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Single Family ResidenceResidential
$306,807$178 / 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 Oct 21, 2026
Last sold for $90,000 on Jan 12, 1999

69 WOODRUFF WAY

NORTHFIELD, MA 01360
4
Beds
2.5
Baths
1,728 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.
0.75 ac
Lot SizeThe size of the land the home sits on, from county records.
1910
Year BuiltThe year the home was originally built, according to county records.
2
StoriesHow many floors the home has above ground.
9
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.

Valuation

$307K
$274K low$339K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$90,000 · Jan 12, 1999

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$3,291 (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.$237,800 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$42,600
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$195,200
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$195,520

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.37
1
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
27
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
55
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
96
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
10
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.Rustic
CountyFRANKLIN
Lot (acres)The size of the land the home sits on, from county records.0.75
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.Electric
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(1)

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
Northfield Elementary SchoolC-
Elementary · Grades PK–6 · 1.4 mi
M
Pioneer Valley Regional SchoolC-
Middle · Grades 7–12 · 3.2 mi

District: Pioneer Valley School District

Neighborhood · ZIP 01360These 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.86
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.78
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.58

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.88%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.26%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.9.7%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.0%
PopulationHow many people live in this area.2,896
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.83 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$95,797
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$112,486
Average tempThe average temperature here across a full year.45°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.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

69 Woodruff Way 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 less than 68% of homes in Franklin County
  • Costs less per square foot than 83% of homes in Franklin County
  • Has a smaller lot than 73% of homes in Northfield 01360
  • Older than 73% of homes in Franklin County

What homes are worth in Northfield 01360

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

This home
$104K$655K

This home is worth more than 35% of homes in Northfield 01360.

How it measures up in Northfield 01360

The dot is this home. The mark in the middle is the typical home in Northfield 01360.

Estimated value$306,807
CheaperTypical $348,420Pricier

Pricier than 35% of homes nearby

Price per ft²$178
CheaperTypical $202Pricier

Pricier than 31% of homes nearby

Living area1,728 ft²
SmallerTypical 1,752 ft²Bigger

Bigger than 49% of homes nearby

Lot size0.75 ac
SmallerTypical 1.37 acBigger

Bigger than 27% of homes nearby

Year built1910
OlderTypical 1956Newer

Newer than 31% of homes nearby

How 69 Woodruff Way ranks against every home in each area.
MeasureThis homeNorthfield 01360Franklin County
Estimated valuepricier than$306,80735% of homes32% of homes
Price per ft²pricier than$17831% of homes17% of homes
Living areabigger than1,728 ft²49% of homes56% of homes
Lot sizebigger than0.75 ac27% of homes43% of homes
Year builtnewer than191031% of homes27% of homes

About 69 Woodruff Way

How much is 69 Woodruff Way, Northfield, MA worth?

The TopHap Estimate for 69 Woodruff Way, Northfield, MA is $306,807 as of Oct 21, 2026. The likely range is $274,389 to $339,225. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 69 Woodruff Way, Northfield, MA last sell?

69 Woodruff Way, Northfield, MA last sold on Jan 12, 1999 for $90,000, according to the county's recorded deed.

How big is 69 Woodruff Way, Northfield, MA?

69 Woodruff Way, Northfield, MA has 4 bedrooms, 2.5 bathrooms, 1,728 square feet of living space and a 0.75-acre lot.

When was 69 Woodruff Way, Northfield, MA built?

69 Woodruff Way, Northfield, MA was built in 1910, making it 116 years old. It is a rustic home. The building has 2 stories.

What schools serve 69 Woodruff Way, Northfield, MA?

69 Woodruff Way, Northfield, MA is assigned to Northfield 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 69 Woodruff Way, Northfield, MA compare to other homes in Northfield 01360?

Among the 1,226 homes in Northfield 01360, it is worth more than 35% of them ($306,807 against a typical $348,420), its price per square foot is higher than 31% of them ($178 against a typical $202), it is bigger than 49% of them (1,728 ft² against a typical 1,752 ft²), its lot is bigger than 27% of them (0.75 ac against a typical 1.37 ac) and it is newer than 31% of them (1910 against a typical 1956). Measured against all of Franklin County, it is worth more than 32% 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 69 Woodruff Way, Northfield, MA?

The 2025 property tax bill for 69 Woodruff Way, Northfield, MA was $3,291. The county assessed it at $237,800.

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