Rich with History and Culture, Massachusetts Has a Lot to Offer — Here Are the 12 Cheapest Places to Buy a House

When you think of Massachusetts, its capital city of Boston probably jumps to mind first, but *spoiler alert* as one of the most expensive cities in the state, it won’t make our list of the cheapest places to buy a house in Massachusetts. As a whole, the state wasn’t exempt from the crazy housing market that we’ve seen since home prices began rising in 2020, but things are starting to cool as we move into fall.

A large portion of the state’s population is concentrated in Boston, which is the most populous city in the state, at almost 700,000 residents. The second most populous city is Worcester at just over 200,000. Home prices are high in Boston and other coastal areas like Cape Cod and Marshfield, but drop significantly as you move inland.

Statewide, the median sale price for a single-family home is $493,000, up 4.9% since September 2021, but down 3.6% from August of this year. It takes a median of 62 days to close, and homes are typically selling for the price they are listed.

Along the coast and in the Boston area, homes are on the more expensive side of the scale — homes in Nantucket sell for upwards of $2 million and the Boston area has a median home price of $739,618.

If you’re looking to live in a state with a rich history without paying these high prices, it’s definitely possible. We did the research to identify some of the cheapest places to buy a house in Massachusetts, but remember that these numbers depend on a variety of factors including the current housing market, population trends, energy costs, and more.

Top industries in Massachusetts revolve around healthcare and education with Massachusetts being home to Massachusetts General Hospital, which ranks #8 in the nation and #1 in New England. Harvard University and Massachusetts Institute of Technology (MIT) top the list of universities not only in Massachusetts, but in the U.S. as a whole.

Electricity costs, however, average 25.20 cents/kWh in the state which falls well above the national average of 15.42 cents/kWh.

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1. North Adams

Population: 12,880
Median home price: $223,863
Median household income: $49,123
Cost of living: 17% higher than the national average
County: Berkshire
Property tax rate: 1.15% of home value

North Adams is a picturesque city settled in Berkshire County and proudly claims its status as the smallest city in Massachusetts. But that doesn’t mean there’s not a lot going on. With access to the Appalachian Trail, yearly festivals, and a vibrant art and culture scene, North Adams has a lot to offer — including a yearly beach.

While it isn’t located on the coast, the residents of North Adams make their own beach each year on Eagle Street for the Eagle Street Beach Party. With 250,000 pounds of sand spread from one curb to the other, residents and visitors can enjoy family friendly fun and then end the day with an “adult-oriented fiesta.”

2. Adams

Population: 8,100
Median home price: $115,675
Median household income: $47,636
Cost of living: 17% higher than the national average
County: Berkshire
Property tax rate: 1.15% of home value

Adams, Massachusetts is the birthplace of Susan B. Anthony and home to the Susan B. Anthony Birthplace Museum which highlights the familial and regional influences that helped to shape the suffragist’s mission to secure voting rights for women.

This small town has a lot to offer in the way of outdoor activities and hiking trails. Mount Greylock is the highest point in Massachusetts, and its Historic District offers incredible views and unique architectural features.

3. Springfield

Population: 154,789
Median home price: $257,410
Median household income: $41,571
Cost of living: 15% higher than the national average
County: Hampden County
Property tax rate: $18.90 per $1,000 of assessed valuation

Springfield is located in southwestern Massachusetts near the Connecticut border and is only about 30 minutes away from Hartford. The MGM Springfield casino opened in 2018 and is an attraction for both tourists and residents. The town also boasts The Amazing World of Dr. Seuss Museum where kids (and parents) can let their imagination run wild.

As one of the larger cities in the state, Springfield has a number of suburbs, including Pelham, Longmeadow, Northampton, and Granby that range from college towns to small towns.

4. Athol

Population: 11,905
Median home price: $292,485
Median household income: $57,667
Cost of living: 15% higher than the national average
County: Worcester
Property tax rate: 1.1% of home value

With lots of outdoor activities available, Athol also boasts access to lots of conservation areas, including the Alan E. Rich Environmental Park, Charles Comstock Conservation Area, and Bearsden Conservation Area.

Job growth in Athol improved in 2022 at a rate of 4%, but the unemployment rate sits at 6.7%, which is just slightly higher than the U.S. rate of 6%. Top employers here are manufacturers, healthcare providers, and retailers.

5. Orange

Population: 7,577
Median home price: $245,811
Median household income: $54,113
Cost of living: Equal to the national average
County: Franklin
Property tax rate: 1.34% of home value

The small town of Orange sits just to the west of Athol. One of its more obscure attractions is a drinking fountain that was installed in 1904, known as a “temperance fountain.” Installed by the Woman’s Christian Temperance Union, its purpose was to encourage people to drink water rather than the alternative — alcohol. It is one of the few remaining temperance fountains that were installed around the country.

