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City · 40,378 residents · Hampden County, Massachusetts

Westfield , Massachusetts

In Westfield, a typical home is worth $325,100 and typical rent is $1,117 a month. Compared with all of Hampden County, typical household income is 23% higher, the typical home value is 9% higher, and the share of households that own their home is 6 points higher.

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  • Typical home value

    $325,100

    9% above the county

    42% below Massachusetts

    • Westfield
    • Hampden
    • Massachusetts

  • Typical rent

    $1,117a month

    About the same as the county

    37% below Massachusetts

    • Westfield
    • Hampden
    • Massachusetts

  • Typical household income

    $87,753a year

    23% above the county

    16% below Massachusetts

    • Westfield
    • Hampden
    • Massachusetts

  • Households that own their home

    69%

    6 points above the county

    6 points above Massachusetts

    • Westfield
    • Hampden
    • Massachusetts

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

Market now, with Zillow data

Zillow data
Typical home value
$384,096
3.6% more than 12 months ago
Typical rent
$1,950 a month
3.4% more than 12 months ago

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

Westfield 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 Westfield apart

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

  1. The typical household income in Westfield is $87,753, 23% more than in Hampden County as a whole ($71,306).

  2. Nearby, in Holyoke, the typical home value is $274,100: 16% less than in Westfield ($325,100).

  3. Westfield has the 10th lowest typical rent of the 121 cities in Massachusetts with more than 5,000 people ($1,117).

  4. 69% of households in Westfield own their home, against 62% in Hampden County.

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

The homes here

Housing in Westfield

What homes there are in Westfield, 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 60% of homes here, against 56% in Hampden County.

Year built

Homes in Westfield are newer: the typical year built is 1964; in Hampden County, 1959.

In Westfield, 60% of homes have 3 bedrooms or more, more than in Hampden County (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

About 90% of owner-occupied homes in Westfield are worth less than the FHA loan limit for Hampden County ($541,287).

Monthly rent with utilities

By rent, most homes in Westfield cost less than HUD's 2-bedroom fair market rent ($1,800): about 88%.

With a mortgage

$1,996 a month

Hampden County: $1,966 a month

Without a mortgage

$839 a month

Hampden County: $824 a month

Owners with a mortgage

59%

Hampden County: 64%

In Westfield, 59% of owners have a mortgage; their typical cost is $1,996 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

Homes in Westfield gained value more slowly than in Hampden County: 39% since 2015–2019, against 44%.

Rents in Westfield rose more slowly than in Hampden County: 15% since 2015–2019, against 25%.

While home values in Westfield changed +39% and rent +15%, the typical household income rose 29%.

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

MeasureWestfieldHampden 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 2.382.442.442.53
Drive alone 78%76%61%69%
Carpool 5%8%7%9%
Public transit Unreliable estimate2%7%3%
Walk or bike 4%3%5%3%
Work from home 9%11%19%15%
Other means 2%2%2%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

A household in Westfield has 2.38 people on average, about the same as in Hampden County (2.44).

The car rules in Westfield: 78% of workers drive to work alone, and the typical trip takes 20 to 29 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 Westfield?

A typical home costs more than the typical income allows

We start with a typical home in Westfield, worth $325,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 39% of the typical household income in Westfield, which is $87,753 a year. For that payment to be 28% of income, a household would need to earn about $121,596 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 Westfield. 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 $11,379 (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

$2,837

at 7.18% · 30 years

Loan amount
$319,211
Total interest
$459,270
Paid off in
November 2056

Includes $5,490 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,048 a month

  • Tight

    $2,048 to $2,633 a month

  • Hard

    more than $2,633 a month

    Your payment · 39%

Compared with the typical household income in Westfield ($87,753 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,837
Principal & interest$2,162
Property tax$396
Home insurance$136
FHA mortgage insurance (MIP)$144

You need at least $11,379 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

Westfield and Hampden County

Westfield 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).

