Cheap Houses for Sale in Massachusetts: 10 Real Listings and Why They Sit
Fifty-six acres with a pond and an 1880s farmhouse for $350,000. A Berkshire ranch on five acres with mountain views for $104,900. Three and a half acres on the Mohawk Trail for $49,900, in a Massachusetts town that is actually called Florida. These are real cheap houses for sale in Massachusetts, listed in the fall of 2026, and each one comes with a specific reason it had not sold.
That reason is the point of this guide. Massachusetts is one of the most expensive housing markets in the country: Zillow put the typical home at $655,219 at the end of September 2026, up 2.3% in a year, and the typical listing goes under contract in about 16 days. Land is no different. On our ranking of the cheapest states to buy land, Massachusetts comes 46th of 48. So when a rural listing in this state sits for weeks or months, the cause is rarely the location. It is a lending rule, an insurance problem, a line on the fact sheet or a price history that spooks people.
The page has two halves. The first is permanent: why cheap houses for sale in Massachusetts sit longer than the state’s typical home, what farmland is worth in every Massachusetts county, and the state rules that change what a house really costs. The second is a dated snapshot: ten listings from $49,900 to $409,000, from Barre on the edge of the Quabbin to the Mohawk Trail in the Berkshires, with days on market taken from Zillow on October 20, 2026. Read them as evidence, not inventory.
Two disclosures before you scroll. Number three is a 1970 single-wide manufactured home, and number one is a building lot whose 1921 house the listing itself calls a likely teardown. Neither is a conventional house, both are flagged again in their own sections, and both earned a place because of what they cost and what they teach about financing.
Watch the Full Tour
All ten properties were filmed for the video version of this guide on American Home Opportunities Daily, with the photos, the listing details and the reason each one is still available. If you would rather watch than read, start here, then come back for the county numbers and the Massachusetts rules behind these cheap houses for sale in Massachusetts.
Cheap Houses for Sale in Massachusetts: the numbers in short
What You’ll Find: Cheap Houses for Sale in Massachusetts
The permanent half comes first, because it still works after every one of these listings has sold. It explains why cheap houses for sale in Massachusetts stay on the market longer than the state’s typical home, what the land underneath is worth county by county, and which Massachusetts rules change the real price. After that comes the dated snapshot: ten listings, the numbers behind each one and the specific reason it had not sold yet.
Why Cheap Houses for Sale in Massachusetts Sit Longer
When a rural Massachusetts property falls behind a market this fast, the cause usually belongs to one of four groups. Each appears at least twice in the ten listings below, and each is also an opening for the buyer who checks it.
- Lending rules. A lender needs a house that is livable at closing, with safe wiring and a permanent heat source, and federal loan programs refuse manufactured homes built before June 1976. A house that needs extensive repairs, a teardown or a 1970 single-wide quietly becomes a cash-only property, and most buyers in this state finance.
- Insurance. Old houses are common in Massachusetts, and insurers ask about the wiring, the heat and the roof. Knob-and-tube wiring on a fact sheet can stop a homeowners policy, and without a policy there is no mortgage.
- The listing’s own signals. Six price cuts in four months, a fact sheet that contradicts itself, a zoning box marked TBD, a state highway in the address, photos of bare dirt. None of it touches the land, and all of it makes a buyer wonder what is wrong.
- Distance and categories. Most Massachusetts buyers search within commuting range of Boston or Worcester, and these ten sit an hour or more west. A building lot filed as a four-bedroom house is invisible to people searching for land, and a disappointment to people searching for houses.
Get the next cheap houses for sale in Massachusetts first
Every week a new state gets this treatment: real listings, county numbers and the honest reason each property is still available. Tell us what you are looking for in Massachusetts and you will hear about the next cheap houses for sale in Massachusetts before they go public.
What Farmland Is Worth in Every Massachusetts County
The ten properties sit in four counties. The table ranks all 14 Massachusetts counties by the average value of farm land and buildings per acre in the USDA’s 2022 Census of Agriculture, with 1 the cheapest.
| Rank of 14 | County | Region | Avg $/Acre | Acres in Farms | Property here |
|---|---|---|---|---|---|
| 1 | Berkshire | Western Mass / the Berkshires | $8,606 | 71,860 | #6 Windsor, #2 Savoy, #1 Drury |
| 2 | Franklin | Western Mass / Pioneer Valley and hill towns | $8,637 | 71,519 | #9 Leverett, #8 New Salem, #5 Deerfield, #3 Warwick |
| 3 | Dukes | Martha’s Vineyard | $8,824 | 6,404 | — |
| 4 | Hampshire | Western Mass / Pioneer Valley and hill towns | $10,568 | 53,268 | #4 Worthington |
| 5 | Hampden | Western Mass / Springfield | $13,611 | 29,618 | — |
| 6 | Nantucket | Nantucket | $14,302 | 911 | — |
| 7 | Plymouth | Southeastern Mass | $14,377 | 54,093 | — |
| 8 | Worcester | Central Mass / Quabbin | $15,447 | 90,983 | #10 Barre, #7 Barre |
| 9 | Essex | North Shore | $20,111 | 18,490 | — |
| 10 | Norfolk | Boston suburbs | $20,134 | 9,435 | — |
| 11 | Bristol | Southeastern Mass | $21,221 | 27,956 | — |
| 12 | Middlesex | Boston suburbs | $22,138 | 25,752 | — |
| 13 | Suffolk | Boston | $52,340 | 206 | — |
| 14 | Barnstable | Cape Cod | $58,917 | 3,956 | — |
| — | Massachusetts (state) | All 14 counties | $13,831 | 464,451 | — |
Source: USDA 2022 Census of Agriculture, Volume 1, Chapter 2, Table 8 for Massachusetts — “Estimated market value of land and buildings, average per acre, 2022.” All 14 counties were read from the published table, and the county figures reconcile exactly to the state totals of 7,083 farms and 464,451 acres, with no suppressed counties. The cheapest county is Berkshire at $8,606 an acre; the most expensive is Barnstable, Cape Cod, at $58,917, almost seven times more.
Two patterns stand out. Seven of these ten properties sit in the two cheapest counties in the state, Berkshire and Franklin, which together hold almost a third of Massachusetts farmland, and an eighth sits in Hampshire, fourth cheapest. And the census figure is far below what listing sites show: LandSearch put the average asking price of Massachusetts land at $244,527 an acre in October 2026, about 18 times the census average, because it averages small, expensive lots near Boston and the Cape. The census is the right tool for comparing counties and the wrong number to quote at a closing.
The Massachusetts Rules That Decide What a House Really Costs
Three state rules come up again and again with cheap houses for sale in Massachusetts. None is exotic, but most out-of-state buyers meet them for the first time in the middle of an offer.
