First-time buyer programs
MassHousing sets its own income and price limits for Worcester County. We check them with you before you shop.
MassHousing home loans
Living in Southbridge, Massachusetts
Southbridge is a town in Worcester County, incorporated in 1816 from parts of Dudley, Charlton and Sturbridge. Although it operates under a city form of government with a mayor and town council, it remains legally the Town of Southbridge. The Quinebaug River runs through town, and Southbridge was long known as "The Eye of the Commonwealth" for the American Optical Company, once the town's dominant employer.
Southbridge at a glance
- $14.89Residential tax rate per $1,000, FY2026
- $5,070Average single-family tax bill, FY2026
- 30–35 minDrive to Worcester
- WorcesterCounty
Southbridge's zip code
Southbridge uses one zip code, 01550, for the whole town.
| Area | Zip code | Where it is |
|---|---|---|
| Southbridge | 01550 | The town's single zip code covers the whole town, centered on Town Hall. |
Things to do in Southbridge, MA
Start with Westville Lake Recreation Area and Jacob Edwards Library.
Westville Lake Recreation Area
A U.S. Army Corps of Engineers recreation area on the Quinebaug River about 1.3 miles from Southbridge center, with a 1.8-mile loop trail, two reservable picnic shelters, a boat ramp and canoe access. Swimming and camping are not permitted.
Wallace Road, Sturbridge, MA (entrance near Southbridge)
Jacob Edwards Library
Southbridge's public library, founded in 1870.
236 Main St, Southbridge, MA 01550
More worth a visit
- Gateway Players TheatreA community theater in Southbridge.
A little history
Southbridge was incorporated in 1816 from portions of Dudley, Charlton and Sturbridge.
The American Optical Company was headquartered in Southbridge and at its peak employed more than 6,000 people, earning the town the nickname "The Eye of the Commonwealth" before the plant closed in 1984.
Southbridge adopted a city form of government while remaining legally the Town of Southbridge.
Parks, trails and outdoors in Southbridge
The Quinebaug River and Westville Lake, just west of the town center, are the focus of outdoor recreation around Southbridge.
- Westville Lake Recreation AreaTrails, picnicking, a boat ramp and canoe access on the Quinebaug River.
- Quinebaug RiverRuns through the center of Southbridge and once powered its mills.
Walkability and getting around Southbridge
Downtown Southbridge around Main and Elm streets is walkable for civic buildings, the library and some shops, but most neighborhoods and shopping areas require a car.
Drive times
- Worcester, about 22 miles30–35 min
- Southbridge Municipal Airport, about 2 miles5 min
Approximate, without traffic.
By bus or train
The Worcester Regional Transit Authority (WRTA) serves Southbridge with Route 29 (Southbridge–Charlton) and Route 51 (Southbridge to Webster via Routes 131/197). Southbridge Municipal Airport is a small public-use general-aviation airport within town.
Southbridge property taxes
Southbridge's FY2026 residential tax rate is $14.89 per $1,000 of assessed value. Massachusetts assesses homes at full value, so each $100,000 of assessed value costs about $1,489 a year. The average single-family tax bill was $5,070, on an average assessed value of $340,488.
Southbridge's FY2026 tax rates
$14.89per $1,000, residential
- Residential$14.89 per $1,000
- Average single-family assessed value$340,488
- Average single-family tax bill$5,070
- Motor vehicle excise (statewide)$25 per $1,000 of value
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 | $17.90 |
| FY2023 | $15.84 |
| FY2024 | $15.26 |
| FY2025 | $14.66 |
| FY2026 | $14.89 |
Look up a Southbridge property
- FEMA flood mapWhether a lender will require flood insurance
- Town ClerkVital records and town records
- Assessors' officeQuestions about a value
- Registry of DeedsDeeds and mortgages for the county
Buying a home in Southbridge
What we check on a Southbridge purchase: MassHousing limits, the flood map, the smoke certificate, foundations, smoke certificate, river corridor.
Check the flood zone first
The Quinebaug River, which runs through the center of town and feeds Westville Lake just to the west, puts some low-lying downtown and riverside parcels in FEMA flood zones; check the flood map for a specific address. We check FEMA's map before you offer.
