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City · 6,369 residents · Hampshire County, Massachusetts

Ware , Massachusetts

In Ware, a typical home is worth $253,400 and typical rent is $1,039 a month. Compared with all of Hampshire County, typical household income is 48% lower, the typical home value is 35% lower, and the share of households that own their home is 10 points lower.

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  • Typical home value

    $253,400

    35% below the county

    55% below Massachusetts

    • Ware
    • Hampshire
    • Massachusetts

  • Typical rent

    $1,039a month

    25% below the county

    41% below Massachusetts

    • Ware
    • Hampshire
    • Massachusetts

  • Typical household income

    $45,158a year

    48% below the county

    57% below Massachusetts

    • Ware
    • Hampshire
    • Massachusetts

  • Households that own their home

    57%

    10 points below the county

    5 points below Massachusetts

    • Ware
    • Hampshire
    • Massachusetts

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

Market now, with Zillow data

Zillow data
Typical home value
$351,646
2.7% more than 12 months ago

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

Ware is in Hampshire 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 Hampshire County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Ware apart

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

  1. Ware has the lowest typical household income of the 123 cities in Massachusetts with more than 5,000 people: $45,158.

  2. Ware has the 4th lowest typical rent of the 121 cities in Massachusetts with more than 5,000 people ($1,039).

  3. Ware has the 5th lowest typical home value of the 123 cities in Massachusetts with more than 5,000 people ($253,400).

  4. 57% of households in Ware own their home, against 68% in Hampshire County.

  5. Ware has the 12th largest share of rent-burdened renters of the 115 cities in Massachusetts with more than 5,000 people (64%).

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

The homes here

Housing in Ware

What homes there are in Ware, 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 42% of them, more than in Hampshire County (17%), and no kind reaches half.

Year built

Old homes abound here: at least half date from before 1940, and 67% were built before 1960.

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

$1,783 a month

Hampshire County: $2,256 a month

Without a mortgage

$721 a month

Hampshire County: $925 a month

Owners with a mortgage

58%

Hampshire County: 60%

Owning costs less in Ware: with a mortgage, the typical cost is $1,783 a month; in Hampshire County, $2,256. Without one, $721.

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

Since 2015–2019, homes in Ware gained value faster than in Hampshire County: 41% against 38%.

Rent in Ware moved so little since 2015–2019 that the Census cannot say whether it rose or fell.

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

MeasureWareHampshire CountyMassachusettsUnited States
Rental vacancy Unreliable estimate6.5%3.5%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate0.6%0.9%
More than one person per room Unreliable estimate1.1%2.3%3.4%
People per household 2.292.242.442.53
Drive alone 66%65%61%69%
Carpool Unreliable estimate5%7%9%
Public transit Unreliable estimate3%7%3%
Walk or bike Unreliable estimate8%5%3%
Work from home 17%18%19%15%
Other means Unreliable estimate1%2%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

By size, households in Ware look like those in Hampshire County: 2.29 people on average.

To get to work, 66% of workers in Ware drive alone; in Hampshire County, 65%.

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 Ware?

A typical home costs more than the typical income allows

We start with a typical home in Ware, worth $253,400, 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 Ware, which is $45,158 a year. For that payment to be 28% of income, a household would need to earn about $93,692 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Ware. 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 $8,869 (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

$2,186

at 7.18% · 30 years

Loan amount
$248,810
Total interest
$357,980
Paid off in
November 2056

Includes $4,279 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,054 a month

  • Tight

    $1,054 to $1,355 a month

  • Hard

    more than $1,355 a month

    Your payment · 58%

Compared with the typical household income in Ware ($45,158 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,186
Principal & interest$1,686
Property tax$283
Home insurance$106
FHA mortgage insurance (MIP)$112

You need at least $8,869 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

Ware and Hampshire County

Ware is in Hampshire 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).

Ware's own numbers

Typical home value
$253,400
Typical monthly rent
$1,039
Typical yearly household income
$45,158
Households that own their home
57%
Effective property tax rate
1.34%

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

Numbers for all of Hampshire County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$2,034
Price change over 5 years (FHFA)
+52%

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 Hampshire County.

Everything about Hampshire County

Buying

Buying a home in Ware

A typical home in Ware is worth $253,400: 35% below the county and 55% below Massachusetts. With the typical household income in Ware ($45,158 a year), a typical home costs 5.6 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.

  • Ware 5.6 years
  • Hampshire 4.5 years
  • Massachusetts 5.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Hampshire County

According to FHFA’s house price index, home prices in Hampshire County rose 78% in the 10 years through 2025.