Westfield's own numbers

Typical home value
$325,100
Typical monthly rent
$1,117
Typical yearly household income
$87,753
Households that own their home
69%
Effective property tax rate
1.46%

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 Westfield

A typical home in Westfield is worth $325,100: 9% above the county and 42% below Massachusetts. With the typical household income in Westfield ($87,753 a year), a typical home costs 3.7 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.

  • Westfield 3.7 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

Westfield 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
  • Westfield $325,100
  • Hampden $298,800
  • Massachusetts $562,100
  • United States $332,700
Typical monthly rent
  • Westfield $1,117
  • Hampden $1,136
  • Massachusetts $1,762
  • United States $1,413
Typical yearly household income
  • Westfield $87,753
  • Hampden $71,306
  • Massachusetts $103,960
  • United States $80,734
See the full table
Westfield next to Hampden County and Massachusetts
Measure Westfield Hampden County Massachusetts U.S.
Typical home value $325,100 $298,800 $562,100 $332,700
Typical monthly rent $1,117 $1,136 $1,762 $1,413
Typical yearly household income $87,753 $71,306 $103,960 $80,734
Households that own their home 69% 62% 63% 65%
Typical yearly property tax $4,746 $4,455 $5,992 $3,119
Effective property tax rate 1.46% 1.49% 1.07% 0.94%
Renters with high rent for their income 46% 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 Westfield

For a typical $325,100 home in Westfield, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Westfield's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,837a month

    Least cash to close
    Down payment
    $11,379
    Cash to close
    $21,132
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $144

  • Conventional, 5% down $2,778a month

    Down payment
    $16,255
    Cash to close
    $26,008
    Rate
    7.18%
    Mortgage insurance
    PMI · $154

  • Conventional, 20% down, no PMI $2,293a month

    Down payment
    $65,020
    Cash to close
    $74,773
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,593a month

    Down payment
    $48,765
    Cash to close
    $58,518
    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 Westfield and for Hampden County.

Property tax

Effective rate in Westfield

1.46%of the home’s value each year

$4,746 a year for the typical owner in Westfield.

  • Westfield 1.46%
  • 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 Westfield

Typical rent in Westfield is $1,117 a month: about the same as the county. In Westfield, 46% 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 Westfield

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Westfield is in ZIP code 01085.

For 2 bedrooms it is $1,810: $10 more than the fair market rent for Hampden County ($1,800).

  • 01085 $1,810$2,260

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

HUD lists 13 buildings with rents for lower incomes in Westfield. These are the largest.

  • Powdermill Apts 126 Union St, Westfield 247 homes, 207 low-income · 1 bd: 49 · 2 bd: 148 · 3 bd: 50
  • General Shepard 25 Thomas St, Westfield 01085 106 low-income homes · For older adults
  • Edgewinn 134 Union St, Westfield 84 homes, 81 low-income · 2 bd: 84 · In service since 2002
  • Mosely Apartments 25 Dartmouth St, Westfield 68 homes, 50 low-income · 1 bd: 57 · 2 bd: 11 · In service since 2019 · For families
  • East Mountain View 138 E Mountain Rd, Westfield 01085 46 low-income homes · For older adults

See all 221 buildings in Hampden County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Westfield

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.

A grandmother smiles, seated at home.

HUD counseling is free or low-cost

Assistance programs in Westfield

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

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

  • Holyoke Housing Authority

    475 Maple St, Holyoke · 8 miles away · Spanish

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

  • Way Finders, Inc.

    1780 Main St, Springfield · 9 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 · 9 miles away · Spanish

    Also serves in Polish.

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

Every agency in Hampden County All counseling agencies in Massachusetts

Help in Spanish near Westfield

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 Westfield

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

4 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 Westfield, 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 Westfield.

All guides
A father holds his baby and his young son by a white picket fence.

Questions

Housing questions about Westfield

Short answers with the numbers for Westfield 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 Westfield?

The typical home value in Westfield is $325,100, 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 Westfield?

Typical rent in Westfield is $1,117 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 Westfield?

Westfield 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 Westfield?

The typical homeowner in Westfield pays $4,746 a year, according to the U.S. Census Bureau. That is 1.46% of the home’s value; in Hampden County, the rate is 1.49%.

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

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).