First-time buyer programs
MassHousing sets its own income and price limits for Hampshire County. We check them with you before you shop.
MassHousing home loans
Living in South Hadley, Massachusetts
South Hadley is a town in Hampshire County on the east side of the Connecticut River, across from Holyoke. Settled in 1721 as part of Hadley and set off as its own town in 1775, it is home to Mount Holyoke College, founded in 1837. South Hadley Center, at the junction of Routes 116 and 47, holds the Village Commons shopping and dining area next to the college.
South Hadley at a glance
- $13.52Residential tax rate per $1,000, FY2026
- $5,639Average single-family tax bill, FY2026
- 20-25 minDrive to Springfield
- HampshireCounty
South Hadley's villages and zip codes
South Hadley uses a single ZIP code, 01075, for the whole town.
| Area | Zip code | Where it is |
|---|---|---|
| South Hadley Center | 01075 | The junction of Routes 116 and 47, where Town Hall, the Village Commons, and Mount Holyoke College are located. |
| South Hadley Falls | 01075 | A commercial and residential village on Route 116 along the Connecticut River, across from Holyoke. |
Things to do in South Hadley, MA
Start with Mount Holyoke College campus and Village Commons, then 2 more below.
Mount Holyoke College campus
A private women's liberal arts college founded in 1837, cited as the nation's first women's college, with a walkable campus, an art museum, and botanic gardens open to the public.
50 College St, South Hadley, MA
Plan a visitVillage Commons
A dining, shopping, and cultural center at the junction of Routes 116 and 47 in South Hadley Center, next to Mount Holyoke College.
Route 116 & Route 47, South Hadley, MA
The Odyssey Bookshop
An independent bookstore in the Village Commons hosting regular author events.
9 College St, South Hadley, MA
South Hadley Canal historic site
The site of a canal built in the 1790s around the Connecticut River's South Hadley Falls, described as one of the first successful navigable canals built in the United States.
South Hadley Falls, South Hadley, MA
More worth a visit
- Titan's Pierce Municipal Golf CourseA town-owned golf course.
A little history
South Hadley was settled in 1721 as part of Hadley on the east side of the Connecticut River, and began holding its own town meetings in 1753 before formal incorporation in 1775.
A canal built around South Hadley Falls in the 1790s is described as one of the first successful navigable canals built in the United States, letting boats bypass the falls on the Connecticut River.
Mount Holyoke College was founded in South Hadley in 1837 by Mary Lyon and is recognized as the nation's first women's college offering a curriculum equal to men's colleges of the time.
Parks, trails and outdoors in South Hadley
South Hadley's outdoor recreation runs along the Connecticut River at South Hadley Falls and into the Holyoke Range, which crosses the northern part of town.
- Holyoke RangeA mountain ridge crossing the northern part of South Hadley, shared with neighboring towns, with trail access to the Metacomet-Monadnock Trail.
- Norwottuck Rail TrailA paved rail trail running from Northampton through Hadley and Amherst to Belchertown, with access points near South Hadley's northern border.
- Connecticut River access, South Hadley FallsRiver frontage near the historic canal site in South Hadley Falls.
Where to eat in South Hadley: restaurants and coffee
1 places in South Hadley to try, including independent bookstore. No one paid to be listed.
The Odyssey Bookshop
Independent bookstore
An independent bookstore in the Village Commons that also hosts author readings and events.
9 College St, South Hadley, MA
Walkability and getting around South Hadley
South Hadley Center around the Village Commons and Mount Holyoke College is walkable, with sidewalks connecting the campus to shops and restaurants, but South Hadley Falls and the town's outlying residential areas are more spread out and generally require a car.
Drive times
- Springfield, about 12 miles20-25 min
- Bradley International Airport, about 25 miles35-40 min
Approximate, without traffic.
By bus or train
The Pioneer Valley Transit Authority (PVTA) runs local bus routes connecting South Hadley Center, Mount Holyoke College, and South Hadley Falls with Holyoke and the broader Pioneer Valley network. South Hadley has no train station of its own; the nearest Amtrak Valley Flyer service is at Holyoke station.
South Hadley property taxes
South Hadley's FY2026 residential tax rate is $13.52 per $1,000 of assessed value. Massachusetts assesses homes at full value, so each $100,000 of assessed value costs about $1,352 a year. The average single-family tax bill was $5,639, on an average assessed value of $417,106.
South Hadley's FY2026 tax rates
$13.52per $1,000, residential
- Residential$13.52 per $1,000
- Average single-family assessed value$417,106
- Average single-family tax bill$5,639
- Motor vehicle excise (statewide)$25 per $1,000 of value
South Hadley has two separate fire districts, each historically operating its own water system in parts of town.
Source: Massachusetts Division of Local Services, Tax Rates by Class and Average Single Family Tax Bill.
How the residential rate has changed
| Fiscal year | Residential rate |
|---|---|
| FY2022 | $16.45 |
| FY2023 | $15.42 |
| FY2024 | $14.41 |
| FY2025 | $13.98 |
| FY2026 | $13.52 |
Look up a South Hadley property
- FEMA flood mapWhether a lender will require flood insurance
- Town ClerkVital records and town records
- Assessors' officeQuestions about a value: 413-538-5030 ext. 6182
- Registry of DeedsDeeds and mortgages for the county
Buying a home in South Hadley
What we check on a South Hadley purchase: MassHousing limits, the flood map, the smoke certificate, foundations, municipal electric, fire district water.
