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Single Family ResidenceResidential
$1,025,888$340 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 96How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Sep 24, 2026
Last sold for $640,000 on Jul 31, 2013

2 ROYCE LN

WESTFORD, MA 01886
4
Beds
2.5
Baths
3,014 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
1.07 ac
Lot SizeThe size of the land the home sits on, from county records.
1982
Year BuiltThe year the home was originally built, according to county records.
2
StoriesHow many floors the home has above ground.
8
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.

Valuation

$1M
$990K low$1.1M high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$640,000 · Jul 31, 2013

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$12,298 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$913,000 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$351,500
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$561,500
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$1,009,470

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
StyleThe architectural style of the home, such as ranch or colonial.Colonial
CountyMIDDLESEX
Lot (acres)The size of the land the home sits on, from county records.1.07
ConstructionThe main material the home's frame and walls are built from.Frame (Unspecified)
RoofThe main material covering the roof, such as asphalt shingle or tile.Asphalt
HeatingThe type of heating system in the home.Forced Air With Air Conditioning
CoolingThe type of cooling or air conditioning in the home.Yes
FireplaceWhether the home has a fireplace, and what kind.Yes
PoolWhether the property has a pool, and what kind, such as in-ground.Yes

Transaction History(7)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

E
Colonel John Robinson Elementary School
Elementary · Grades PK–2 · 0.8 mi
H
Westford AcademyA
High · Grades 9–12 · 1.3 mi
M
Lloyd G. Blanchard Middle SchoolA-
Middle · Grades 6–8 · 2.6 mi

District: Westford School District

Neighborhood · ZIP 01886These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.19
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.99
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.80

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.93%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.37%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.1.8%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.3%
PopulationHow many people live in this area.25,048
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.803 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$163,754
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$183,117
Average tempThe average temperature here across a full year.48°F
Annual precipHow much rain and melted snow falls here in a typical year.46 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.58%

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Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

2 Royce Ln measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Worth more than 76% of homes in Westford 01886
  • Costs less per square foot than 87% of homes in Westford 01886
  • Bigger than 87% of homes in Westford 01886
  • Has a bigger lot than 81% of homes in Middlesex County
  • Newer than 73% of homes in Middlesex County

What homes are worth in Westford 01886

Each bar is how many homes fall in that price range. The marker is this home.

This home
$305K$1.5M

This home is worth more than 76% of homes in Westford 01886.

How it measures up in Westford 01886

The dot is this home. The mark in the middle is the typical home in Westford 01886.

Estimated value$1,025,888
CheaperTypical $818,963Pricier

Pricier than 76% of homes nearby

Price per ft²$340
CheaperTypical $410Pricier

Pricier than 13% of homes nearby

Living area3,014 ft²
SmallerTypical 2,061 ft²Bigger

Bigger than 87% of homes nearby

Lot size1.07 ac
SmallerTypical 0.92 acBigger

Bigger than 69% of homes nearby

Year built1982
OlderTypical 1984Newer

Newer than 46% of homes nearby

How 2 Royce Ln ranks against every home in each area.
MeasureThis homeWestford 01886Middlesex County
Estimated valuepricier than$1,025,88876% of homes72% of homes
Price per ft²pricier than$34013% of homes17% of homes
Living areabigger than3,014 ft²87% of homes86% of homes
Lot sizebigger than1.07 ac69% of homes81% of homes
Year builtnewer than198246% of homes73% of homes

About 2 Royce Ln

How much is 2 Royce Ln, Westford, MA worth?

The TopHap Estimate for 2 Royce Ln, Westford, MA is $1,025,888 as of Sep 24, 2026. The likely range is $989,596 to $1,062,180. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 2 Royce Ln, Westford, MA last sell?

2 Royce Ln, Westford, MA last sold on Jul 31, 2013 for $640,000, according to the county's recorded deed. TopHap holds 2 recorded sales for this parcel.

How big is 2 Royce Ln, Westford, MA?

2 Royce Ln, Westford, MA has 4 bedrooms, 2.5 bathrooms, 3,014 square feet of living space and a 1.07-acre lot.

When was 2 Royce Ln, Westford, MA built?

2 Royce Ln, Westford, MA was built in 1982, making it 44 years old. It is a colonial home. The building has 2 stories.

What schools serve 2 Royce Ln, Westford, MA?

2 Royce Ln, Westford, MA is assigned to Colonel John Robinson Elementary School (elementary); Westford Academy (high), rated A; Lloyd G. Blanchard Middle School (middle), rated A-. All sit in Westford School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 2 Royce Ln, Westford, MA compare to other homes in Westford 01886?

Among the 8,171 homes in Westford 01886, it is worth more than 76% of them ($1,025,888 against a typical $818,963), its price per square foot is higher than 13% of them ($340 against a typical $410), it is bigger than 87% of them (3,014 ft² against a typical 2,061 ft²), its lot is bigger than 69% of them (1.07 ac against a typical 0.92 ac) and it is newer than 46% of them (1982 against a typical 1984). Measured against all of Middlesex County, it is worth more than 72% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 2 Royce Ln, Westford, MA?

The 2025 property tax bill for 2 Royce Ln, Westford, MA was $12,298. The county assessed it at $913,000.

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