alone 76%71%61%69%
Carpool Unreliable estimate8%7%9%
Public transit Unreliable estimate2%7%3%
Walk or bike Unreliable estimate2%5%3%
Work from home Unreliable estimate16%19%15%
Other means Unreliable estimate2%2%2%
Typical commute 30 to 39 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

On average, a household in Spencer has 2.02 people, fewer than in Worcester County (2.50).

The car rules in Spencer: 76% of workers drive to work alone, and the typical trip takes 30 to 39 minutes.

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 Spencer?

A typical home costs more than the typical income allows

We start with a typical home in Spencer, worth $341,300, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 58% of the typical household income in Spencer, which is $59,931 a year. For that payment to be 28% of income, a household would need to earn about $123,267 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 Spencer. 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 $11,946 (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

$2,876

at 7.18% · 30 years

Loan amount
$335,118
Total interest
$482,156
Paid off in
November 2056

Includes $5,764 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,398 a month

  • Tight

    $1,398 to $1,798 a month

  • Hard

    more than $1,798 a month

    Your payment · 58%

Compared with the typical household income in Spencer ($59,931 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,876
Principal & interest$2,270
Property tax$313
Home insurance$142
FHA mortgage insurance (MIP)$151

You need at least $11,946 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

Spencer and Worcester County

Spencer 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).

Spencer's own numbers

Typical home value
$341,300
Typical monthly rent
$1,049
Typical yearly household income
$59,931
Households that own their home
40%
Effective property tax rate
1.1%

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 Spencer

A typical home in Spencer is worth $341,300: 19% below the county and 39% below Massachusetts. With the typical household income in Spencer ($59,931 a year), a typical home costs 5.7 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.

  • Spencer 5.7 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

Spencer 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
  • Spencer $341,300
  • Worcester $423,700
  • Massachusetts $562,100
  • United States $332,700
Typical monthly rent
  • Spencer $1,049
  • Worcester $1,426
  • Massachusetts $1,762
  • United States $1,413
Typical yearly household income
  • Spencer $59,931
  • Worcester $95,939
  • Massachusetts $103,960
  • United States $80,734
See the full table
Spencer next to Worcester County and Massachusetts
Measure Spencer Worcester County Massachusetts U.S.
Typical home value $341,300 $423,700 $562,100 $332,700
Typical monthly rent $1,049 $1,426 $1,762 $1,413
Typical yearly household income $59,931 $95,939 $103,960 $80,734
Households that own their home 40% 66% 63% 65%
Typical yearly property tax $3,749 $5,438 $5,992 $3,119
Effective property tax rate 1.1% 1.28% 1.07% 0.94%
Renters with high rent for their income 54% 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 Spencer

For a typical $341,300 home in Spencer, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Spencer's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,876a month

    Least cash to close
    Down payment
    $11,946
    Cash to close
    $22,185
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $151

  • Conventional, 5% down $2,814a month

    Down payment
    $17,065
    Cash to close
    $27,304
    Rate
    7.18%
    Mortgage insurance
    PMI · $162

  • Conventional, 20% down, no PMI $2,305a month

    Down payment
    $68,260
    Cash to close
    $78,499
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,620a month

    Down payment
    $51,195
    Cash to close
    $61,434
    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 Spencer and for Worcester County.

Property tax

Effective rate in Spencer

1.1%of the home’s value each year

$3,749 a year for the typical owner in Spencer.

  • Spencer 1.1%
  • 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 Spencer

Typical rent in Spencer is $1,049 a month: 26% below the county. In Spencer, 54% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for each area of Worcester County; Spencer 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 liveSpencer 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 Spencer

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Spencer is in ZIP code 01562.

For 2 bedrooms it is $1,860.

  • 01562 $1,860$2,300

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

HUD lists 2 buildings with rents for lower incomes in Spencer. These are the largest.

  • Mhpi Xii- Spencer 195 Main St, Spencer 01562 36 homes, 35 low-income · For older adults
  • Astorwood Place 98 Maple St, Spencer 24 homes, 17 low-income · 1 bd: 24 · In service since 1991

See all 190 buildings in Worcester County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Spencer

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 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 Spencer

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

The HUD-approved agencies closest to the center of Spencer, 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 · 8 miles away · Spanish

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

  • Rcap Solutions, Inc.

    191 May St, Worcester · 8 miles away · Spanish

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

  • Newvue Communities, Inc.

    470 Main St, Fitchburg · 25 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 3 more
    (978) 342-9561

Every agency in Worcester County All counseling agencies in Massachusetts

Help in Spanish near Spencer

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 Spencer

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

All guides
A couple spread mulch under the avocado trees of their family orchard, he on the tractor and she with a shovel.

Questions

Housing questions about Spencer

Short answers with the numbers for Spencer 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 Spencer?

The typical home value in Spencer is $341,300, 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 Spencer?

Typical rent in Spencer is $1,049 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 Spencer?

Spencer 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 Spencer?

The typical homeowner in Spencer pays $3,749 a year, according to the U.S. Census Bureau. That is 1.1% of the home’s value; in Worcester County, the rate is 1.28%.

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

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).