$553,622Average Value$307Average Price per Sq Ft2Homes For Sale
Laid back and welcoming community in Leeds
When asked if there are any misconceptions about Leeds, a neighborhood in Northampton, Kathy Borawski, a broker and owner of Borawski Real Estate who lives in Leeds and has been selling real estate in the area for 38 years, considers for a moment. “I think people think it’s a hippie town. It’s not, but it is very laid back, relaxed and welcoming.” Borawski credits the neighborhood’s progressiveness to its proximity to Smith College, one of the “Five College Consortium” schools that draws students and professors from across the globe to the area. “It’s very diverse here. You’ll find people from all walks of life. I think that’s one of the main draws.”
An elegant sunburst pattern in the gable end of a home has fanciful painting in Leeds Village.
Quiet country roads are part of the Leeds lifestyle, and the spaced-out homes are a real draw.
Suburban homes intermingle with antique styles in the Leeds Village neighborhood.
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A variety of New England-style homes are plentiful
Newcomers to Leeds will find a variety of traditional New England-style homes including Cape Cods, Colonials and farmhouses, plus other popular styles like Victorian and ranch. Most were built in the 1950s, but some date back to the early 1900s. They sit on large lots with roomy front and backyards, often adorned with shrubs, flowers and tall trees. A lucky few sit on acres of land shrouded by tall trees. The streets are quiet and narrow; main thoroughfares tend to be two-lane. Prices range from $370,000 for 800 square feet to $1.2 million for 5,000 square feet. Those looking for something with a little less upkeep can find condos in the Fairway Village and Yankee Hill complexes, ranging from $217,000 for 1,100 square feet to $450,000 for 1,900 square feet.
A farmhouse in Leeds Village can be traditionally styled like this one with a slate roof.
This traditional cape home in Leeds is a prime example of a nice home on a good-sized lot.
A modified cape shows one of the possible enhancements that residents of Leeds can perform.
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Residents find shopping and dining in Northampton
Shopping is limited within the neighborhood but can be found in downtown Northampton. Residents pick up essentials at Walmart, groceries at Big Y World Class Market, and head to Main Street for its walkable shopping district offering used books, health food, clothing and more. Main Street is a hub of local restaurants, too. Neighborhood favorite Fitzwilly’s is loved for its craft beers and pub grub. Woodstar Café supplies locals with their daily caffeine fix, and Joe’s Spaghetti & Pizza buzzes with regulars on weekends. “Joe’s reminds me of the TV show ‘Cheers’ because everyone there knows your name,” Borawski says.
Fitzwilly's in Northampton is a local favorite and residents of Leeds are known to frequent it.
Groceries near Leeds Village include Big Y, a regional chain that locals adore.
Many restaurants in Northampton draw the nearby residents of Leeds Village to downtown.
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Children start school at Leeds Elementary and finish at Northampton High
Area kids start their education at Leeds Elementary School, then head to JFK Middle School and Northampton High School. Leeds Elementary has a B+ rating on Niche, while JFK Middle and Northampton High have a B and an A, respectively. Northampton High serves about 900 students and has a student-teacher ratio of 15-to-1. The school shares resources with Northampton Community Television, a non-profit community media center, which students use for school projects. There are also several opportunities for students who like to sing — they can join the chorus, the chamber choir or the school’s acapella group, The Northamptones.
Leeds Elementary School in Northampton is a solid performing school with a dedicated faculty.
The John F. Kennedy Middle School in Northampton has a B rating from Niche and colorful murals.
Northampton High School is a well-thought-of school and has a B rating from Niche.
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Look Park and Robert Hills Conservation Area are popular recreation spots
Residents often head to Look Park, a private, non-profit recreational area off North Main Street, for fresh air and exercise. This spot offers attractions to keep kids entertained, like playgrounds, mini-golf and even a small zoo. Adults can challenge their friends to a game of pickleball or tennis, and visitors of all ages can ride the steam train. While park admission is not free, many residents find the season pass is well worth the money. Robert Hills Conservation Area offers a popular two-mile loop trail through the picturesque New England woods, rewarding hikers with a view at the top of the hills. Golf enthusiasts can join the Northampton Country Club, a semi-private club founded in 1898 that offers a nine-hole course and leagues catering to all skill levels.