Title 5 inspects every septic
Massachusetts requires a state-approved inspection of any septic system within two years before a sale, or three years if it is pumped every year, and weather can push it up to six months after closing. A failed system generally has to be upgraded within two years. On a rural lot that report can be worth more than the home inspection.
Chapter 61A starts at 5 acres
Farmland of at least five contiguous acres, actively farmed with at least $500 a year in gross sales, can be taxed on its agricultural value under Chapter 61A. Leaving the program brings rollback taxes for up to five years, and the town has a 120-day right of first refusal if enrolled land is sold or converted.
Lead law for pre-1978 homes
Buyers of any Massachusetts home built before 1978 must receive the state’s Property Transfer Lead Paint Notification, and they can take up to ten days for a lead inspection. If a child under six lives in the home, the owner is responsible for deleading. Seven of the ten properties here were built before 1978.
Lending and insurance rules add the rest. FHA and other government-backed loans exclude manufactured homes built before June 15, 1976, and most loan programs want safe wiring, a permanent heat source, safe water and a working septic. Many insurers decline or surcharge knob-and-tube wiring. And every Massachusetts sale needs a smoke and carbon monoxide alarm certificate from the local fire department before closing, so budget for alarms in an older house.
For the bigger picture across the country, our ranking of the cheapest states to buy land shows where Massachusetts sits, and our guide to why cheap rural homes don’t sell explains the hidden reasons behind a low price anywhere.
October 2026 Snapshot: Ten Real Listings
These ten cheap houses for sale in Massachusetts were listed in the summer and fall of 2026, one of them since June 2025, and the days on the market come from Zillow as of October 20, 2026. They run from Barre on the eastern edge of the Quabbin through the hill towns of Franklin and Hampshire counties to the Berkshires. Here they are side by side, with the main reason each one had not sold.
| # | Town | County | Price | Acres | Days listed | Why it is still available | AHO Score |
|---|---|---|---|---|---|---|---|
| 10 | Barre | Worcester | $409,000 | 5.02 | 29 | Bare, freshly leveled dirt in the yard photos | 75/100 |
| 9 | Leverett | Franklin | $375,000 | 7 | 103 | A $7,010 tax bill on the payment estimate | 79/100 |
| 8 | New Salem | Franklin | $350,000 | 55.95 | 133 | Six price cuts in under four months | 84/100 |
| 7 | Barre | Worcester | $329,900 | 2.99 | 25 | A fact sheet that contradicts itself | 74/100 |
| 6 | Windsor | Berkshire | $300,000 | 3.5 | 21 | The words State Highway in the address | 70/100 |
| 5 | Deerfield | Franklin | $239,900 | 1.2 | 26 | Knob-and-tube wiring on the fact sheet | 68/100 |
| 4 | Worthington | Hampshire | $225,000 | 7.43 | 4 | Priced low, with an offer deadline | 78/100 |
| 3 | Warwick | Franklin | $169,900 | 1.45 | 103 | A 1970 single-wide, built before the federal code | 56/100 |
| 2 | Savoy | Berkshire | $104,900 | 5 | 128 | Extensive repairs, sold as-is | 65/100 |
| 1 | Drury | Berkshire | $49,900 | 3.5 | 463 | A teardown filed as a four-bedroom house | 62/100 |
How the AHO Score Works
Every property gets a score out of 100, built from six weighted categories: Price and Value (25), Land and Usability (20), Condition (20), Practical Location (15), Charm (10) and Future Potential (10). Scores come only from what the listing and the photographs show. Where data is missing, the property is scored mid-band and the gap is stated rather than filled in with optimism. The full rubric is on our AHO Score methodology page.
Bands run 90-100 Exceptional, 80-89 Strong AHO Pick, 70-79 Solid Rural Deal, 60-69 Niche Opportunity and below 60 High-Caution. In this batch the top score is 84, for the 56 acres in New Salem, and the lowest is 56, for the 1970 single-wide in Warwick, which is where a home no lender will finance should land. It is an editorial tool for comparison — not an appraisal, an inspection, or investment advice.
Published October 2026. Some of these listings will be under contract or sold by the time you read this, and that is normal. The reasons they sat, the county figures and the checklist at the bottom stay accurate regardless. If you want the next cheap houses for sale in Massachusetts before they go public, the forms on this page are how you get them, and our free Rural Property Buyer’s Field Guide covers the checks every walkthrough needs.
The ten properties
Ten houses with land, most expensive to least. Every one includes the reason it is still available, the price per acre and per square foot against its county, and an honest read on who it suits.
Coming from the video?
Get the next state’s properties before the video goes live — one email a week with the new batch and nothing else.
#10 — Barre, MA — $409,000 — 5.02 acres
A move-in-ready 1987 contemporary on five acres zoned for horses, with a new septic, new siding and windows, a solarium and a wood stove
Five acres on the road named for Dana, one of the four towns Massachusetts dissolved in 1938 to build the Quabbin Reservoir. The house is a 1987 contemporary where the expensive work is already done: a brand-new four-bedroom septic system, new siding and windows, new insulation. Of all the cheap houses for sale in Massachusetts on this page, this is the one closest to move-in ready.
Inside the Home
About 1,680 square feet with four bedrooms and two full bathrooms. You enter through a mudroom, which a New England winter turns from a luxury into a necessity, and the kitchen to the left has a granite-topped island, recessed lighting, stone tile and a dining area in the same light-filled space.
The living room sits at the center of the house under cathedral ceilings and a skylight, with a wood stove and a solarium that floods the floor with light. One bedroom and a full bath with a shower stall are on the main level, so the house works for one-floor living, and a bonus room at the back looks into the woods. Upstairs are three more bedrooms with wood floors and a second full bath under a skylight. Heat comes from oil forced air, electric baseboard and the wood stove; the washer, dryer, range, dishwasher, microwave and refrigerator stay, and the partial basement has walk-out access.
Land and Outdoor Potential
5.02 acres, a mix of woods and cleared ground, level in places and gently sloping in others, zoned R80 with horses permitted. The current owners keep horses and donkeys in the paddock, and the previous owners ran a chicken coop out of the storage shed. On the other side of the house there is a wooden deck with patio furniture, a patch of lawn and a fire pit.
The systems list is the reason this price makes sense: a new four-bedroom septic in 2022, new insulation in 2022, new siding and windows in August 2023, a newer oil tank in 2023, and a 2013 roof, plus 200-amp electric service, a private well and a paved road with parking for eight. One note: the seller’s camera system and the metal gates are excluded from the sale.
