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Single Family ResidenceResidential
$262,892$194 / 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 93How 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

90 ROOT RD

WESTFIELD, MA 01085
3
Beds
2
Baths
1,356 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.
0.52 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.
1
StoriesHow many floors the home has above ground.
5
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.

Valuation

$263K
$245K low$280K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$4,235 (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.$279,000 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$102,200
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$176,800
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$255,360

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.Ranch
CountyHAMPDEN
Lot (acres)The size of the land the home sits on, from county records.0.52
ConstructionThe main material the home's frame and walls are built from.Concrete
RoofThe main material covering the roof, such as asphalt shingle or tile.Asphalt
HeatingThe type of heating system in the home.Forced Air With Air Conditioning
CoolingThe type of cooling or air conditioning in the home.Yes
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(2)

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.

H
Westfield High SchoolB-
High · Grades 9–12 · 1.2 mi
E
Southampton Road Elementary SchoolD+
Elementary · Grades KG–4 · 1.6 mi
M
Westfield Middle SchoolC-
Middle · Grades 7–8 · 3.6 mi

District: Westfield School District

Neighborhood · ZIP 01085These 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.73
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.89
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.60

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.94%
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.7.3%
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.42,029
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.668 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$82,603
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$101,101
Average tempThe average temperature here across a full year.48°F
Annual precipHow much rain and melted snow falls here in a typical year.50 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

90 Root 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 less than 91% of homes in Westfield 01085
  • Costs less per square foot than 87% of homes in Westfield 01085
  • Smaller than 66% of homes in Westfield 01085
  • Has a bigger lot than 69% of homes in Hampden County

What homes are worth in Westfield 01085

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

This home
$194K$732K

This home is worth more than 9% of homes in Westfield 01085.

How it measures up in Westfield 01085

The dot is this home. The mark in the middle is the typical home in Westfield 01085.

Estimated value$262,892
CheaperTypical $376,359Pricier

Pricier than 9% of homes nearby

Price per ft²$194
CheaperTypical $249Pricier

Pricier than 13% of homes nearby

Living area1,356 ft²
SmallerTypical 1,632 ft²Bigger

Bigger than 34% of homes nearby

Lot size0.52 ac
SmallerTypical 0.5 acBigger

Bigger than 55% of homes nearby

Year built1965
OlderTypical 1964Newer

Newer than 53% of homes nearby

How 90 Root Rd ranks against every home in each area.
MeasureThis homeWestfield 01085Hampden County
Estimated valuepricier than$262,8929% of homes18% of homes
Price per ft²pricier than$19413% of homes19% of homes
Living areabigger than1,356 ft²34% of homes39% of homes
Lot sizebigger than0.52 ac55% of homes69% of homes
Year builtnewer than196553% of homes64% of homes

About 90 Root Rd

How much is 90 Root Rd, Westfield, MA worth?

The TopHap Estimate for 90 Root Rd, Westfield, MA is $262,892 as of Aug 30, 2026. The likely range is $245,308 to $280,476. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 90 Root Rd, Westfield, MA last sell?

90 Root Rd, Westfield, MA last sold on May 30, 2018, according to the county's recorded deed.

How big is 90 Root Rd, Westfield, MA?

90 Root Rd, Westfield, MA has 3 bedrooms, 2 bathrooms, 1,356 square feet of living space and a 0.52-acre lot.

When was 90 Root Rd, Westfield, MA built?

90 Root Rd, Westfield, MA was built in 1965, making it 61 years old. It is a ranch home. The building has 1 story.

What schools serve 90 Root Rd, Westfield, MA?

90 Root Rd, Westfield, MA is assigned to Westfield High School (high), rated B-; Southampton Road Elementary School (elementary), rated D+; Westfield Middle School (middle), rated C-. All sit in Westfield School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 90 Root Rd, Westfield, MA compare to other homes in Westfield 01085?

Among the 11,970 homes in Westfield 01085, it is worth more than 9% of them ($262,892 against a typical $376,359), its price per square foot is higher than 13% of them ($194 against a typical $249), it is bigger than 34% of them (1,356 ft² against a typical 1,632 ft²), its lot is bigger than 55% of them (0.52 ac against a typical 0.5 ac) and it is newer than 53% of them (1965 against a typical 1964). Measured against all of Hampden County, it is worth more than 18% 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 90 Root Rd, Westfield, MA?

The 2025 property tax bill for 90 Root Rd, Westfield, MA was $4,235. The county assessed it at $279,000.

More homes on Root Rd

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Assigned schools

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