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Single Family ResidenceResidential
$276,462$230 / 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 97How 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 $235,000 on Aug 29, 2023

85 LANCASTER AVE

WEST SPRINGFIELD, MA 01089
2
Beds
1
Baths
1,201 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.
0.34 ac
Lot SizeThe size of the land the home sits on, from county records.
1944
Year BuiltThe year the home was originally built, according to county records.
2
StoriesHow many floors the home has above ground.

Valuation

$276K
$267K low$286K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$235,000 · Aug 29, 2023

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$3,990 (2026)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$284,600 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$122,600
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$162,000
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$258,900
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$287,307

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
CountyHAMPDEN
Lot (acres)The size of the land the home sits on, from county records.0.34
RoofThe main material covering the roof, such as asphalt shingle or tile.Asphalt
HeatingThe type of heating system in the home.Steam
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(3)

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
Tatham Elementary SchoolB
Elementary · Grades KG–5 · 0.5 mi
H
West Springfield High SchoolC+
High · Grades 9–12 · 1.2 mi
M
West Springfield Middle SchoolC-
Middle · Grades 6–8 · 1.3 mi

District: West Springfield School District

Neighborhood · ZIP 01089These 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.101
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 100.55

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.22%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.9.6%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.6%
PopulationHow many people live in this area.28,931
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.1,665 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$78,562
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$96,574
Average tempThe average temperature here across a full year.49°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

85 Lancaster Ave 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 78% of homes in West Springfield 01089
  • Smaller than 74% of homes in West Springfield 01089
  • Older than 69% of homes in Hampden County

What homes are worth in West Springfield 01089

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

This home
$140K$741K

This home is worth more than 22% of homes in West Springfield 01089.

How it measures up in West Springfield 01089

The dot is this home. The mark in the middle is the typical home in West Springfield 01089.

Estimated value$276,462
CheaperTypical $336,966Pricier

Pricier than 22% of homes nearby

Price per ft²$230
CheaperTypical $237Pricier

Pricier than 44% of homes nearby

Living area1,201 ft²
SmallerTypical 1,540 ft²Bigger

Bigger than 26% of homes nearby

Lot size0.34 ac
SmallerTypical 0.31 acBigger

Bigger than 57% of homes nearby

Year built1944
OlderTypical 1953Newer

Newer than 37% of homes nearby

How 85 Lancaster Ave ranks against every home in each area.
MeasureThis homeWest Springfield 01089Hampden County
Estimated valuepricier than$276,46222% of homes23% of homes
Price per ft²pricier than$23044% of homes39% of homes
Living areabigger than1,201 ft²26% of homes28% of homes
Lot sizebigger than0.34 ac57% of homes55% of homes
Year builtnewer than194437% of homes31% of homes

About 85 Lancaster Ave

How much is 85 Lancaster Ave, West Springfield, MA worth?

The TopHap Estimate for 85 Lancaster Ave, West Springfield, MA is $276,462 as of Sep 24, 2026. The likely range is $266,988 to $285,936. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 85 Lancaster Ave, West Springfield, MA last sell?

85 Lancaster Ave, West Springfield, MA last sold on Aug 29, 2023 for $235,000, according to the county's recorded deed. TopHap holds 2 recorded sales for this parcel.

How big is 85 Lancaster Ave, West Springfield, MA?

85 Lancaster Ave, West Springfield, MA has 2 bedrooms, 1 bathrooms, 1,201 square feet of living space and a 0.34-acre lot.

When was 85 Lancaster Ave, West Springfield, MA built?

85 Lancaster Ave, West Springfield, MA was built in 1944, making it 82 years old. It is a cape cod home. The building has 2 stories.

What schools serve 85 Lancaster Ave, West Springfield, MA?

85 Lancaster Ave, West Springfield, MA is assigned to Tatham Elementary School (elementary), rated B; West Springfield High School (high), rated C+; West Springfield Middle School (middle), rated C-. All sit in West Springfield School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 85 Lancaster Ave, West Springfield, MA compare to other homes in West Springfield 01089?

Among the 8,208 homes in West Springfield 01089, it is worth more than 22% of them ($276,462 against a typical $336,966), its price per square foot is higher than 44% of them ($230 against a typical $237), it is bigger than 26% of them (1,201 ft² against a typical 1,540 ft²), its lot is bigger than 57% of them (0.34 ac against a typical 0.31 ac) and it is newer than 37% of them (1944 against a typical 1953). Measured against all of Hampden County, it is worth more than 23% 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 85 Lancaster Ave, West Springfield, MA?

The 2026 property tax bill for 85 Lancaster Ave, West Springfield, MA was $3,990. The county assessed it at $284,600.

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Assigned schools

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