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City · 5,070 residents · Berkshire County, Massachusetts

Williamstown , Massachusetts

In Williamstown, a typical home is worth $439,300 and typical rent is $1,424 a month. Compared with all of Berkshire County, the typical home value is 44% higher, typical rent is 30% higher, and the share of households that own their home is 8 points lower.

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  • Typical home value

    $439,300

    44% above the county

    22% below Massachusetts

    • Williamstown
    • Berkshire
    • Massachusetts

  • Typical rent

    $1,424a month

    30% above the county

    19% below Massachusetts

    • Williamstown
    • Berkshire
    • Massachusetts

  • Typical household income

    $97,917a year

    29% above the county

    6% below Massachusetts

    • Williamstown
    • Berkshire
    • Massachusetts

  • Households that own their home

    62%

    8 points below the county

    1 points below Massachusetts

    • Williamstown
    • Berkshire
    • Massachusetts

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

Market now, with Zillow data

Zillow data
Typical home value
$497,528
1.7% more than 12 months ago

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

Williamstown is in Berkshire 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 Berkshire County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Williamstown apart

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

  1. Nearby, in North Adams, the typical home value is $195,900: 55% less than in Williamstown ($439,300).

  2. Nearby, in North Adams, the typical rent is $793: 44% less than in Williamstown ($1,424).

  3. The typical home in Williamstown is worth $439,300, 44% more than in Berkshire County as a whole ($305,400).

  4. The typical rent in Williamstown is $1,424 a month, 30% more than in Berkshire County as a whole ($1,097).

  5. The typical household income in Williamstown is $97,917, 29% more than in Berkshire County as a whole ($76,013).

  6. 62% of households in Williamstown own their home, against 70% in Berkshire County.

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

The homes here

Housing in Williamstown

What homes there are in Williamstown, 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 Williamstown there is a bit of everything: no kind of home reaches half. The most common are detached houses (49%); in Berkshire County, 66%.

Year built

By size, homes in Williamstown look like those in Berkshire County: 58% have 3 bedrooms or more.

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

$2,373 a month

Berkshire County: $1,816 a month

Without a mortgage

$1,167 a month

Berkshire County: $805 a month

Owners with a mortgage

51%

Berkshire County: 59%

In Williamstown, 51% of owners have a mortgage, and their typical cost is $2,373 a month, against $1,816 in Berkshire County. Without one it drops to $1,167.

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, home values in Williamstown moved so little that the Census cannot say whether they rose or fell.

Since 2015–2019, the typical rent in Williamstown rose 44%, more than in Berkshire County (26%).

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

MeasureWilliamstownBerkshire CountyMassachusettsUnited States
Rental vacancy Unreliable estimate3.0%3.5%5.5%
Homeowner vacancy Unreliable estimate0.6%0.6%0.9%
More than one person per room Unreliable estimate1.0%2.3%3.4%
People per household 1.982.142.442.53
Drive alone 31%71%61%69%
Carpool Unreliable estimate7%7%9%
Public transit Unreliable estimate2%7%3%
Walk or bike 41%5%5%3%
Work from home 22%14%19%15%
Other means Unreliable estimate1%2%2%
Typical commute Unreliable estimate10 to 19 minutes20 to 29 minutes20 to 29 minutes

Households in Williamstown are smaller: 1.98 people on average; in Berkshire County, 2.14.

Many here get to work on foot or by bike: 41%, more than in Berkshire County (5%).

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 Williamstown?

A typical home costs more than the typical income allows

We start with a typical home in Williamstown, worth $439,300, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 46% of the typical household income in Williamstown, which is $97,917 a year. For that payment to be 28% of income, a household would need to earn about $159,289 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Williamstown. 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 $15,376 (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

$3,717

at 7.18% · 30 years

Loan amount
$431,343
Total interest
$620,601
Paid off in
November 2056

Includes $7,419 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,285 a month

  • Tight

    $2,285 to $2,938 a month

  • Hard

    more than $2,938 a month

    Your payment · 46%

Compared with the typical household income in Williamstown ($97,917 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,717
Principal & interest$2,922
Property tax$417
Home insurance$183
FHA mortgage insurance (MIP)$194

You need at least $15,376 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

Williamstown and Berkshire County

Williamstown is in Berkshire 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).