About Barre, Massachusetts
Barre is a classic New England town of about 5,500 people in Worcester County, built around a wide common on the eastern edge of the Quabbin Reservoir. Groceries and the basics are in the town center a few minutes away. Heywood Hospital in Gardner is about 30 minutes north, Worcester about 40 minutes east and Boston about an hour and 20 minutes. The Quabbin’s trails and the Barre Falls Dam recreation area are close for walking, fishing and skiing. The honest trade-off: it is too far for a daily Boston commute, which is exactly why the price is what it is.
Why It’s Still Available
Twenty-nine days on Zillow as of October 20, 2026, past the roughly 16 days it takes a typical Massachusetts home to go under contract. The likeliest reason is in the photos: where the animals live, the side and back yard are bare, freshly dragged dirt, and the description even says the ground has been leveled so grass can grow back. Buyers scroll at speed and see mud, not a lawn next May. The seller cut $16,000 three weeks in and added that an offer may be accepted at any time. Grass seed is cheap; a new septic, siding, windows and insulation are not, and the price now sits at Zillow’s own estimate of $407,500.
AHO Score: 75/100 — Solid Rural Deal
| Category | Score | Max |
|---|---|---|
| Price / Value | 15 | 25 |
| Land / Usability | 16 | 20 |
| Condition | 18 | 20 |
| Practical Location | 11 | 15 |
| Charm | 7 | 10 |
| Future Potential | 8 | 10 |
| Total | 75 | 100 |
The math. $409,000 over 5.02 acres is about $81,474 an acre, against a Worcester County farmland benchmark of $15,447, number 8 of 14 counties from the cheapest. At that county rate the land alone would be worth about $77,500, roughly 19% of the price. The house works out to about $243 a square foot. Zillow’s estimate is $407,500 and the town’s assessment is $377,600.
Our Verdict
The safest buy in the batch: a younger house with the expensive systems already replaced and land you can actually use for animals. It suits a family or a remote worker who wants horses or chickens within 40 minutes of Worcester, and who can look past a muddy paddock in the photographs.
#9 — Leverett, MA — $375,000 — 7 acres
A 1778 colonial on seven private acres across from conservation land, with a new well, a new septic, new plumbing and a new boiler
This house was built in 1778, before the Constitution existed, and its most important parts were replaced in the last few years: a brand-new well, a brand-new septic system, new plumbing, updated electrical and a high-efficiency Buderus boiler. What is left for the next owner is the part buyers enjoy choosing, the finishes. It sits ten minutes from UMass Amherst on about seven acres facing protected land.
Inside the Home
About 3,100 square feet with four bedrooms and three full bathrooms. The first floor is a run of large old rooms with wood floors: a living room more than 21 feet long, a family room and a kitchen, each with its own wood or pellet stove, plus a 16-by-13 formal dining room, a three-quarter bath and the laundry.
Upstairs are four bedrooms, the largest about 16 by 13 with wood floors, two full baths with tub and shower, and a 16-by-11 home office. Heat is oil-fired baseboard from the new Buderus boiler, backed by the three stoves, and there is no central air. The interior is presented as a canvas for your own design, which in practice means the systems are new and the look is yours to choose.
Land and Outdoor Potential
About seven sprawling, private acres framed by woods, directly across the road from protected conservation land with trailheads for year-round hiking, snowshoeing and cross-country skiing. Leverett Pond is moments away. The acreage is open enough for a large organic garden, a few animals or a small hobby farm.
Under the house is a stone foundation that has stood for nearly two and a half centuries; above it, a shingle and metal roof. The water is a new private well and the waste goes to a new private septic, which in Massachusetts means the Title 5 inspection that comes with every sale should be the easiest part of the deal. One caution on the photos: some of the exterior images in this listing carry a mark showing they were digitally altered, so judge the yard and the views in person.
About Leverett, Massachusetts
Leverett is a wooded hill town of about 1,900 people in Franklin County, just north of Amherst. The University of Massachusetts and Amherst center are about 10 minutes away, with groceries, restaurants and jobs; Cooley Dickinson Hospital in Northampton is about 25 minutes, Springfield about 45 and Bradley International Airport about an hour. The New England Peace Pagoda sits on a hill in town. The honest trade-off: the property tax bill here is the highest in this batch, and it is calculated on whatever the town assesses.
Why It’s Still Available
One hundred three days on Zillow as of October 20, 2026, with two price cuts since June, from $425,000. Open the payment estimate and the line that stands out is property tax: $7,010 a year, the highest bill in this batch, close to $600 a month before a dollar of mortgage. Buyers in this price range shop by monthly payment. But the town assesses the property at $461,800, almost $87,000 above the asking price, and a buyer who pays less can ask the Leverett assessors about an abatement once the bill arrives. Zillow does not publish an estimate for this house at all.
AHO Score: 79/100 — Solid Rural Deal
| Category | Score | Max |
|---|---|---|
| Price / Value | 18 | 25 |
| Land / Usability | 16 | 20 |
| Condition | 14 | 20 |
| Practical Location | 13 | 15 |
| Charm | 9 | 10 |
| Future Potential | 9 | 10 |
| Total | 79 | 100 |
The math. $375,000 over 7 acres is about $53,571 an acre, against a Franklin County farmland benchmark of $8,637, number 2 of 14 counties from the cheapest. At that county rate the land alone would be worth about $60,500, roughly 16% of the price. The house works out to about $121 a square foot. The the town’s assessment is $461,800.
Our Verdict
The best house in the batch for someone who wants history without the usual history problems: the well, the septic, the plumbing and the boiler are new, and the land faces protected trails. It suits a buyer with a decorating budget and a tolerance for a high tax line, ten minutes from a university town.
#8 — New Salem, MA — $350,000 — 55.95 acres
An 1880s farmhouse with ten rooms on 55.95 acres of fields, woods and a pond inside a protected watershed, with a historic cow barn
Fifty-six acres in Massachusetts, with rolling fields, mature trees, a pond and an 1880s farmhouse with ten rooms, for about half of what a typical home in the state is worth. The listing opens with MOTIVATED SELLER in capital letters and closes with MAKE AN OFFER and three exclamation points. By the end of this section you will know why.
Inside the Home
About 2,534 square feet and ten rooms, with five bedrooms, all on the second floor. The heart of the house is a large eat-in kitchen with an antique stove and a generous pantry. The first floor also has a formal dining room, a living room, an office, a den and a bonus room, so there is space for guests, hobbies or a home business.
There is one full bathroom, on the first floor, and for a five-bedroom house that is the first project. The good news is that ten rooms give you somewhere to put a second bath without an addition. Wood floors run throughout, heat is oil with the option of a wood furnace, laundry is on the main floor, and there is a partial basement under a stone foundation. The refrigerator, washer and dryer stay.