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

Period County Massachusetts U.S.
Last year (2025) +6.0% +3.7% +2.9%
5 years (2020–2025) +52% +49% +47%
10 years (2015–2025) +78% +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

Ware next to Hampshire 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
  • Ware $253,400
  • Hampshire $390,300
  • Massachusetts $562,100
  • United States $332,700
Typical monthly rent
  • Ware $1,039
  • Hampshire $1,388
  • Massachusetts $1,762
  • United States $1,413
Typical yearly household income
  • Ware $45,158
  • Hampshire $87,001
  • Massachusetts $103,960
  • United States $80,734
See the full table
Ware next to Hampshire County and Massachusetts
Measure Ware Hampshire County Massachusetts U.S.
Typical home value $253,400 $390,300 $562,100 $332,700
Typical monthly rent $1,039 $1,388 $1,762 $1,413
Typical yearly household income $45,158 $87,001 $103,960 $80,734
Households that own their home 57% 68% 63% 65%
Typical yearly property tax $3,408 $5,589 $5,992 $3,119
Effective property tax rate 1.34% 1.43% 1.07% 0.94%
Renters with high rent for their income 64% 57% 52% 51%

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

For a typical $253,400 home in Ware, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Ware's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,186a month

    Least cash to close
    Down payment
    $8,869
    Cash to close
    $16,471
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $112

  • Conventional, 5% down $2,140a month

    Down payment
    $12,670
    Cash to close
    $20,272
    Rate
    7.18%
    Mortgage insurance
    PMI · $120

  • Conventional, 20% down, no PMI $1,762a month

    Down payment
    $50,680
    Cash to close
    $58,282
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,996a month

    Down payment
    $38,010
    Cash to close
    $45,612
    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 Ware and for Hampshire County.

Property tax

Effective rate in Ware

1.34%of the home’s value each year

$3,408 a year for the typical owner in Ware.

  • Ware 1.34%
  • Hampshire 1.43%
  • Massachusetts 1.07%

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

Exemptions and deadlines in Massachusetts

Flood risk in Hampshire County

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

FEMA’s maps count no homes in the high-risk zone in Hampshire County. That does not mean it cannot flood: check your address.

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Ware

Typical rent in Ware is $1,039 a month: 25% below the county. In Ware, 64% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Hampshire County, by unit size. To pay the 2-bedroom one ($2,034 a month) without spending more than 30% of your income, you would need to earn $39.12 an hour working full time.

HUD fair market rent for all of Hampshire 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 $1,416 $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

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 Ware

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Ware is in ZIP code 01082.

For 2 bedrooms it is $1,860: $174 less than the fair market rent for Hampshire County ($2,034).

  • 01082 $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 Ware 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 Ware

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

  • Church Street School Senior Housing 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
  • Highland Village Apts 27 Boulder Dr, Ware 110 homes · 1 bd: 50 · 2 bd: 50 · 3 bd: 10 · In service since 2002
  • Hillside Village Assoc 17 Convent Hill Rd, Ware 80 homes · 1 bd: 10 · 2 bd: 46 · 3 bd: 24 · In service since 2004 · For families

See all 39 buildings in Hampshire County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Ware

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 is 1 HUD-approved agency with an office in Hampshire County; none says it serves in Spanish.

An older man and his daughter go over papers with a professional.

HUD counseling is free or low-cost

Assistance programs in Ware

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

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

  • Springfield Partners for Community Action

    721 State Street, 2nd Floor, Springfield · 19 miles away · Spanish

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

  • Holyoke Housing Authority

    475 Maple St, Holyoke · 19 miles away · Spanish

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

  • Valley Community Development Corporation

    256 Pleasant St Ste A, Northampton · 20 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    413-586-5855x180

Every agency in Hampshire County All counseling agencies in Massachusetts

Help in Spanish near Ware

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 Ware

In HUD’s record, no housing authority with an office in Hampshire County is named for Ware or Hampshire County.

3 other authorities have an office in Hampshire County: see the list Source: HUD

Cities

Other cities in Hampshire County

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

Everything about Hampshire County Housing in Massachusetts

Nearby cities

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

Neighboring counties

If Hampshire 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 Ware.

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 Ware

Short answers with the numbers for Ware and all of Hampshire 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 Ware?

The typical home value in Ware is $253,400, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Hampshire County it is $390,300.

How much does it cost to rent in Ware?

Typical rent in Ware is $1,039 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Hampshire County is $2,034.

What is the FHA loan limit in Ware?

Ware uses the FHA limit for all of Hampshire 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 Ware?

The typical homeowner in Ware pays $3,408 a year, according to the U.S. Census Bureau. That is 1.34% of the home’s value; in Hampshire County, the rate is 1.43%.

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

There is 1 HUD-approved counseling agency with an office in Hampshire County. 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).