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Single Family ResidenceResidential
$5,426,172$1,101 / 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 59How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Aug 30, 2026

20 PROCTOR ST

MANCHESTER, MA 01944
5
Beds
5
Baths
4,929 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.
2.59 ac
Lot SizeThe size of the land the home sits on, from county records.
1981
Year BuiltThe year the home was originally built, according to county records.
1
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.
2
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$5.4M
$3.2M low$7.6M high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$25,216 (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.$2,755,900 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$1,779,400
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$976,500
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$3,330,320

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.Contemporary
CountyESSEX
Lot (acres)The size of the land the home sits on, from county records.2.59
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.Hot Water
CoolingThe type of cooling or air conditioning in the home.Yes
FireplaceWhether the home has a fireplace, and what kind.Yes
GarageWhether the property has a garage, and details like whether it is attached to the home.Garage, Basement
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(2)

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
Manchester Memorial Elementary SchoolB+
Elementary · Grades KG–5 · 0.9 mi
H
Manchester Essex Regional High SchoolA+
High · Grades 9–12 · 1.0 mi
M
Manchester Essex Regional Middle SchoolA-
Middle · Grades 6–8 · 1.0 mi

District: Manchester Essex Regional School District

Neighborhood · ZIP 01944These 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.92
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.93
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.91

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.91%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.46%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.2.9%
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.5,934
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.516 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$205,008
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$224,952
Average tempThe average temperature here across a full year.50°F
Annual precipHow much rain and melted snow falls here in a typical year.47 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

20 Proctor St 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.

  • Among the most valuable homes in Essex County
  • Among the highest price per square foot in Essex County
  • Bigger than 98% of homes in Essex County
  • Has a bigger lot than 95% of homes in Essex County
  • Newer than 77% of homes in Manchester 01944

What homes are worth in Manchester 01944

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

This home
$572K$9.7M

This home is worth more than 94% of homes in Manchester 01944.

How it measures up in Manchester 01944

The dot is this home. The mark in the middle is the typical home in Manchester 01944.

Estimated value$5,426,172
CheaperTypical $1,421,063Pricier

Pricier than 94% of homes nearby

Price per ft²$1101
CheaperTypical $586Pricier

Pricier than 95% of homes nearby

Living area4,929 ft²
SmallerTypical 2,583 ft²Bigger

Bigger than 87% of homes nearby

Lot size2.59 ac
SmallerTypical 0.57 acBigger

Bigger than 90% of homes nearby

Year built1981
OlderTypical 1957Newer

Newer than 77% of homes nearby

How 20 Proctor St ranks against every home in each area.
MeasureThis homeManchester 01944Essex County
Estimated valuepricier than$5,426,17294% of homesalmost all homes
Price per ft²pricier than$110195% of homesalmost all homes
Living areabigger than4,929 ft²87% of homes98% of homes
Lot sizebigger than2.59 ac90% of homes95% of homes
Year builtnewer than198177% of homes72% of homes

About 20 Proctor St

How much is 20 Proctor St, Manchester, MA worth?

The TopHap Estimate for 20 Proctor St, Manchester, MA is $5,426,172 as of Aug 30, 2026. The likely range is $3,216,016 to $7,636,328. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 20 Proctor St, Manchester, MA last sell?

20 Proctor St, Manchester, MA last sold on Jun 30, 2008, according to the county's recorded deed. TopHap holds 2 recorded sales for this parcel.

How big is 20 Proctor St, Manchester, MA?

20 Proctor St, Manchester, MA has 5 bedrooms, 5 bathrooms, 4,929 square feet of living space and a 2.59-acre lot.

When was 20 Proctor St, Manchester, MA built?

20 Proctor St, Manchester, MA was built in 1981, making it 45 years old. It is a contemporary home. The building has 1 story.

What schools serve 20 Proctor St, Manchester, MA?

20 Proctor St, Manchester, MA is assigned to Manchester Memorial Elementary School (elementary), rated B+; Manchester Essex Regional High School (high), rated A+; Manchester Essex Regional Middle School (middle), rated A-. All sit in Manchester Essex Regional School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 20 Proctor St, Manchester, MA compare to other homes in Manchester 01944?

Among the 1,991 homes in Manchester 01944, it is worth more than 94% of them ($5,426,172 against a typical $1,421,063), its price per square foot is higher than 95% of them ($1101 against a typical $586), it is bigger than 87% of them (4,929 ft² against a typical 2,583 ft²), its lot is bigger than 90% of them (2.59 ac against a typical 0.57 ac) and it is newer than 77% of them (1981 against a typical 1957). Measured against all of Essex County, it is worth more than almost all 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 20 Proctor St, Manchester, MA?

The 2025 property tax bill for 20 Proctor St, Manchester, MA was $25,216. The county assessed it at $2,755,900.

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