Frank Newhall Look Memorial Park, known as Look Park, was founded in 1928 and has many features.
The Water Spray Park is just a section of Look Park, an institution in the Leeds neighborhood.
A pond at Robert Hills Conservation Area in Leeds is a nice spot to reflect on your life.
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Many events in nearby Northampton
Northampton has events throughout the year, from the annual Family Fourth Celebration at Look Park, which includes games, live music and 4th of July fireworks, to Bag Day, where businesses along Main Street offer 20% off all purchases and is considered the kickoff to the winter holidays.
I-91, public transportation keep residents on the move
Commuters can easily access Interstate 91 and connect to Springfield, about 22 miles south. Or they can take I-91 to I-90 and head east about 100 miles to Boston. When they need to go a little further, Bradley International Airport is about 45 miles south and offers domestic and international flights.
Busses are uncommon in Leeds, this one was 20 minutes late but it finally arrived.
The Amtrak station in Northampton gives residents of Leeds Village easy access to Springfield.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
Interested in learning more about homes in this area?
Reach out to
Lisa Carroll,
an experienced agent in this neighborhood.
Parks in this Area
Look Park's Water Spray Park
Maines Field
Arcanum Field
Northampton Dog Park
Childs Park
Transit
Airport
Bradley International
64 min drive
Bus
Main & State HWY 9
Bus
Va Medical Center
Bus
Leeds
Crime and Safety
1 - Low Crime, 10 - High Crime
Leeds
US
Homicide
2
4
Sexual Assault
2
4
Assault with Weapon
3
4
Robbery
4
4
Burglary
2
4
Motor Vehicle Theft
1
4
Larceny
1
4
Crime Score
2
4
Source: WhatIsMyCrimeRisk.com
Demographics and Home Trends
On average, homes in Leeds, MA sell after 22 days on the market compared to the national average of 47 days. The average sale price for homes in Leeds, MA over the last 12 months is $500,071, down 2% from the average home sale price over the previous 12 months.
Tucked away in desirable Fairway Village, this bright and spacious end-unit offers river views in a beautifully maintained community. The open-concept living and dining area features hardwood floors, glass sliders to a new composite deck, and plenty of natural light. The kitchen is generously sized with a breakfast bar, ample cabinet and counter space, and stainless-steel appliances. The tile
Timeless Gambrel Charm! This exceptionally well-maintained Dutch Gambrel has been fully updated and is ready for its new owner. Featuring a 1st FLOOR IN-LAW APARTMENT with new kitchen and bath with walk-in shower, washer & dryer. The main house has a fully remodeled kitchen with stainless appliances and plenty of cabinets, huge dining room, large pantry, and comfortable living room. Up the
Beautiful 21 plus acres approximately 3 mile from Florence center. Close to Bread Euphoria, Beaverbrook Golf Course and Look Park . Back parcel abuts the bike path . Buyers to do due diligence on possible usage. Pull up driveway & onto grass. Beginning of driveway is on property but then curves onto abutters.
Interested in learning more about homes in this area?
Reach out to
Lisa Carroll,
an experienced agent in this neighborhood.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Owners
Demographics
Total Population
2,188
Median Age
57
Population Density
1 person/acre
Population under 18
13.8%
Below the national average
23.8%
Population over 65
37.1%
Above the national average
19.1%
Finances
Median Household Income
$87,797
Above the national average
$71,702
Average Household Income
$110,341
Education and Workforce
High School Graduates
96.7%
College Graduates
55.3%
Above the national average
34.1%
Advanced Degrees
28.4%
% Population in Labor Force
48.2%
Below the national average
65.1%
Weather
Annual Precipitation
51''
Average Winter Low Temperature
19°F
Average Summer High Temperature
82°F
Annual Snowfall
31''
Area Factors
Somewhat Bikeable
Bike Score®
49/ 100
Car-Dependent
Walk Score®
14/ 100
Some Transit
Transit Score®
25/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