Land and Outdoor Potential
55.95 acres on a quiet country dirt road inside a protected watershed: rolling fields, mature trees, a pond, wildlife and scenic views, part wooded and part cleared, gently sloping. Additional land is available. Fifty-six acres is enough for hay, livestock, a maple sugar bush or miles of private trail.
The historic cow barn stands ready for restoration and gives you covered parking for one vehicle in the meantime, with room for six more outside, and there is a deck off the house. The water and septic are private. Because the land sits in a protected watershed near the Quabbin, the open country around you is likely to stay open; check what the watershed rules allow before you plan any new building.
About New Salem, Massachusetts
New Salem is one of the smallest towns in Massachusetts, about a thousand people in Franklin County, with a hilltop common and the Quabbin Reservoir at its southern edge. Amherst and its colleges are about 30 minutes away, Athol Hospital about 25 minutes, and Springfield a little over an hour. Orange and Athol cover groceries and hardware. The honest trade-off: the road is unimproved dirt, so mud season in March and April is part of the deal.
Why It’s Still Available
One hundred thirty-three days on Zillow as of October 20, 2026, and the price history tells the story. It came out on June 9 at $550,000, then dropped to $495,000, $485,000, $465,000, $425,000, $399,000 and finally $350,000 on September 29: six cuts and $200,000 in under four months. Every cut teaches the next buyer to wait for one more, and that waiting game is what keeps it sitting. Run the math the other way: about $6,256 an acre in Massachusetts, below the town’s assessment of $371,900 and close to Zillow’s estimate of $340,800, from a seller who has written that they want offers.
AHO Score: 84/100 — Strong AHO Pick
| Category | Score | Max |
|---|---|---|
| Price / Value | 22 | 25 |
| Land / Usability | 20 | 20 |
| Condition | 11 | 20 |
| Practical Location | 11 | 15 |
| Charm | 10 | 10 |
| Future Potential | 10 | 10 |
| Total | 84 | 100 |
The math. $350,000 over 55.95 acres is about $6,256 an acre, against a Franklin County farmland benchmark of $8,637, number 2 of 14 counties from the cheapest. At that county rate the land alone would be worth about $483,200, more than the entire asking price. The house works out to about $138 a square foot. Zillow’s estimate is $340,800 and the town’s assessment is $371,900.
Our Verdict
The best value in the batch and the strongest score. It is a real restoration, with one bathroom, a dirt road and a barn that needs work, but it is 56 acres at a price that would buy a small house on a fraction of an acre in most of Massachusetts. It suits a buyer with patience, some savings for the second bath and a long view.
#7 — Barre, MA — $329,900 — 2.99 acres
An 1840 colonial on almost three flat acres in Barre village, with wide pine floors, an attached barn and town water and sewer
The same town as number ten, but this time you are in the village, seconds from Barre Common and the elementary school, on almost three flat acres. It is the only property in this batch on town water and town sewer, and it is $79,100 cheaper than the five acres on the edge of town.
Inside the Home
About 1,320 square feet with three bedrooms and two full bathrooms, built in 1840. The kitchen has a large pantry, an exposed brick chimney and wood floors. The living room is the room you will remember: wide pine floorboards, good natural light and a wood stove set in a brick surround.
The wood floors carry into a formal dining room with built-in shelving and original woodwork. The primary bedroom is on the first floor with its own modern full bath, and upstairs are two more bedrooms and a second full bath with a large soaking tub. Heat is oil forced air backed by the wood stove; the range, dishwasher and refrigerator stay.
Land and Outdoor Potential
2.99 acres of flat land with 240 feet of road frontage, a side porch looking over the yard, a classic cobblestone walkway and a freshly paved driveway. A yard this flat is rare in central Massachusetts and makes gardens, a play area or a future expansion simple.
The attached barn and two-car garage is the outdoor star, with room for storage, a woodworking shop, a winter’s firewood or an expansion of the house. Town water and town sewer mean no well test and no Title 5 septic inspection at closing. Routes 122 and 62 are close, and Quabbin Regional High School is a couple of miles away.
About Barre, Massachusetts
Barre Common is the heart of the town, a long green with the library, churches and shops around it, and this house is seconds away. Heywood Hospital in Gardner is about 30 minutes north, Worcester about 40 minutes and Boston about an hour and 20 minutes. The honest trade-off: an 1840 house on a stone foundation will need the attention old houses always need, even when it shows as well as this one.
Why It’s Still Available
Twenty-five days on Zillow as of October 20, 2026, well past the state’s roughly 16. Read the fact sheet slowly: it says the house has no basement and that the laundry is in the basement, and the zoning line says TBD. Two answers that cannot both be true, and a third that is not an answer at all. A buyer three states away reads that and wonders what else was not checked. The fix is one call to the Barre town hall and one look at the stairs on a showing. With those answers, you have three flat village acres on town utilities at almost exactly Zillow’s estimate of $329,200.
AHO Score: 74/100 — Solid Rural Deal
| Category | Score | Max |
|---|---|---|
| Price / Value | 15 | 25 |
| Land / Usability | 14 | 20 |
| Condition | 16 | 20 |
| Practical Location | 13 | 15 |
| Charm | 9 | 10 |
| Future Potential | 7 | 10 |
| Total | 74 | 100 |
The math. $329,900 over 2.99 acres is about $110,334 an acre, against a Worcester County farmland benchmark of $15,447, number 8 of 14 counties from the cheapest. At that county rate the land alone would be worth about $46,200, roughly 14% of the price. The house works out to about $250 a square foot. Zillow’s estimate is $329,200 and the town’s assessment is $291,400.
Our Verdict
A good-looking, practical village house with the only municipal water and sewer on the list and a barn attached. It suits a buyer who wants character and walkability more than acreage, and who will confirm the zoning and the basement before the inspection.
#6 — Windsor, MA — $300,000 — 3.5 acres
A 1984 ranch on 3.5 private Berkshire acres with an in-ground pool, a new roof and direct access to snowmobile trails
Five hundred twenty-one people saved this listing in its first three weeks, more than any other property on this page. It is a small one-level ranch in the Berkshire hills with an in-ground pool off the deck, a new roof and snowmobile trails at the property line.
Inside the Home
About 960 square feet, all on one level, with two bedrooms and one full bathroom. The living room is the showpiece, with a vaulted ceiling and wood floors that make a small house feel open. Both the bedroom and the bathroom are listed as accessible, which matters to buyers planning to stay for decades.
Heat comes from wood and electric, and the dryer, microwave, range and refrigerator are included. Under the house is a full walk-out basement with the same footprint, unfinished and on a concrete floor, so finishing part of it as a family room or guest suite could nearly double the living space without touching the roofline.