Orange is also home to the first commercial skydiving center in the U.S., so if you’re up for a little adventure, you can head to Jumptown and do some skydiving.

6. Pittsfield

Population: 43,641
Median home price: $269,998
Median household income: $56,620
Cost of living: 17% higher than the national average
County: Berkshire
Property tax rate: 1.15% of home value

Pittsfield is located just across the border from New York State and lays claim to Arrowhead, the home where Herman Melville lived while he wrote Moby Dick and other works. Performing arts are abundant in Pittsfield, which is home to the Barrington State Company, Berkshire Opera Company, Berkshire Lyric Theatre, and the Albany Berkshire Ballet.

Unemployment rates in Pittsfield lag behind the U.S. average at 8.8% — however, job growth is projected to increase by 29.2% over the next 10 years.

7. Dalton

Population: 6,290
Median home price: $296,534
Median household income: $73,942
Cost of living: 2% higher than the national average
County: Berkshire
Property tax rate: 1.15% of home value

The median income in Dalton is higher than some of the other affordable areas on this list, but the cost of housing is still relatively low. The cost of living is only 2% higher than the national average, and the cost of housing is actually 1% lower than the national average.

Attractions in the area include Wahconah Falls State Park, Crane Museum of Paper, and Silver Bear Distillery.

8. Gardner

Population: 21,191
Median home price: $324,403
Median household income: $51,708
Cost of living: 15% higher than the national average
County: Worcester
Property tax rate: 1.1% of home value

Gardner’s claim to fame is their huge Bicentennial Chair and the beautiful Dunn State Park. For those who live there, Gardner offers easy access to grocery stores, parks, playgrounds, restaurants, and public transportation.

Even though Gardner has an unemployment rate of 8.1%, higher than the national average of 6.0%, future job growth is predicted to be 39.6% over the next 10 years. The projections for U.S. job growth in that same time period is 33.5%.

9. Webster

Population: 17,651
Median home price: $378,216
Median household income: $59,844
Cost of living: 15% higher than the national average
County: Worcester
Property tax rate: 1.1% of home value

Webster is on the southern border of Massachusetts with easy access to both Connecticut and Rhode Island. Founded by industrialist Samual Slater and once home to many of early America’s textile mills, Webster celebrates its history at the Samuel Slater Experience museum.

Access to Lake Chaubunagungamaug, sometimes spelled Chargoggagoggmanchauggagoggchaubunagungamaugg and also known as Webster Lake, creates fishing and boating opportunities, and you can even take a ride on the Indian Princess, a modern day replica of Mississippi riverboats of the past.

10. Worcester

Population: 205,918
Median home price: $378,567
Median household income: $51,647
Cost of living: 17% higher than the national average
County: Worcester
Property tax rate: 1.1% of home value

U.S. News & World Report ranked Worcester as one of the top 150 best metro areas to live in the U.S. for 2022-2023 — 69th to be exact. Citing “affordable housing, green parks, quality hospitals and proximity to a dozen highly esteemed colleges and universities, there is a unique vitality to this metro area.” It was also ranked 8th in safest places to live.

11. Lowell

Population: 113,994
Median home price: $433,656
Median household income: $62,196
Cost of living: 24% higher than the national average
County: Middlesex
Property tax rate: 1.04% of home value

Northwest of Boston, Lowell is a little over a half an hour away from the city, so you can have access to all that Boston has to offer but without the high cost of city housing. Once known for its textile mills, Lowell’s contribution to America’s Industrial Revolution can still be seen throughout the city today.

12. Salem

Population: 44,819
Median home price: $563,028
Median household income: $66,428
Cost of living: 32% higher than the national average
County: Essex
Property tax rate: 1% of home value

While Salem homes are priced higher than most other homes on this list, we included it because it is one of the more affordable suburbs of Boston. So, if you need to be close to the city without paying full-city price, Salem may offer a viable option. It has access to the Salem Harbor, Cat Cove, Collins Cove, and North River, so there’s plenty to do and see on the water.

Salem has a rich history as one of America’s first settlements and is “still making history”. As the site of the Salem Witch Trials of 1692, there are museums and even the Salem Witch Village dedicated to sharing the history of the time. At once vibrant and historical, Salem is a unique town with lots to do.

Partner with a top agent to find the right home in the right place

Finding the cheapest places to buy a home in Massachusetts may require some additional research and partnering with a top agent in the area can help you find the right place for you. Because it only takes about two and a half hours to travel from one end of the state to the other, finding your dream home in Massachusetts should be a simple, but rewarding, task.

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