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City · 28,772 residents · Hampden County, Massachusetts

West Springfield Town , Massachusetts

In West Springfield Town, a typical home is worth $321,500 and typical rent is $1,144 a month. Compared with all of Hampden County, the typical home value is 8% higher.

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  • Typical home value

    $321,500

    8% above the county

    43% below Massachusetts

    • West Springfield Town
    • Hampden
    • Massachusetts

  • Typical rent

    $1,144a month

    About the same as the county

    35% below Massachusetts

    • West Springfield Town
    • Hampden
    • Massachusetts

  • Typical household income

    $69,371a year

    3% below the county

    33% below Massachusetts

    • West Springfield Town
    • Hampden
    • Massachusetts

  • Households that own their home

    58%

    4 points below the county

    4 points below Massachusetts

    • West Springfield Town
    • Hampden
    • Massachusetts

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

West Springfield Town 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 West Springfield Town apart

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

  1. Nearby, in Springfield, the typical home value is $245,000: 24% less than in West Springfield Town ($321,500).

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

The homes here

Housing in West Springfield Town

What homes there are in West Springfield 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 West Springfield Town, 5 in 10 homes are single-family detached houses; in Hampden County, 6.

Year built

By age, homes in West Springfield Town look like those in Hampden County: the typical year built is 1958.

There are fewer big homes in West Springfield Town than in Hampden County: 50% have 3 bedrooms or more, against 57%.

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 90% of owner-occupied homes in West Springfield Town are worth less than that.

Monthly rent with utilities

With a mortgage

$1,999 a month

Hampden County: $1,966 a month

Without a mortgage

$893 a month

Hampden County: $824 a month

Owners with a mortgage

65%

Hampden County: 64%

In West Springfield Town, 65% of owners have a mortgage; their typical cost is $1,999 a month, about the same as in Hampden County.

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

From 2015–2019 to 2020–2024, home values in West Springfield Town rose at about the same pace as in Hampden County: 43% against 44%.

The typical rent in West Springfield Town rose 30% over the same time; in Hampden County, it rose 25%.

While home values in West Springfield Town changed +43% and rent +30%, the typical household income rose 31%.

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

MeasureWest Springfield TownHampden CountyMassachusettsUnited States
Rental vacancy Unreliable estimate3.7%3.5%5.5%
Homeowner vacancy Unreliable estimate1.0%0.6%0.9%
More than one person per room Unreliable estimate1.8%2.3%3.4%
People per household 2.252.442.442.53
Drive alone 81%76%61%69%
Carpool 6%8%7%9%
Public transit Unreliable estimate2%7%3%
Walk or bike Unreliable estimate3%5%3%
Work from home 10%11%19%15%
Other means Unreliable estimate2%2%2%
Typical commute 10 to 19 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

On average, a household in West Springfield Town has 2.25 people, fewer than in Hampden County (2.44).

The car rules in West Springfield Town: 81% of workers drive to work alone, and the typical trip takes 10 to 19 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 West Springfield Town?

A typical home costs more than the typical income allows

We start with a typical home in West Springfield Town, worth $321,500, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 48% of the typical household income in West Springfield Town, which is $69,371 a year. For that payment to be 28% of income, a household would need to earn about $119,101 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 West Springfield 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 $11,253 (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

$2,779

at 7.18% · 30 years

Loan amount
$315,676
Total interest
$454,184
Paid off in
November 2056

Includes $5,429 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,619 a month

  • Tight

    $1,619 to $2,081 a month

  • Hard

    more than $2,081 a month

    Your payment · 48%

Compared with the typical household income in West Springfield Town ($69,371 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,779
Principal & interest$2,139
Property tax$364
Home insurance$134
FHA mortgage insurance (MIP)$142

You need at least $11,253 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

West Springfield Town and Hampden County

West Springfield Town 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).