Land and Outdoor Potential
3.5 private acres wrapped in mature landscaping. The back deck overlooks the in-ground pool, the summer setup in a part of the state where summer is short, and the property has direct access to snowmobile trails for the long winter. There are seasonal views of distant hills and mountains.
The lot is about 83 feet wide and 345 feet deep, so the land runs back from the road. There is a one-car garage, a private well, a septic system, 200-amp electric service and a new roof. Trash pickup is private, as in most hill towns.
About Windsor, Massachusetts
Windsor is a Berkshire hill town of about 800 people on Route 9, the road known here as the Berkshire Trail. The Trustees’ Notchview Reservation, with miles of cross-country ski trails, is also on Route 9 in town, and the Windsor Jambs gorge is a short drive. Dalton is about 15 minutes away for groceries, Pittsfield and Berkshire Medical Center about half an hour, and Northampton about 45 minutes. The honest trade-off: services are a drive away, and winter is long and real.
Why It’s Still Available
Twenty-one days on Zillow as of October 20, 2026, with 3,903 views and 521 saves. The obstacle is one word on the address line: highway. Buyers looking for privacy read State Highway 9 and picture trucks outside the bedroom window. Up here, Route 9 is a two-lane road over the hills, the lot runs 345 feet back from it, and in a hill town that gets real snow a state road is also one of the first to be plowed. Drive past at the busiest hour Windsor has and judge it yourself. The price is within about $7,000 of Zillow’s estimate of $293,400.
AHO Score: 70/100 — Solid Rural Deal
| Category | Score | Max |
|---|---|---|
| Price / Value | 13 | 25 |
| Land / Usability | 14 | 20 |
| Condition | 17 | 20 |
| Practical Location | 11 | 15 |
| Charm | 7 | 10 |
| Future Potential | 8 | 10 |
| Total | 70 | 100 |
The math. $300,000 over 3.5 acres is about $85,714 an acre, against a Berkshire County farmland benchmark of $8,606, number 1 of 14 counties from the cheapest. At that county rate the land alone would be worth about $30,100, roughly 10% of the price. The house works out to about $312 a square foot. Zillow’s estimate is $293,400.
Our Verdict
The best small house for an active couple or a retiree who wants a pool in July and snowmobile trails in January. At about $313 a square foot it is the most expensive per foot in the batch, so the value is in the land, the setting and the condition rather than the size.
#5 — Deerfield, MA — $239,900 — 1.2 acres
An antique Cape on 1.2 acres two miles from Historic Deerfield, priced about $96,000 under the town’s assessment
Two miles from Historic Deerfield and its prep schools, in one of the most sought-after towns in the Pioneer Valley, sits a three-bedroom Cape with a wrap-around enclosed porch, priced almost $96,000 under what the town says it is worth. The reason is one line in the fact sheet, and it is fixable.
Inside the Home
About 1,071 square feet with three bedrooms and one full bathroom, an antique Cape built around 1900. The bathroom has been renovated, with a tub and shower, laminate floor and sconce lighting, and fresh laminate flooring runs through the main level, where the living and dining rooms share an open floor plan.
The bedrooms are carpeted, two with closets. Heat is a steam system on oil, fed by a new oil tank, with insulated windows and doors. The oven, range and refrigerator are included, and the Harman pellet stove is negotiable. Below is a full basement with a dirt floor. The house needs work, and the seller says so plainly.
Land and Outdoor Potential
1.2 acres, partly cleared and level and partly sloped, with a backyard that has room to spread out. Extensive tree work has already been done. The wrap-around enclosed porch is the spot for morning coffee, and vinyl siding keeps the outside low-maintenance.
A detached garage with side-facing doors adds storage, with parking for three more vehicles. The water and septic are private, so a Title 5 inspection comes with the sale. The parcel carries a commercial zoning code on the fact sheet, CII, which is worth asking the town about before you plan anything beyond a home.
About Deerfield, Massachusetts
Deerfield is a town of about 5,000 in the heart of the Pioneer Valley. This house is two miles from Historic Deerfield, a street of colonial houses turned into a museum, and from Deerfield Academy, Eaglebrook School and the Bement School. Baystate Franklin Medical Center in Greenfield is about 10 minutes away, Northampton about 25 and Springfield about 40. The honest trade-off: Greenfield Road is a busy local road, not a country lane.
Why It’s Still Available
Twenty-six days on Zillow as of October 20, 2026. The electrical line of the fact sheet reads 100-amp service and knob-and-tube wiring. That is the wiring of the era the house was built, and many insurers will not write a homeowners policy until it is replaced, or will charge more when they do. No insurance, no mortgage, and most financed buyers stop there. A licensed electrician and a rewire is a real cost but a known one. On the other side of the ledger, the town assesses the property at $335,700, and the asking price is almost $96,000 below that.
AHO Score: 68/100 — Niche Opportunity
| Category | Score | Max |
|---|---|---|
| Price / Value | 19 | 25 |
| Land / Usability | 10 | 20 |
| Condition | 11 | 20 |
| Practical Location | 14 | 15 |
| Charm | 6 | 10 |
| Future Potential | 8 | 10 |
| Total | 68 | 100 |
The math. $239,900 over 1.2 acres is about $199,917 an acre, against a Franklin County farmland benchmark of $8,637, number 2 of 14 counties from the cheapest. At that county rate the land alone would be worth about $10,400, roughly 4% of the price. The house works out to about $224 a square foot. Zillow’s estimate is $233,700 and the town’s assessment is $335,700.
Our Verdict
The best address-to-price ratio in the batch, for a buyer who gets an electrician’s quote and an insurance quote before making an offer. It suits someone who wants a Pioneer Valley town with good schools and a hospital ten minutes away, and who does not mind a project.
#4 — Worthington, MA — $225,000 — 7.43 acres
A 1985 country Cape on 7.43 wooded acres in the hill towns, with a cathedral ceiling, a wall of glass and a central wood stove
Seven and a half wooded acres in the Hampshire County hills, with a country Cape whose main room has a cathedral ceiling, a wall of glass and a wood stove in a central brick chimney. It is priced about $74,000 under Zillow’s estimate, and the listing asks for offers by a set deadline. That combination is a strategy, and this section explains how to read it.
Inside the Home
About 1,115 square feet with two bedrooms and one full bathroom, built in 1985. Living, dining and kitchen share one open space with wood floors, a kitchen island, a ceiling fan and a cathedral ceiling with a wall of glass facing the trees. In the middle stands the brick chimney with its wood stove, and glass doors open onto a large deck.
One bedroom is on the main floor; the second is a private loft upstairs with wood floors and French doors. The full bath has a tub and shower. Heat is oil baseboard plus the wood stove, and the range and refrigerator stay. The full walk-out basement has laundry hookups, its own door and room for more living space.
