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Single Family ResidenceResidential
$443,955$260 / 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 78How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Jun 23, 2026

265 RIVER RD

LEYDEN, MA 01337
3
Beds
1
Baths
1,710 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.
16.4 ac
Lot SizeThe size of the land the home sits on, from county records.
1932
Year BuiltThe year the home was originally built, according to county records.
2
StoriesHow many floors the home has above ground.
7
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.

Valuation

$444K
$346K low$542K high
Est. Owner EquityRoughly how much of the home's value the owner would keep after paying off known loans. It is our estimate minus the loans still owed.$409,955
Est. Lendable EquityThe part of the owner's equity a lender would typically let them borrow against — about 80% of their equity.$327,964
Loan-to-ValueHow much is still owed on the home compared to what it is worth. 80% means loans equal 80% of our estimate, so it shifts when the estimate does.8%
1st MortgageA loan still believed to be open on this home, in the order lenders get repaid. The first position is paid back before the second.$34,000
GREENFIELD SAVINGS BANK · recorded Oct 21, 2002

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$3,405 (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.$222,872 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$79,972
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$142,900
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$234,800

Climate Risk

Overall riskThe average of the five hazard scores below, on a 0 to 100 scale. Higher means greater projected risk over the coming decades.39
1
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
14
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
51
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
98
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
34
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.

Scores 0–100; higher = greater projected risk.

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
CountyFranklin
Lot (acres)The size of the land the home sits on, from county records.16.40
RoofThe main material covering the roof, such as asphalt shingle or tile.Metal
HeatingThe type of heating system in the home.Hot Water
FireplaceWhether the home has a fireplace, and what kind.Yes
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(4)

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
Bernardston Elementary SchoolC+
Elementary · Grades PK–6 · 6.3 mi
M
Pioneer Valley Regional SchoolC-
Middle · Grades 7–12 · 9.4 mi

District: Pioneer Valley School District

Neighborhood · ZIP 01337These 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.63
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.84
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.50

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.95%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.21%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.7.2%
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.2,452
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.69 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$82,841
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$98,256
Average tempThe average temperature here across a full year.45°F
Annual precipHow much rain and melted snow falls here in a typical year.49 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.50%

Ownership

OccupancyWhether the owner appears to live here or somewhere else. It is inferred from the mailing address on record.Owner occupied
Company ownedWhether the owner is a company or trust rather than a person.No

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

265 River 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 73% of homes in Bernardston 01337
  • Costs more per square foot than 65% of homes in Franklin County
  • Has a bigger lot than 92% of homes in Franklin County
  • Older than 81% of homes in Bernardston 01337

What homes are worth in Bernardston 01337

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

This home
$190K$799K

This home is worth more than 73% of homes in Bernardston 01337.

How it measures up in Bernardston 01337

The dot is this home. The mark in the middle is the typical home in Bernardston 01337.

Estimated value$443,955
CheaperTypical $365,444Pricier

Pricier than 73% of homes nearby

Price per ft²$260
CheaperTypical $240Pricier

Pricier than 64% of homes nearby

Living area1,710 ft²
SmallerTypical 1,567 ft²Bigger

Bigger than 59% of homes nearby

Lot size16.4 ac
SmallerTypical 2 acBigger

Bigger than 89% of homes nearby

Year built1932
OlderTypical 1973Newer

Newer than 19% of homes nearby

How 265 River Rd ranks against every home in each area.
MeasureThis homeBernardston 01337Franklin County
Estimated valuepricier than$443,95573% of homes72% of homes
Price per ft²pricier than$26064% of homes65% of homes
Living areabigger than1,710 ft²59% of homes55% of homes
Lot sizebigger than16.4 ac89% of homes92% of homes
Year builtnewer than193219% of homes35% of homes

About 265 River Rd

How much is 265 River Rd, Leyden, MA worth?

The TopHap Estimate for 265 River Rd, Leyden, MA is $443,955 as of Jun 23, 2026. The likely range is $346,284 to $541,625. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

How big is 265 River Rd, Leyden, MA?

265 River Rd, Leyden, MA has 3 bedrooms, 1 bathrooms, 1,710 square feet of living space and a 16.40-acre lot.

When was 265 River Rd, Leyden, MA built?

265 River Rd, Leyden, MA was built in 1932, making it 94 years old. It is a colonial home. The building has 2 stories.

What schools serve 265 River Rd, Leyden, MA?

265 River Rd, Leyden, MA is assigned to Bernardston Elementary School (elementary), rated C+; Pioneer Valley Regional School (middle), rated C-. All sit in Pioneer Valley School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 265 River Rd, Leyden, MA compare to other homes in Bernardston 01337?

Among the 1,091 homes in Bernardston 01337, it is worth more than 73% of them ($443,955 against a typical $365,444), its price per square foot is higher than 64% of them ($260 against a typical $240), it is bigger than 59% of them (1,710 ft² against a typical 1,567 ft²), its lot is bigger than 89% of them (16.4 ac against a typical 2 ac) and it is newer than 19% of them (1932 against a typical 1973). Measured against all of Franklin 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 265 River Rd, Leyden, MA?

The 2025 property tax bill for 265 River Rd, Leyden, MA was $3,405. The county assessed it at $222,872.

Closest homes

More homes in Leyden 01337

Assigned schools

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