Amherst, MA—01002
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — Amherst, MA
As of Oct '25, the median home price in Amherst, MA is $516,000, with a year-over-year change of 1.0%. This indicates that home prices in Amherst, MA are flat. According to Zillow, the 1-year price projection is 1.5%, suggesting an increase housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $516,000 | 1.0% |
| Single Family | $555,000 | 0.0% |
| Condos | $300,000 | -0.3% |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | $242,000 | -0.4% |
2 Bed | $316,000 | -1.6% |
3 Bed | $482,000 | 0.0% |
4 Bed | $611,000 | 0.2% |
| 5 Bed | $736,000 | -0.1% |
% of Housing Stock
Rental Trends — Amherst, MA
As of July '25, Rentcast reports the average rent in Amherst, MA is $2,240, with a year-over-year rent change of -7.4%. Per bedroom, the median rent as of July '25 in Amherst, MA is studios: $1,420, 1-bedrooms: $2,100, 2-bedrooms: $2,250, 3-bedrooms: $3,060, 4-bedrooms: $3,280. The most common rental property sizes in Amherst, MA are 2-bedroom and 1-bedroom, accounting for 29.1% and 22.8% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $2,280 | $2,240 |
| Studio Rent | $1,300 | $1,420 |
| 1 Bed Rent | $2,280 | $2,100 |
| 2 Bed Rent | $2,200 | $2,250 |
| 3 Bed Rent | $2,800 | $3,060 |
| 4 Bed Rent | $3,200 | $3,280 |
% of Rental Stock
Property Listings — Amherst, MA
As of Oct '25, Realtor.com reports that the median days on market for a home in Amherst, MA is 68. This is a increase of 24.0% from last year, suggesting that homes are sitting on the market longer than last year. The percentage of listed homes with a reduced price is 22.0%, representing a small inventory and little supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $677,000 | 20.0% |
Listing Count | 27 | -10.0% |
| Listings as % of Homes | 0.2% | -10.0% |
Days on Market | 68 | 24.0% |
Demographics — Amherst, MA
As of the latest ACS Survey released in 2023, Amherst, MA has a population of 24,700, which has decreased by -17.8% over the past 5 years. Amherst, MA is a less popular place for families, as children make up 13.1% of the population. The area has a highly educated workforce, with 73.9% of adult residents holding a bachelor’s degree or higher. There are some residents working remotely, with 20.6% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 24,700 | -17.8% |
% Under 18 | 13.1% | 5.6% |
% Seniors | 16.0% | 34.5% |
% WFH | 20.6% | 126.4% |
% w/ College Degree | 73.9% | 10.3% |
As of the latest ACS Survey released in 2023, Amherst, MA is a predominantly white area, with 70.6% of the population identifying as white. The white population has shrunk by 1.0% in the last 5 years. The second most common race or ethnicity in Amherst, MA is hispanic, making up 9.4% of the population. Foreign-born residents account for 15.3% of the population in Amherst, MA, and this percentage has decreased by 11.6% as of the ACS Survey 5 years prior, suggesting fewer immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 70.6% | -1.0% |
% Black | 4.7% | -24.2% |
% Hispanic | 9.4% | 28.8% |
% Asian | 8.6% | -21.8% |
% Foreign Born | 15.3% | -11.6% |
Mortgage and Risk — Amherst, MA
According to HUD data as of 2023, there were 199 mortgage originations in Amherst, MA, of which 96.0% of loans were conventional mortgages. The average loan-to-value was 48.0%, with 6.0% above 90% LTV (normal). This implies small mortgage risk in Amherst, MA. Investor activity is low, as 6.0% of loans were by investors. 4.0% of loans were cash-out refinances, suggesting few homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 199 |
% Conventional Loans | 96.0% |
% Government Loans | 4.0% |
% Investor Loans | 6.0% |
% Second Loans | 1.0% |
% Cash Out Refinance | 4.0% |
Loan Activity
Rentals and Section 8 — Amherst, MA
As of 2024, the percent of homes in Amherst, MA under the Section 8 program is 11.9%. This is considered low, suggesting that the neighborhood is sparsely composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. In Amherst, MA, none of the tracked home sizes currently have HUD payment amounts above market rent, suggesting limited Section 8 opportunity.
Section 8 Market Size
Total Units under HUD | 617 |
Total Units Section 8 | 602 |
% Rentals under Section 8 | 11.9% |
% Occupied Section 8 | 88.5% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | -$740 | $2,280 | $1,540 |
| 2 Bedroom | -$290 | $2,200 | $1,910 |
| 3 Bedroom | -$470 | $2,800 | $2,330 |
| 4 Bedroom | -$600 | $3,200 | $2,600 |
Affordability — Amherst, MA
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 6.5 |
| Median Home Price | $516,000 |
| Median Household Income | $69,400 |