Land and Outdoor Potential
7.43 acres set back from the road, surrounded by woods, gently sloping and level around the house, with 339 feet of frontage. There is an open area around the house, mature trees and two sheds for the mower, tools and firewood.
A large wooden deck looks over the yard and the woods, and gravel parking fits four. Water and septic are private. Seven wooded acres means firewood for years, a trail you cut yourself and a view that changes completely between October and February.
About Worthington, Massachusetts
Worthington is a hill town of about 1,200 people in western Hampshire County, maple country, with sugarhouses that open in early spring. Cooley Dickinson Hospital in Northampton is about 35 minutes away, Pittsfield about 40 and Springfield about 50. The honest trade-off: this is a real hill town, so groceries and services are a drive, and winter roads matter.
Why It’s Still Available
Four days on Zillow as of October 20, 2026, far inside the state’s roughly 16, with 1,382 views and 251 saves. It has not sat at all; what keeps most buyers out is the pace. The price is about $74,400 under Zillow’s estimate of $299,400 and well below the town’s assessment of $263,400, the description says it is priced to sell before winter, and offers are due by a set date one week after listing. That is a price set to start a bidding war. Most buyers cannot move that fast. If you can, have a pre-approval or proof of funds ready, see it in person and decide your top number before you write.
AHO Score: 78/100 — Solid Rural Deal
| Category | Score | Max |
|---|---|---|
| Price / Value | 21 | 25 |
| Land / Usability | 16 | 20 |
| Condition | 15 | 20 |
| Practical Location | 10 | 15 |
| Charm | 8 | 10 |
| Future Potential | 8 | 10 |
| Total | 78 | 100 |
The math. $225,000 over 7.43 acres is about $30,283 an acre, against a Hampshire County farmland benchmark of $10,568, number 4 of 14 counties from the cheapest. At that county rate the land alone would be worth about $78,500, roughly 35% of the price. The house works out to about $202 a square foot. Zillow’s estimate is $299,400 and the town’s assessment is $263,400.
Our Verdict
The best price-to-value gap in the batch, with real acreage and a house that only needs a fresh look. It suits a prepared buyer who can act within days, and who is comfortable with a hill-town drive to the hospital.
#3 — Warwick, MA — $169,900 — 1.45 acres
A 1970 single-wide on 1.45 wooded acres minutes from Laurel Lake and thousands of acres of conservation land
Minutes from Laurel Lake and thousands of acres of conservation land, on 1.45 wooded acres with a garage and a metal roof, this is a small country retreat in one of Franklin County’s quietest towns. This is one of two properties on this page where the building is not a conventional house, and it is here because of where it sits and what it teaches about financing.
Inside the Home
About 881 square feet on one floor: a 1970 single-wide manufactured home on a slab, with two bedrooms, one full bath, a living room, a dining room and a kitchen, plus first-floor laundry hookups.
The layout is flexible enough to become three bedrooms, and the heat is oil forced air. The description calls it a weekend escape, hunting camp, artist’s retreat or year-round residence, and all four are realistic uses for a building of this size.
Land and Outdoor Potential
1.45 wooded acres on a paved road, minutes from Laurel Lake and thousands of acres of conservation land for hiking, kayaking, fishing, snowshoeing, cross-country skiing and wildlife watching.
There is a detached one-car garage, parking for six, a metal roof, and a private well and septic. Routes 2 and 78 are close, so the retreat is not isolated.
About Warwick, Massachusetts
Warwick is a town of about 800 people in Franklin County, wrapped around Mount Grace State Forest. Orange is about 15 minutes away for groceries, Athol Hospital about 20 minutes and Greenfield about 30. The honest trade-off: this is one of the quietest towns in the state, which is the point, and also means very little nearby.
Why It’s Still Available
One hundred three days on Zillow as of October 20, 2026, after a $15,100 cut in August. The word that decides who can buy it is not in the description; it is in the fact sheet: mobile home, single wide, built in 1970. The federal construction code for manufactured homes took effect on June 15, 1976, and homes built before it do not qualify for FHA or other government-backed loans; most banks will not lend on them either. That leaves cash buyers, and cash buyers negotiate. The town assesses the property at $84,800, about half the asking price, which gives you a strong frame for that negotiation.
AHO Score: 56/100 — High-Caution
| Category | Score | Max |
|---|---|---|
| Price / Value | 12 | 25 |
| Land / Usability | 11 | 20 |
| Condition | 9 | 20 |
| Practical Location | 11 | 15 |
| Charm | 7 | 10 |
| Future Potential | 6 | 10 |
| Total | 56 | 100 |
The math. $169,900 over 1.45 acres is about $117,172 an acre, against a Franklin County farmland benchmark of $8,637, number 2 of 14 counties from the cheapest. At that county rate the land alone would be worth about $12,500, roughly 7% of the price. The home works out to about $193 a square foot, high for a 1970 single-wide, which is why the town’s assessment of $84,800 is the better anchor.
Our Verdict
Not a house to finance and not a long-term dwelling as it stands, and the score reflects that. It suits a cash buyer who wants a lake-country retreat today and a homesite later, and who negotiates from the town’s assessment rather than the asking price.
#2 — Savoy, MA — $104,900 — 5 acres
A 1968 ranch on about five Berkshire acres with mountain views, a two-car garage and fiber internet available, sold as-is
About five acres in the Berkshire hills with seasonal mountain views, a two-car garage and fiber optic internet available at the road, for under $105,000. The house needs extensive repairs and the listing says so in plain words, which is exactly why the price fell 34% in a single move.
Inside the Home
About 1,120 square feet on one level, a 1968 ranch with three bedrooms, a full bath and a half bath, an eat-in kitchen and a living room. The bedroom and full bath are listed as accessible.
The floors are carpet and laminate, heat is oil-fired hot water, and the range and refrigerator are included. Below is a full unfinished concrete basement. The house is not move-in ready and needs a substantial renovation; budget for it before you offer.
Land and Outdoor Potential
Approximately 5 acres in a peaceful country setting, landscaped near the house, with seasonal views of distant hills and mountains. The school bus stops on the road.
There is a two-car garage, a private well, a private septic and 100-amp service, and fiber optic internet is available, which is uncommon for a town this small and changes what the property can be for a remote worker.
About Savoy, Massachusetts
Savoy is a hill town of about 650 people, with Savoy Mountain State Forest, its ponds and its waterfalls in town. North Adams is about 25 minutes away, where North Adams Regional Hospital reopened as a hospital in 2024, and Pittsfield is about 35 minutes. The honest trade-off: everything beyond the basics is a drive.