Check the flood zone first
South Hadley Falls sits directly on the Connecticut River, putting low-lying parcels near the river in FEMA-mapped flood zones. We check FEMA's map before you offer.
FEMA's flood map for South HadleySmoke and CO certificate
Massachusetts requires the seller to get a smoke and carbon monoxide certificate from the South Hadley Fire Department before the sale closes.
Ask about foundation testing
The Massachusetts Geological Survey at UMass Amherst lists South Hadley among the towns at moderate risk from pyrrhotite, a mineral linked to crumbling concrete foundations, based on distance from the Connecticut quarry that supplied the concrete. On a home with a poured concrete foundation, ask whether it has been tested.
UMass pyrrhotite guideSouth Hadley Electric Light Department serves the town
South Hadley is served by its own municipal utility, the South Hadley Electric Light Department, rather than an investor-owned utility. Ask your lender or insurer if this affects any paperwork tied to the property.
Water service runs through local fire districts
South Hadley has two fire districts that have historically run separate water systems for parts of town. Confirm which district serves a specific property before you make an offer.
All loans are subject to credit approval, underwriting, and property and program requirements. MassHousing limits and eligibility are set by MassHousing and change from time to time.
Thinking about buying in South Hadley?
We're licensed in Massachusetts. Send us a South Hadley address and we'll run the numbers, taxes included.
Moving to South Hadley: utilities, trash and town hall
Who to call in South Hadley: South Hadley Electric Light Department, a municipal utility for power.
- ElectricSouth Hadley Electric Light Department, a municipal utility
- Natural gasColumbia Gas of Massachusetts / Eversource Gas serves parts of town
- WaterSouth Hadley Fire District water systems
- Sewer or septicTown sewer service covers the more developed parts of South Hadley Center and South Hadley Falls.
- Trash and recyclingSouth Hadley's Department of Public Works handles trash and recycling for the town; check the town's Solid Waste page for current collection details.
- Registry of Motor VehiclesUpdate your address with the RMV within 30 days. Excise tax goes to the city or town where the car is garaged.Mass. RMV
Town Hall offices and contacts
South Hadley Town Hall is at 116 Main Street, South Hadley, MA 01075. Main line: 413-538-5030.
- Town HallMain line and website413-538-5030
- Town ClerkLand records, vital records, and elections.413-538-5030 ext. 6183
- Assessor's OfficeProperty values and assessments.413-538-5030 ext. 6182
- Tax Collector/TreasurerProperty tax billing and payment.413-538-5030 ext. 6189
- Building Commissioner / Inspectional ServicesBuilding permits and inspections.413-538-5030 ext. 6186
- Planning DepartmentZoning, land use, and planning applications.413-538-5030 ext. 6187
- Recreation DepartmentTown recreation programs and facilities.413-538-5030 ext. 6188
- Public WorksRoads, trash and recycling, and infrastructure.413-538-5033 ext. 6500
- Board of HealthPublic health, septic and well permitting.413-538-5030 ext. 6184
- South Hadley Public LibraryThe town's public library.
- South Hadley Public SchoolsThe town's public school district.
South Hadley, MA FAQ: taxes and town services
What is the property tax rate in South Hadley, MA?
South Hadley's FY2026 residential tax rate is $13.52 per $1,000 of assessed value. Massachusetts fiscal years run July 1 to June 30.
How much are property taxes on a $400,000 home in South Hadley?
Massachusetts taxes homes on their full assessed value. If a home is assessed at $400,000, that's about $5,408 a year at $13.52 per $1,000. The bill uses the assessor's value, not the sale price.
Does South Hadley have a split tax rate?
No. South Hadley uses a single rate of $13.52 per $1,000 for all property classes.
What is the average single-family tax bill in South Hadley?
The average single-family tax bill in South Hadley was $5,639 for FY2026, on an average assessed value of $417,106.
What county is South Hadley, MA in?
South Hadley is in Hampshire County, in the Pioneer Valley.
What ZIP code does South Hadley use?
South Hadley uses a single ZIP code, 01075, for the whole town.
How far is South Hadley from Springfield?
South Hadley is about 12 miles from Springfield, roughly a 20-25 minute drive.
Is there a train station in South Hadley?
No. South Hadley has no train station of its own; the nearest Amtrak Valley Flyer service is at Holyoke station.
Who supplies electricity in South Hadley?
The South Hadley Electric Light Department, a municipal utility, supplies electricity to the town.
Which college is in South Hadley?
Mount Holyoke College, founded in 1837, is in South Hadley Center.
Towns near South Hadley
Neighbors of South Hadley, including across the Connecticut line where it applies. All Massachusetts town guides.
Sources
- South Hadley, Massachusetts - Wikipedia: en.wikipedia.org
- Mount Holyoke College - Wikipedia: en.wikipedia.org
- Town of South Hadley official website: southhadley.org
- South Hadley Directory - key department contacts: southhadley.org
- The Odyssey Bookshop, South Hadley MA.jpg - Wikimedia Commons: commons.wikimedia.org
- Tax rates and average single-family value and tax bill: Massachusetts Division of Local Services, Tax Rates by Class and Average Single Family Tax Bill.
- Motor vehicle excise: M.G.L. c. 60A, $25 per $1,000 of value statewide.
- Walkability: Walk Score®, provided live by Walk Score.
- Photo: John Phelan, CC BY-SA 3.0, via Wikimedia Commons.
- Checked September 25, 2026.