Westfield, MA—01085
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — Westfield, MA
As of Oct '25, the median home price in Westfield, MA is $375,000, with a year-over-year change of 3.2%. This indicates that home prices in Westfield, MA are increasing. According to Zillow, the 1-year price projection is 2.2%, suggesting an increase housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $375,000 | 3.2% |
| Single Family | $382,000 | 3.0% |
| Condos | $251,000 | 6.4% |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | $262,000 | 0.4% |
2 Bed | $299,000 | 4.2% |
3 Bed | $372,000 | 2.8% |
4 Bed | $473,000 | 3.7% |
| 5 Bed | $507,000 | 3.3% |
% of Housing Stock
Rental Trends — Westfield, MA
As of July '25, Rentcast reports the average rent in Westfield, MA is $1,900, with a year-over-year rent change of 1.1%. Per bedroom, the median rent as of July '25 in Westfield, MA is studios: $1,000, 1-bedrooms: $1,680, 2-bedrooms: $1,940, 3-bedrooms: $2,050, 4-bedrooms: $2,200. The most common rental property sizes in Westfield, MA are 2-bedroom and 1-bedroom, accounting for 39.7% and 33.8% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $1,880 | $1,900 |
| Studio Rent | $1,000 | $1,000 |
| 1 Bed Rent | $1,840 | $1,680 |
| 2 Bed Rent | $1,850 | $1,940 |
| 3 Bed Rent | $2,000 | $2,050 |
| 4 Bed Rent | $2,200 | $2,200 |
% of Rental Stock
Property Listings — Westfield, MA
As of Oct '25, Realtor.com reports that the median days on market for a home in Westfield, MA is 28. This is a increase of 18.0% 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 55.0%, representing a large inventory and a lot of supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $462,000 | 12.0% |
Listing Count | 40 | 18.0% |
| Listings as % of Homes | 0.2% | 18.0% |
Days on Market | 28 | 18.0% |
Demographics — Westfield, MA
As of the latest ACS Survey released in 2023, Westfield, MA has a population of 41,500, which has decreased by -1.1% over the past 5 years. Westfield, MA is a moderately popular place for families, as children make up 19.9% of the population. The area has a moderately educated workforce, with 32.8% of adult residents holding a bachelor’s degree or higher. There are few residents working remotely, with 7.5% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 41,500 | -1.1% |
% Under 18 | 19.9% | 6.4% |
% Seniors | 18.7% | 13.3% |
% WFH | 7.5% | 59.6% |
% w/ College Degree | 32.8% | 0.0% |
As of the latest ACS Survey released in 2023, Westfield, MA is a predominantly white area, with 82.5% of the population identifying as white. The white population has shrunk by 3.3% in the last 5 years. The second most common race or ethnicity in Westfield, MA is hispanic, making up 9.8% of the population. Foreign-born residents account for 10.0% of the population in Westfield, MA, and this percentage has remained stable as of the ACS Survey 5 years prior, suggesting immigration has remained steady.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 82.5% | -3.3% |
% Black | 1.1% | -42.1% |
% Hispanic | 9.8% | 7.7% |
% Asian | 3.6% | 24.1% |
% Foreign Born | 10.0% | 0.0% |
Mortgage and Risk — Westfield, MA
According to HUD data as of 2023, there were 645 mortgage originations in Westfield, MA, of which 85.0% of loans were conventional mortgages. The average loan-to-value was 55.0%, with 22.0% above 90% LTV (very high). This implies large mortgage risk in Westfield, MA. Investor activity is low, as 2.0% of loans were by investors. 10.0% of loans were cash-out refinances, suggesting few homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 645 |
% Conventional Loans | 85.0% |
% Government Loans | 15.0% |
% Investor Loans | 2.0% |
% Second Loans | 0.0% |
% Cash Out Refinance | 10.0% |
Loan Activity
Rentals and Section 8 — Westfield, MA
As of 2024, the percent of homes in Westfield, MA under the Section 8 program is 14.0%. 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 Westfield, 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 | 777 |
Total Units Section 8 | 715 |
% Rentals under Section 8 | 14.0% |
% Occupied Section 8 | 83.7% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | -$680 | $1,840 | $1,160 |
| 2 Bedroom | -$410 | $1,850 | $1,440 |
| 3 Bedroom | -$240 | $2,000 | $1,760 |
| 4 Bedroom | -$240 | $2,200 | $1,960 |
Affordability — Westfield, MA
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 3.8 |
| Median Home Price | $375,000 |
| Median Household Income | $83,800 |