Why It’s Still Available
One hundred twenty-eight days on Zillow as of October 20, 2026. It came out in June at $159,900 and on August 26 dropped 34%, $55,000 in one move. The description is the most honest in the batch: extensive repairs, not currently move-in ready, sold in as-is condition. A mortgage lender needs a house that is livable at closing, so every buyer who depends on a loan is out before the first showing. Now the price sits only about $13,000 above the town’s assessment of $92,000, and a contractor or cash buyer gets five Berkshire acres, a garage and fiber.
AHO Score: 65/100 — Niche Opportunity
| Category | Score | Max |
|---|---|---|
| Price / Value | 19 | 25 |
| Land / Usability | 16 | 20 |
| Condition | 6 | 20 |
| Practical Location | 10 | 15 |
| Charm | 6 | 10 |
| Future Potential | 8 | 10 |
| Total | 65 | 100 |
The math. $104,900 over 5 acres is about $20,980 an acre, against a Berkshire County farmland benchmark of $8,606, number 1 of 14 counties from the cheapest. At that county rate the land alone would be worth about $43,000, roughly 41% of the price. The house works out to about $94 a square foot. The the town’s assessment is $92,000.
Our Verdict
A land-and-location buy with a house to rebuild. It suits a contractor, a cash buyer or someone with a renovation loan lined up, who wants Berkshire acreage with real internet for about the price of a used pickup and a renovation budget.
#1 — Drury (Florida), MA — $49,900 — 3.5 acres
Three and a half wooded acres on the Mohawk Trail in the town of Florida, with a 1921 house the listing calls a likely teardown
Three and a half wooded acres along the Mohawk Trail, high in the Berkshires, for under $50,000, in a Massachusetts town that is actually named Florida. This is the second property on this page where the building is not the point: the listing itself says the 1921 house is likely a teardown. What you are buying is the land.
Inside the Home
On paper the house is a 1921 colonial of about 2,244 square feet with four bedrooms, a full bath and a half bath, wood floors and an unfinished basement. The record shows no heating system and only a water heater.
The listing calls the structure a likely teardown, and there are only nine photographs. Treat the building as something to inspect, salvage or remove, not as a place to live.
Land and Outdoor Potential
3.5 wooded acres with natural beauty, privacy and convenient road frontage on Route 2, the Mohawk Trail. Savoy Mountain State Forest and Mohawk Trail State Forest are minutes away for hiking, skiing and snowmobiling, and Berkshire East ski area and Zoar Outdoor in Charlemont are about 15 minutes.
A private septic system is on record, and the water source is listed only as other, so both need to be checked before you plan a new home. With road frontage and existing utilities on record, the parcel is a homesite or a getaway lot.
About Florida, Massachusetts
Florida is a Massachusetts town of about 700 people high in the Berkshires; Drury is one of its villages. The Mohawk Trail reaches its highest point here at Whitcomb Summit, about 2,170 feet, and the east portal of the Hoosac Tunnel, the railroad tunnel finished in 1875, is in town. North Adams, with its hospital and the MASS MoCA museum, is under 20 minutes away, Williamstown about 30 and Greenfield about 40. The honest trade-off: this is high, snowy country, and winter on the Mohawk Trail is long.
Why It’s Still Available
Four hundred sixty-three days on Zillow as of October 20, 2026, the longest on this page by far. It is filed in the wrong box: Zillow lists it as a four-bedroom single-family house, so buyers looking for a home click, see a teardown and leave, while buyers filtering for lots and land never see it. It went under contract in January 2026 and was back on the market a week later. It first listed at $59,000 in June 2025 and has been cut twice. Read as land, it is 3.5 Berkshire acres with road frontage, below the town’s assessment of $57,300, with property taxes of $445 a year.
AHO Score: 62/100 — Niche Opportunity
| Category | Score | Max |
|---|---|---|
| Price / Value | 22 | 25 |
| Land / Usability | 13 | 20 |
| Condition | 2 | 20 |
| Practical Location | 11 | 15 |
| Charm | 6 | 10 |
| Future Potential | 8 | 10 |
| Total | 62 | 100 |
The math. $49,900 over 3.5 acres is about $14,257 an acre, against a Berkshire County farmland benchmark of $8,606, number 1 of 14 counties from the cheapest. At that county rate the land alone would be worth about $30,100, roughly 60% of the price. A price per square foot means nothing here, because the building is expected to come down; the comparison that matters is the town’s assessment of $57,300.
Our Verdict
Not a house, and the score says so. It is a Berkshire building lot with history, for a buyer who wants land, has cash and will budget for demolition, a well test and a septic inspection. At this price the land is the deal.
Before you pick one of these ten, it helps to know what an acre is worth in each part of the state and what every Massachusetts town checks before you can build. Our guide on how to buy land in Massachusetts has the USDA farmland value for all 14 counties, the Title 5 septic and wetlands rules, and the Chapter 61 tax programs explained in plain English. If you are weighing a move, our guide to moving to Massachusetts covers what rural life costs, and the Title 5 inspection guide explains the septic report every one of these homes will need.
Final Thoughts on Cheap Houses for Sale in Massachusetts
Three things came out of this batch that were not obvious before the numbers were on the table. The first is that almost nothing here is sitting because of the town or the land. Bare dirt in the photos, a high tax line, six price cuts, a contradictory fact sheet, a highway in the address, old wiring, an offer deadline, a pre-1976 manufactured home, a renovation nobody can finance and a lot filed in the wrong category: that is the full list. When cheap houses for sale in Massachusetts sit, the reason is usually on paper.
The second is that the land can be the cheap part or the whole deal. At county farmland rates the ground under these ten represents a median of about 18% of the asking price, from 4% in Deerfield, where you are paying for the address, to more than the entire price in New Salem, where 56 acres come with a farmhouse attached. Price per acre and price per square foot tell opposite stories: Windsor is the most expensive per foot at about $313, while New Salem is the cheapest land in the batch by far at about $6,256 an acre.
The third is that the best value is not the cheapest property. The strongest scores went to the 56 acres in New Salem, the 1778 colonial in Leverett and the hill-town Cape in Worthington, while the two cheapest listings need cash and a plan for the building. If one of these fits, do the homework the listing skipped, make the phone call, and go stand on it before you decide.
A Checklist for Cheap Houses for Sale in Massachusetts
Before you make an offer on any of the cheap houses for sale in Massachusetts on this page, or on any other, work through this list with the town, the insurer and the lender, not with the listing.
- Read the price history first. Cuts, relists and deals that fell through are all on the listing page. Ask the agent why each one happened before you decide what to offer.
- Ask for the Title 5 report. Any home with a septic system needs a state-approved inspection within two years before the sale. Read the report, and ask who pays if the system fails.
