West Springfield, MA—01089
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — West Springfield, MA
As of Oct '25, the median home price in West Springfield, MA is $350,000, with a year-over-year change of 2.9%. This indicates that home prices in West Springfield, MA are increasing. According to Zillow, the 1-year price projection is 2.0%, suggesting an increase housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $350,000 | 2.9% |
| Single Family | $355,000 | 2.6% |
| Condos | $177,000 | 4.1% |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | $153,000 | 7.7% |
2 Bed | $285,000 | 2.5% |
3 Bed | $348,000 | 2.7% |
4 Bed | $410,000 | 3.5% |
| 5 Bed | $465,000 | 3.3% |
% of Housing Stock
Rental Trends — West Springfield, MA
As of July '25, Rentcast reports the average rent in West Springfield, MA is $1,740, with a year-over-year rent change of 11.5%. Per bedroom, the median rent as of July '25 in West Springfield, MA is studios: $1,320, 1-bedrooms: $1,240, 2-bedrooms: $1,860, 3-bedrooms: $1,850, 4-bedrooms: $1,690. The most common rental property sizes in West Springfield, MA are 1-bedroom and 2-bedroom, accounting for 37.3% and 35.8% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $1,700 | $1,740 |
| Studio Rent | $1,150 | $1,320 |
| 1 Bed Rent | $1,380 | $1,240 |
| 2 Bed Rent | $1,750 | $1,860 |
| 3 Bed Rent | $1,800 | $1,850 |
| 4 Bed Rent | $1,690 | $1,690 |
% of Rental Stock
Property Listings — West Springfield, MA
As of Oct '25, Realtor.com reports that the median days on market for a home in West Springfield, MA is 18. This is a decrease of -33.0% from last year, suggesting that homes are sitting on the market shorter than last year. The percentage of listed homes with a reduced price is 35.0%, representing a large inventory and a lot of supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $342,000 | -12.0% |
Listing Count | 23 | -16.0% |
| Listings as % of Homes | 0.2% | -16.0% |
Days on Market | 18 | -33.0% |
Demographics — West Springfield, MA
As of the latest ACS Survey released in 2023, West Springfield, MA has a population of 28,600, which has remained stable by -0.1% over the past 5 years. West Springfield, MA is a moderately popular place for families, as children make up 18.8% of the population. The area has a moderately educated workforce, with 34.9% of adult residents holding a bachelor’s degree or higher. There are few residents working remotely, with 9.4% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 28,600 | -0.1% |
% Under 18 | 18.8% | -13.0% |
% Seniors | 16.4% | 8.6% |
% WFH | 9.4% | 161.1% |
% w/ College Degree | 34.9% | 6.1% |
As of the latest ACS Survey released in 2023, West Springfield, MA is a predominantly white area, with 71.8% of the population identifying as white. The white population has shrunk by 8.9% in the last 5 years. The second most common race or ethnicity in West Springfield, MA is hispanic, making up 13.1% of the population. Foreign-born residents account for 18.1% of the population in West Springfield, MA, and this percentage has increased by 16.8% as of the ACS Survey 5 years prior, suggesting more immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 71.8% | -8.9% |
% Black | 4.7% | 56.7% |
% Hispanic | 13.1% | 33.7% |
% Asian | 6.5% | 41.3% |
% Foreign Born | 18.1% | 16.8% |
Mortgage and Risk — West Springfield, MA
According to HUD data as of 2023, there were 411 mortgage originations in West Springfield, MA, of which 82.0% of loans were conventional mortgages. The average loan-to-value was 62.0%, with 28.0% above 90% LTV (very high). This implies large mortgage risk in West Springfield, MA. Investor activity is low, as 2.0% of loans were by investors. 8.0% of loans were cash-out refinances, suggesting few homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 411 |
% Conventional Loans | 82.0% |
% Government Loans | 18.0% |
% Investor Loans | 2.0% |
% Second Loans | 0.0% |
% Cash Out Refinance | 8.0% |
Loan Activity
Rentals and Section 8 — West Springfield, MA
As of 2024, the percent of homes in West Springfield, MA under the Section 8 program is 6.4%. 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. 4-bedroom units appear to be good home sizes to consider for Section 8 housing in West Springfield, MA, because HUD payments exceed market rent, while 1-bedroom and 2-bedroom and 3-bedroom units do not.
Section 8 Market Size
Total Units under HUD | 360 |
Total Units Section 8 | 347 |
% Rentals under Section 8 | 6.4% |
% Occupied Section 8 | 96.0% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | -$320 | $1,380 | $1,060 |
| 2 Bedroom | -$430 | $1,750 | $1,320 |
| 3 Bedroom | -$190 | $1,800 | $1,610 |
| 4 Bedroom | $110 | $1,690 | $1,800 |
Affordability — West Springfield, MA
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 4.3 |
| Median Home Price | $350,000 |
| Median Household Income | $70,400 |