Williamstown's own numbers

Typical home value
$439,300
Typical monthly rent
$1,424
Typical yearly household income
$97,917
Households that own their home
62%
Effective property tax rate
1.14%

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

Numbers for all of Berkshire County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,704–$1,763
Price change over 5 years (FHFA)
+59%

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 Berkshire County.

Everything about Berkshire County

Buying

Buying a home in Williamstown

A typical home in Williamstown is worth $439,300: 44% above the county and 22% below Massachusetts. With the typical household income in Williamstown ($97,917 a year), a typical home costs 4.5 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.

  • Williamstown 4.5 years
  • Berkshire 4.0 years
  • Massachusetts 5.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Berkshire County

According to FHFA’s house price index, home prices in Berkshire County rose 82% in the 10 years through 2025.

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

Period County Massachusetts U.S.
Last year (2025) +1.1% +3.7% +2.9%
5 years (2020–2025) +59% +49% +47%
10 years (2015–2025) +82% +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

Williamstown next to Berkshire 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
  • Williamstown $439,300
  • Berkshire $305,400
  • Massachusetts $562,100
  • United States $332,700
Typical monthly rent
  • Williamstown $1,424
  • Berkshire $1,097
  • Massachusetts $1,762
  • United States $1,413
Typical yearly household income
  • Williamstown $97,917
  • Berkshire $76,013
  • Massachusetts $103,960
  • United States $80,734
See the full table
Williamstown next to Berkshire County and Massachusetts
Measure Williamstown Berkshire County Massachusetts U.S.
Typical home value $439,300 $305,400 $562,100 $332,700
Typical monthly rent $1,424 $1,097 $1,762 $1,413
Typical yearly household income $97,917 $76,013 $103,960 $80,734
Households that own their home 62% 70% 63% 65%
Typical yearly property tax $4,993 $4,036 $5,992 $3,119
Effective property tax rate 1.14% 1.32% 1.07% 0.94%
Renters with high rent for their income 53% 54% 52% 51%

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

For a typical $439,300 home in Williamstown, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Williamstown's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $3,717a month

    Least cash to close
    Down payment
    $15,376
    Cash to close
    $28,555
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $194

  • Conventional, 5% down $3,636a month

    Down payment
    $21,965
    Cash to close
    $35,144
    Rate
    7.18%
    Mortgage insurance
    PMI · $209

  • Conventional, 20% down, no PMI $2,981a month

    Down payment
    $87,860
    Cash to close
    $101,039
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $3,387a month

    Down payment
    $65,895
    Cash to close
    $79,074
    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 Williamstown and for Berkshire County.

Property tax

Effective rate in Williamstown

1.14%of the home’s value each year

$4,993 a year for the typical owner in Williamstown.

  • Williamstown 1.14%
  • Berkshire 1.32%
  • Massachusetts 1.07%

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

Exemptions and deadlines in Massachusetts

Flood risk in Berkshire County

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

FEMA’s maps count no homes in the high-risk zone in Berkshire 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 Williamstown

Typical rent in Williamstown is $1,424 a month: 30% above the county. In Williamstown, 53% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for each area of Berkshire County; Williamstown is in Berkshire County, MA (part) HUD Metro FMR Area. To pay the 2-bedroom one ($1,763 a month) without spending more than 30% of your income, you would need to earn $33.90 an hour working full time.