- Get the lead paint notification and use the ten days. For a house built before 1978, the Property Transfer Lead Paint Notification is mandatory, and you can take up to ten days for a lead inspection.
- Call the insurer before the inspector. Read the electrical line of the fact sheet. Knob-and-tube wiring, a 100-amp panel or an old roof can change the quote or stop it entirely.
- Check the zoning and the use. If the fact sheet says TBD or shows a commercial code, the town clerk or building department can tell you what the parcel allows before you plan around it.
- Do your own tax math. Massachusetts towns set their own rate per $1,000 of assessed value. Multiply the town’s assessment by its current rate, and if you pay well below the assessment, ask the assessors about an abatement once your first bill arrives.
- Ask about Chapter 61 status on larger parcels. On five acres or more, ask whether the land is enrolled in Chapter 61, 61A or 61B, what the town’s right of first refusal means for your purchase, and what rollback tax a change of use would trigger.
- Know how you will pay. For a teardown, a pre-1976 manufactured home or a house that needs extensive repairs, line up cash, a renovation loan or seller financing before you fall in love, and use a Massachusetts real estate attorney for the closing.
Common Questions About Cheap Houses for Sale in Massachusetts
How much does 1 acre of land cost in Massachusetts?
Massachusetts farmland averaged $13,831 an acre, including buildings, in the USDA 2022 Census of Agriculture. County averages range from $8,606 in Berkshire County to $58,917 in Barnstable County on Cape Cod. Listing sites often show far higher averages because they average asking prices, so use the census figures to compare counties, not to price a lot.
Where is the cheapest land in Massachusetts?
Western Massachusetts. In the USDA 2022 Census of Agriculture, Berkshire County is the cheapest at $8,606 an acre, followed closely by Franklin County at $8,637 and Dukes County at $8,824. Hampshire County is fourth at $10,568. The most expensive counties are Barnstable on Cape Cod at $58,917 and Suffolk, which includes Boston, at $52,340.
Where is the cheapest place to buy a house in Massachusetts?
Generally in the hill towns of western and north-central Massachusetts, in Berkshire, Franklin and northern Worcester counties, far from the Boston commute. In an October 2026 batch of ten cheap houses for sale in Massachusetts with land, every listing under $410,000 sat west of Worcester, from Barre to the town of Florida on the Mohawk Trail.
Are home prices dropping in Massachusetts?
Not statewide. Zillow’s Home Value Index put the typical Massachusetts home at $655,219 on September 30, 2026, up 2.3% from a year earlier, with homes going pending in about 16 days. Individual rural listings do fall: in an October 2026 batch of ten, one New Salem farmhouse on 56 acres had been cut six times.
How many acres do you need to be considered a farm in Massachusetts?
For the Chapter 61A agricultural tax program, Massachusetts requires at least five contiguous acres actively devoted to farming, with at least $500 a year in gross sales from the first five acres. Enrolled land is taxed on its farm use value, and the town gets a right of first refusal if the land is sold or converted to another use.
Do you need a septic inspection to sell a house in Massachusetts?
Yes. Under Title 5 of the Massachusetts Environmental Code, a septic system must be inspected by a state-approved inspector within two years before a sale, or three years if it is pumped every year. Weather can push the inspection up to six months after closing. A failed system generally must be upgraded within two years.
Can you get a mortgage on a mobile home built before 1976?
Usually not. Manufactured homes built before the federal HUD code took effect on June 15, 1976 do not qualify for FHA or other government-backed loans, and most conventional lenders will not finance them either. Buyers typically pay cash, use seller financing or replace the home. Some local banks and credit unions make small portfolio loans.
You Might Also Like
- The Cheapest States to Buy Land — where Massachusetts ranks among 48 states, and why.
- Why Cheap Rural Homes Don’t Sell — the hidden reasons a low price sits on the market, and how to buy anyway.
- VA Loans for Manufactured Homes — what federal lenders require from a manufactured home, and why the 1976 line matters.
- The Best States to Homestead — land, taxes and growing season, state by state.
- Buying Rural Land in Upstate New York — the state just over the Berkshire line.
- How the AHO Score Works — the full rubric behind every score on this page.
- The Rural Property Buyer’s Field Guide — the free checklist for every walkthrough.
Sources
- Zillow Home Value Index, Massachusetts, updated September 30, 2026 (typical home value, one-year change and typical days to pending).
- USDA National Agricultural Statistics Service, 2022 Census of Agriculture, Volume 1, Chapter 2, Table 8 — Massachusetts (st25_2_008_008.pdf).
- Zillow listing pages for each property, viewed October 20, 2026 (days on Zillow, price history, price cuts, Zestimates and public tax records).
- LandSearch, Massachusetts land for sale, average asking price per acre, viewed October 20, 2026.
- Massachusetts Department of Environmental Protection, Title 5 (310 CMR 15.000), buying or selling property with a septic system; Massachusetts General Laws Chapter 61A and municipal assessor guidance on chapter land; Massachusetts Lead Law (M.G.L. c. 111, §§ 189A-199B) and the Property Transfer Lead Paint Notification; M.G.L. c. 148, § 26F (smoke and carbon monoxide alarms at sale).
- HUD manufactured home construction and safety standards (effective June 15, 1976) and FHA eligibility rules; North Adams Regional Hospital (Berkshire Health Systems) and Heywood Healthcare public information.
Disclaimer
American Home Opportunities is not a real estate broker, agent, lender, insurer, or financial or legal advisor, and is not affiliated with Zillow or with the listing agents for any property shown here. Property information is drawn from public listings and is subject to change without notice — prices, availability and details should be verified independently through the official listing and with a licensed professional before you act on anything here.
The county figures on this page come from the USDA 2022 Census of Agriculture and describe the estimated market value of agricultural land and buildings on working farms. They are the right tool for comparing counties and the wrong number to quote at a closing. Days on market, price history and estimates come from Zillow as of October 20, 2026. The AHO Score is an editorial comparison tool, not an appraisal, an inspection or investment advice.
Title 5, Chapter 61A, lead paint, zoning, tax and insurance rules vary by property and town in Massachusetts and change over time. Everything in the checklist above must be confirmed with the town, the board of health, the assessors, the insurer, the lender and a licensed Massachusetts attorney for the specific property you are considering. Rural properties involve wells, septic systems, access roads, surveys, easements, flood exposure, repairs, insurance and financing that deserve professional review.
Property photographs are from each property’s public listing and remain the copyright of the listing agent, brokerage or photographer. American Home Opportunities is not a real estate brokerage and claims no ownership of these images. Every property above links to its original listing. The article’s cover image is a digital illustration and does not depict a specific property. See our Copyright & Takedown Policy.