Amherst vs Belchertown
marks the Massachusetts median on each scale. The better of the two is picked out where the gap is big enough to call; where neither is, they are level.
You are paying about $175k more for a 4BR in Amherst, and in exchange you get the stronger schools. That is the trade in plain terms: $175k for 24 MCAS percentile points inside the same tier.
Belchertown is about 5 minutes closer to downtown Boston at peak. Over a decade of commuting that gap is worth more than most people price it at.
On tax, look past the rate: Belchertown works out roughly $3,800 a year cheaper on its own median 4BR.
Choose Amherst if you want the stronger schools of the two.
All Amherst numbers →Choose Belchertown if you want the lower price, or the commute matters most.
All Belchertown numbers →Side by side
Some rows have no better. Town character describes a place rather than ranking it, and per-pupil spending tracks need rather than results, so neither is picked out.
SchoolsAmherst ahead on 5 of 9
| Amherst | Belchertown | |
|---|---|---|
| School tier | solid schoolsT3 | solid schoolsT3 |
| MCAS achievement | 69th | 45th |
| Student growth | 56th | 51st |
| Graduation rate | 92.6% | 89.7% |
| SchoolDigger rank | 99th of 361 | 157th of 361 |
| State accountability | In need of focused/targeted support | Moderate progress toward targets |
| Spending per pupil | $30,024 | $17,838 |
| Schools in the district | 3 | 4 |
| Private schools within 12 mi | 7 | 3 |
What a home costsBelchertown ahead on 6 of 8
| Amherst | Belchertown | |
|---|---|---|
| 4BR house | $675kT2 | $500kT1 |
| 3BR townhouse | $525k | $385k |
| 2BR condo | $390k | $285k |
| 3BR home | $511k | $487k |
| 5+ BR home | $788k | $600k |
| 3BR rent | $3,470/mo | $2,577/mo |
| Income needed for the 4BR | $195k | $143k |
| 10-year price growth | 5.5% a year | 5.8% a year |
What you pay the townBelchertown ahead on 2 of 4
| Amherst | Belchertown | |
|---|---|---|
| Tax rate | $16.91T4 | $15.13T4 |
| Est. tax bill on that 4BR | ≈$11,400 | ≈$7,600 |
| Town spending per resident | $2,201 | $3,735 |
| Share of budget on schools | 53% | 53% |
Getting to workBelchertown ahead on 1 of 3
| Amherst | Belchertown | |
|---|---|---|
| Commute to Boston | 112 minT4 | 107 minT4 |
| MBTA rail | No MBTA rail | No MBTA rail |
| Miles from downtown | 74 mi | 69 mi |
Before kindergartenAmherst ahead on 2 of 4
| Amherst | Belchertown | |
|---|---|---|
| Licensed child care programs | 16 | 17 |
| Child care places | 794 | 465 |
| Centers vs family programs | 11 centers | 7 centers |
| Infant places in centers | 130 | 43 |
What the place is likeDescribes the two, does not rank them
| Amherst | Belchertown | |
|---|---|---|
| Population | 39,263 | 15,350 |
| Energy | 9/10 | 3/10 |
| Compact center | 8/10 | 3/10 |
| Family amenities | 7/10 | 2/10 |
| Culture | 10/10 | 4/10 |
| Gathering places | 9/10 | 5/10 |
The tax bill is each town’s own rate on its own median 4BR, so a lower rate does not always mean a lower bill. School tiers are editorial, shown beside the state’s own MCAS figures rather than derived from them.
Prices calibrated to Zillow ZHVI and Redfin · FY2026 residential tax rates · rail leg from the MBTA timetable, drive modeled · rents are HUD FY2027 Small Area FMRs · reviewed · methodology. Never uses demographics as an input.