FEMA's flood map for SouthbridgeSmoke and CO certificate
Massachusetts requires the seller to get a smoke and carbon monoxide certificate from the Southbridge Fire Department before the sale closes. Call 508-764-5430 to schedule.
Southbridge Fire Department pageAsk about foundation testing
The Massachusetts Geological Survey at UMass Amherst lists Southbridge among the towns most at 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 guideFire Department inspection before closing
Massachusetts requires a smoke detector, carbon monoxide detector and smoke-certificate inspection from the local fire department before a home sale can close; in Southbridge this is handled by the Fire Department.
Southbridge Fire DepartmentQuinebaug River flood zones
Older mill-era buildings and homes near the Quinebaug River corridor downtown may sit in a FEMA flood zone; check the flood map before making an offer near the river.
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 Southbridge?
We're licensed in Massachusetts. Send us a Southbridge address and we'll run the numbers, taxes included.
Moving to Southbridge: utilities, trash and town hall
Who to call in Southbridge.
- WaterTown of Southbridge Water Department, which draws from five reservoirs along Hatchet Brook and Cohasse Brook and also supplies water to Charlton under an intermunicipal agreement
- Sewer or septicTown of Southbridge Wastewater Department in areas with municipal sewer; other areas rely on private septic systems
- Trash and recyclingSouthbridge provides municipal curbside trash and recycling collection for households up to six units, using the ZeroSort single-stream recycling program.
- 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
Southbridge Town Hall is at 41 Elm Street, Southbridge, MA 01550.
- Town HallMain line and website
- Town ClerkVital records, elections and licensing
- Board of AssessorsProperty values and assessments
- Health Department / Board of HealthSeptic (Title 5), well and health permitting508-764-4252
- Fire DepartmentFire prevention, inspections and smoke-certificate inspections before a home sale508-764-5430
- Department of Public WorksRoads and public works
- Water DepartmentPublic water supply508-764-3207
- Wastewater DepartmentMunicipal sewer service
- Trash and RecyclingCurbside trash and recycling program508-764-5354
- RecreationParks and recreation programs
- Jacob Edwards LibraryPublic library
Southbridge, MA FAQ: taxes and town services
What is the property tax rate in Southbridge, MA?
Southbridge's FY2026 residential tax rate is $14.89 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 Southbridge?
Massachusetts taxes homes on their full assessed value. If a home is assessed at $400,000, that's about $5,956 a year at $14.89 per $1,000. The bill uses the assessor's value, not the sale price.
Does Southbridge have a split tax rate?
No. Southbridge uses a single rate of $14.89 per $1,000 for all property classes.
What is the average single-family tax bill in Southbridge?
The average single-family tax bill in Southbridge was $5,070 for FY2026, on an average assessed value of $340,488.
Is Southbridge a city or a town?
Legally the Town of Southbridge, though it operates under a city form of government with a mayor and town council.
Is trash pickup curbside in Southbridge?
Yes. The town provides municipal curbside trash and recycling collection, using the ZeroSort recycling program, for households up to six units.
What zip code is Southbridge, MA?
01550, for the entire town.
Is there public transit in Southbridge?
Yes. The WRTA runs Route 29 (Southbridge–Charlton) and Route 51 (Southbridge to Webster).
How far is Southbridge from Worcester?
About 22 miles, roughly a 30–35 minute drive.
Towns near Southbridge
Neighbors of Southbridge, including across the Connecticut line where it applies. All Massachusetts town guides.
Sources
- Wikipedia: Southbridge, Massachusetts: en.wikipedia.org
- Town of Southbridge official website: ci.southbridge.ma.us
- Southbridge Trash and Recycling / Municipal Curbside: ci.southbridge.ma.us
- Southbridge Fire Department: ci.southbridge.ma.us
- Southbridge Health Department: ci.southbridge.ma.us
- Southbridge Water Department: ci.southbridge.ma.us
- Westville Lake Recreation Area, Wikipedia (Westville Dam): en.wikipedia.org
- Worcester Regional Transit Authority routes: therta.com
- 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: Marc N. Belanger, Public domain, via Wikimedia Commons.
- Checked September 25, 2026.