West Springfield Town's own numbers

Typical home value
$321,500
Typical monthly rent
$1,144
Typical yearly household income
$69,371
Households that own their home
58%
Effective property tax rate
1.36%

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 West Springfield Town

A typical home in West Springfield Town is worth $321,500: 8% above the county and 43% below Massachusetts. With the typical household income in West Springfield Town ($69,371 a year), a typical home costs 4.6 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.

  • West Springfield Town 4.6 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

West Springfield Town 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
  • West Springfield Town $321,500
  • Hampden $298,800
  • Massachusetts $562,100
  • United States $332,700
Typical monthly rent
  • West Springfield Town $1,144
  • Hampden $1,136
  • Massachusetts $1,762
  • United States $1,413
Typical yearly household income
  • West Springfield Town $69,371
  • Hampden $71,306
  • Massachusetts $103,960
  • United States $80,734
See the full table
West Springfield Town next to Hampden County and Massachusetts
Measure West Springfield Town Hampden County Massachusetts U.S.
Typical home value $321,500 $298,800 $562,100 $332,700
Typical monthly rent $1,144 $1,136 $1,762 $1,413
Typical yearly household income $69,371 $71,306 $103,960 $80,734
Households that own their home 58% 62% 63% 65%
Typical yearly property tax $4,380 $4,455 $5,992 $3,119
Effective property tax rate 1.36% 1.49% 1.07% 0.94%
Renters with high rent for their income 60% 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 West Springfield Town

For a typical $321,500 home in West Springfield Town, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, West Springfield Town's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,779a month

    Least cash to close
    Down payment
    $11,253
    Cash to close
    $20,898
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $142

  • Conventional, 5% down $2,720a month

    Down payment
    $16,075
    Cash to close
    $25,720
    Rate
    7.18%
    Mortgage insurance
    PMI · $153

  • Conventional, 20% down, no PMI $2,241a month

    Down payment
    $64,300
    Cash to close
    $73,945
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,538a month

    Down payment
    $48,225
    Cash to close
    $57,870
    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 West Springfield Town and for Hampden County.

Property tax

Effective rate in West Springfield Town

1.36%of the home’s value each year

$4,380 a year for the typical owner in West Springfield Town.

  • West Springfield Town 1.36%
  • 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 West Springfield Town

Typical rent in West Springfield Town is $1,144 a month: about the same as the county. In West Springfield Town, 60% 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 West Springfield Town

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). West Springfield Town is in ZIP code 01089.

For 2 bedrooms it is $1,640: $160 less than the fair market rent for Hampden County ($1,800).

  • 01089 $1,640$2,040

A ZIP code counts for West Springfield 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 West Springfield 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 4 HUD-approved agencies with an office in Hampden County; 4 say they serve in Spanish.

An older woman smiles in front of her apartment building.

HUD counseling is free or low-cost

Assistance programs in West Springfield Town

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

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

  • Way Finders, Inc.

    1780 Main St, Springfield · 3 miles away · Spanish

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

  • Cambridge Credit Counseling Corporation

    67 Hunt St, Agawam · 4 miles away · Spanish

    Also serves in Polish.

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    (800) 757-1788

  • Springfield Partners for Community Action

    721 State Street, 2nd Floor, Springfield · 4 miles away · Spanish

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

Every agency in Hampden County All counseling agencies in Massachusetts

Help in Spanish near West Springfield 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 West Springfield Town

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

5 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 West Springfield Town, 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 West Springfield Town.

All guides
A father smiles as he carries his baby on his shoulders outdoors.

Questions

Housing questions about West Springfield Town

Short answers with the numbers for West Springfield Town 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 West Springfield Town?

The typical home value in West Springfield Town is $321,500, 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 West Springfield Town?

Typical rent in West Springfield Town is $1,144 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 West Springfield Town?

West Springfield Town 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 West Springfield Town?

The typical homeowner in West Springfield Town pays $4,380 a year, according to the U.S. Census Bureau. That is 1.36% of the home’s value; in Hampden County, the rate is 1.49%.

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

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).