Fair market rent by size in Berkshire County, MA (part) 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 $1,329 $25.56 $53,160
1 bedroom $1,348 $25.92 $53,920
2 bedrooms $1,763 $33.90 $70,520
3 bedrooms $2,409 $46.33 $96,360
4 bedrooms $2,947 $56.67 $117,880

HUD splits this county into 2 areas with different fair market rents: for 2 bedrooms they run from $1,704 to $1,763. 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 Berkshire County

HUD splits this county into 2 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
Pittsfield, MA HUD Metro FMR Area The area where most people live
10 towns in this area

Adams town, Cheshire town, Dalton town, Hinsdale town, Lanesborough town, Lee town, Lenox town, Pittsfield city, Richmond town, Stockbridge town

 $1,315$1,324$1,704$2,231$2,848$32.77
Berkshire County, MA (part) HUD Metro FMR Area Williamstown is in this area
22 towns in this area

Alford town, Becket town, Clarksburg town, Egremont town, Florida town, Great Barrington town, Hancock town, Monterey town, Mount Washington town, New Ashford town, New Marlborough town, North Adams city, Otis town, Peru town, Sandisfield town, Savoy town, Sheffield town, Tyringham town, Washington town, West Stockbridge town, Williamstown town, Windsor town

 $1,329$1,348$1,763$2,409$2,947$33.90

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 Williamstown

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Williamstown is in ZIP code 01267.

For 2 bedrooms it is $2,190.

  • 01267 $2,190$2,990

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

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

  • Proprietors Field 118 Church St, Williamstown 01267 60 low-income homes · For older adults
  • Highland Woods 140 Church St, Williamstown 40 low-income homes · 1 bd: 32 · 2 bd: 8 · In service since 2016 · For families
  • Spring Meadow 1231 N Hoosac Rd, Williamstown 22 homes, 15 low-income · 1 bd: 3 · 2 bd: 10 · 3 bd: 6 · In service since 1991

See all 46 buildings in Berkshire County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Williamstown

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 Berkshire County; 1 says it serves in Spanish.

A young man and a young woman look something up together on a laptop.

HUD counseling is free or low-cost

Assistance programs in Williamstown

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

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

  • Berkshire County Regional Housing Authority-H

    1 Fenn St Ste 4, Pittsfield · 18 miles away · Spanish

    Also serves in French.

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 7 more
    (413) 443-7138

  • Franklin County Regional Housing and Redevelopment Authority

    241 Millers Falls Rd, Turners Falls · 35 miles away

    • Mortgage delinquency and default
    • Home improvement and repairs
    • and 5 more
    (413) 863-9781

  • Valley Community Development Corporation

    256 Pleasant St Ste A, Northampton · 40 miles away

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

Every agency in Berkshire County All counseling agencies in Massachusetts

Help in Spanish near Williamstown

1 of the 3 agencies on this list says it serves 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 Williamstown

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

  • Williamstown Housing Authority Section 8 vouchers (413) 458-8282
  • Berkshire County Regional Housing Authority Section 8 vouchers (413) 443-7138

4 other authorities have an office in Berkshire County: see the list Source: HUD

Cities

Other cities in Berkshire County

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

Everything about Berkshire County Housing in Massachusetts

Nearby cities

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

Neighboring counties

If Berkshire 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 Williamstown.

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

Questions

Housing questions about Williamstown

Short answers with the numbers for Williamstown and all of Berkshire 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 Williamstown?

The typical home value in Williamstown is $439,300, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Berkshire County it is $305,400.

How much does it cost to rent in Williamstown?

Typical rent in Williamstown is $1,424 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Berkshire County is $1,704–$1,763.

What is the FHA loan limit in Williamstown?

Williamstown uses the FHA limit for all of Berkshire 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 Williamstown?

The typical homeowner in Williamstown pays $4,993 a year, according to the U.S. Census Bureau. That is 1.14% of the home’s value; in Berkshire County, the rate is 1.32%.

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

There is 1 HUD-approved counseling agency with an office in Berkshire County. 1 says it serves 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).