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Single Family ResidenceResidential
$414,250$192 / 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 89How 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

261 BABCOCK TAVERN RD

WARE, MA 01082
5
Beds
2
Baths
2,156 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.
1.5 ac
Lot SizeThe size of the land the home sits on, from county records.
1988
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

$414K
$370K low$459K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$5,473 (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.$363,400 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$69,000
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$294,400
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$559,455

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.Cape Cod
CountyHAMPSHIRE
Lot (acres)The size of the land the home sits on, from county records.1.50
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
GarageWhether the property has a garage, and details like whether it is attached to the home.Garage, Attached
PoolWhether the property has a pool, and what kind, such as in-ground.No

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.

M
Ware Junior/Senior High SchoolD
Middle · Grades 7–12 · 3.0 mi
E
Stanley M Koziol Elementary SchoolD+
Elementary · Grades PK–3 · 3.2 mi

District: Ware School District

Neighborhood · ZIP 01082These 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.152
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.100
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.52

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.18%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.11%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.2%
PopulationHow many people live in this area.12,149
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.156 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$73,275
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$88,912
Average tempThe average temperature here across a full year.46°F
Annual precipHow much rain and melted snow falls here in a typical year.48 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.50%

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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

261 Babcock Tavern Rd 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 Ware 01082
  • Costs less per square foot than 91% of homes in Hampshire County
  • Bigger than 73% of homes in Hampshire County
  • Has a bigger lot than 75% of homes in Ware 01082
  • Newer than 79% of homes in Ware 01082

What homes are worth in Ware 01082

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

This home
$182K$610K

This home is worth more than 76% of homes in Ware 01082.

How it measures up in Ware 01082

The dot is this home. The mark in the middle is the typical home in Ware 01082.

Estimated value$414,250
CheaperTypical $342,512Pricier

Pricier than 76% of homes nearby

Price per ft²$192
CheaperTypical $210Pricier

Pricier than 37% of homes nearby

Living area2,156 ft²
SmallerTypical 1,732 ft²Bigger

Bigger than 69% of homes nearby

Lot size1.5 ac
SmallerTypical 0.52 acBigger

Bigger than 75% of homes nearby

Year built1988
OlderTypical 1966Newer

Newer than 79% of homes nearby

How 261 Babcock Tavern Rd ranks against every home in each area.
MeasureThis homeWare 01082Hampshire County
Estimated valuepricier than$414,25076% of homes43% of homes
Price per ft²pricier than$19237% of homes9% of homes
Living areabigger than2,156 ft²69% of homes73% of homes
Lot sizebigger than1.5 ac75% of homes72% of homes
Year builtnewer than198879% of homes76% of homes

About 261 Babcock Tavern Rd

How much is 261 Babcock Tavern Rd, Ware, MA worth?

The TopHap Estimate for 261 Babcock Tavern Rd, Ware, MA is $414,250 as of Sep 24, 2026. The likely range is $369,994 to $458,506. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 261 Babcock Tavern Rd, Ware, MA last sell?

261 Babcock Tavern Rd, Ware, MA last sold on Jan 1, 1900, according to the county's recorded deed.

How big is 261 Babcock Tavern Rd, Ware, MA?

261 Babcock Tavern Rd, Ware, MA has 5 bedrooms, 2 bathrooms, 2,156 square feet of living space and a 1.50-acre lot.

When was 261 Babcock Tavern Rd, Ware, MA built?

261 Babcock Tavern Rd, Ware, MA was built in 1988, making it 38 years old. It is a cape cod home. The building has 2 stories.

What schools serve 261 Babcock Tavern Rd, Ware, MA?

261 Babcock Tavern Rd, Ware, MA is assigned to Ware Junior/Senior High School (middle), rated D; Stanley M Koziol Elementary School (elementary), rated D+. All sit in Ware School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 261 Babcock Tavern Rd, Ware, MA compare to other homes in Ware 01082?

Among the 3,605 homes in Ware 01082, it is worth more than 76% of them ($414,250 against a typical $342,512), its price per square foot is higher than 37% of them ($192 against a typical $210), it is bigger than 69% of them (2,156 ft² against a typical 1,732 ft²), its lot is bigger than 75% of them (1.5 ac against a typical 0.52 ac) and it is newer than 79% of them (1988 against a typical 1966). Measured against all of Hampshire County, it is worth more than 43% 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 261 Babcock Tavern Rd, Ware, MA?

The 2025 property tax bill for 261 Babcock Tavern Rd, Ware, MA was $5,473. The county assessed it at $363,400.

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