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Single Family ResidenceResidential
$860,626$488 / 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 92How 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
Last sold for $560,000 on Feb 20, 2018

85 SCHOOL ST

SOUTH HAMILTON, MA 01982
4
Beds
2
Baths
1,764 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.
0.47 ac
Lot SizeThe size of the land the home sits on, from county records.
1965
Year BuiltThe year the home was originally built, according to county records.
2
StoriesHow many floors the home has above ground.

Valuation

$861K
$791K low$930K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$560,000 · Feb 20, 2018

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$10,750 (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.$686,900 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$282,500
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$404,400
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$816,050

Climate Risk

Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.30 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.30%
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.minimal

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
CountyESSEX
Lot (acres)The size of the land the home sits on, from county records.0.47
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
FireplaceWhether the home has a fireplace, and what kind.Yes
PoolWhether the property has a pool, and what kind, such as in-ground.No
FeaturesExtra features found in county records. Records are not complete everywhere, so a missing feature does not always mean the home lacks it.Deck

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.

M
Miles River Middle SchoolA-
Middle · Grades 6–8 · 1.4 mi
H
Hamilton Wenham Regional High SchoolA
High · Grades 9–12 · 1.4 mi
E
Winthrop Elementary SchoolA
Elementary · Grades PK–5 · 1.9 mi

District: Hamilton-Wenham School District

Neighborhood · ZIP 01982These 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.50
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.96
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.92

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.92%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.38%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.4.8%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.4%
PopulationHow many people live in this area.7,595
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.540 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$127,368
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$165,926
Average tempThe average temperature here across a full year.49°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.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

85 School 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.

  • Worth more than 70% of homes in Essex County
  • Costs more per square foot than 75% of homes in Essex County
  • Has a bigger lot than 68% of homes in Essex County

What homes are worth in South Hamilton 01982

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

This home
$123K$2.6M

This home is worth more than 45% of homes in South Hamilton 01982.

How it measures up in South Hamilton 01982

The dot is this home. The mark in the middle is the typical home in South Hamilton 01982.

Estimated value$860,626
CheaperTypical $904,673Pricier

Pricier than 45% of homes nearby

Price per ft²$488
CheaperTypical $458Pricier

Pricier than 63% of homes nearby

Living area1,764 ft²
SmallerTypical 1,986 ft²Bigger

Bigger than 40% of homes nearby

Lot size0.47 ac
SmallerTypical 0.49 acBigger

Bigger than 48% of homes nearby

Year built1965
OlderTypical 1956Newer

Newer than 63% of homes nearby

How 85 School St ranks against every home in each area.
MeasureThis homeSouth Hamilton 01982Essex County
Estimated valuepricier than$860,62645% of homes70% of homes
Price per ft²pricier than$48863% of homes75% of homes
Living areabigger than1,764 ft²40% of homes47% of homes
Lot sizebigger than0.47 ac48% of homes68% of homes
Year builtnewer than196563% of homes59% of homes

About 85 School St

How much is 85 School St, South Hamilton, MA worth?

The TopHap Estimate for 85 School St, South Hamilton, MA is $860,626 as of Aug 30, 2026. The likely range is $790,951 to $930,301. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 85 School St, South Hamilton, MA last sell?

85 School St, South Hamilton, MA last sold on Feb 20, 2018 for $560,000, according to the county's recorded deed.

How big is 85 School St, South Hamilton, MA?

85 School St, South Hamilton, MA has 4 bedrooms, 2 bathrooms, 1,764 square feet of living space and a 0.47-acre lot.

When was 85 School St, South Hamilton, MA built?

85 School St, South Hamilton, MA was built in 1965, making it 61 years old. It is a colonial home. The building has 2 stories.

What schools serve 85 School St, South Hamilton, MA?

85 School St, South Hamilton, MA is assigned to Miles River Middle School (middle), rated A-; Hamilton Wenham Regional High School (high), rated A; Winthrop Elementary School (elementary), rated A. All sit in Hamilton-Wenham School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 85 School St, South Hamilton, MA compare to other homes in South Hamilton 01982?

Among the 2,600 homes in South Hamilton 01982, it is worth more than 45% of them ($860,626 against a typical $904,673), its price per square foot is higher than 63% of them ($488 against a typical $458), it is bigger than 40% of them (1,764 ft² against a typical 1,986 ft²), its lot is bigger than 48% of them (0.47 ac against a typical 0.49 ac) and it is newer than 63% of them (1965 against a typical 1956). Measured against all of Essex County, it is worth more than 70% 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 School St, South Hamilton, MA?

The 2025 property tax bill for 85 School St, South Hamilton, MA was $10,750. The county assessed it at $686,900.

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Assigned schools

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