222 River Rd, Northampton MA 01053

Northampton, MA 01053 • Leeds

$1,950,000

Est. $13,516/month

Estimate assumptions

20% down, a 30-year loan at 6.5%, and $200/month estimated insurance.

Includes the supplied property-tax and HOA inputs; missing inputs contribute $0. HOA fees with an unspecified frequency are treated as monthly. PMI and closing costs are excluded.

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106.70

Acres

Residential

Type

442

Days on Market

For Sale Listed Jul 23, 2025 • MLS# 73408243 Copied! • Updated Sep 21, 2026

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About this home

Discover the potential of this expansive 105-acre property, formerly home to an assisted living facility. Closed for the past year, the site offers a rare opportunity for redevelopment in a serene and spacious setting. With municipal sewer and water connections already available, the groundwork is in place for a variety of future uses.An attached feasibility study outlines several development scenarios and identifies both opportunities and challenges to help guide your vision.

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Recently Sold Nearby

Property History

Market Insights

Property Timeline

👤

Agent Changed

Sep 1, 2026

→ Bridget Goggins

Agent: Bridget Goggins

🏠

Listed for Sale

Jul 23, 2025

$1,950,000

Original listing

Agent: Bridget Goggins Office: Coldwell Banker Community REALTORS®

🏠

Listed for Sale

Jul 23, 2025

$1,950,000

Original listing

Agent: Bridget Goggins Office: Coldwell Banker Community REALTORS®

🏠

Listed for Sale

Jul 23, 2025

$1,950,000

Original listing

Office: Coldwell Banker Community REALTORS®

Detailed History Table ▼

Date	Event	Price	Change	$/sqft	Details
09/01/2026	👤 Agent Changed	-	-	-	→ Bridget Goggins
07/23/2025	🏠 Listed for Sale	$1,950,000	-	-	Original listing
07/23/2025	🏠 Listed for Sale	$1,950,000	-	-	Original listing
07/23/2025	🏠 Listed for Sale	$1,950,000	-	-	Original listing

Tax History

Year	Taxes	Assessment
2025	$41,464	$3,064,600

Financial Details

Annual Property Tax

$41,464

Tax Year 2025

Assessed Value

$3,064,600

Facts & Features

Home Facts

Type Land

Style Residential

Lot Size 106.70 acres

Exterior

Construction None

Architecture None

Roof None

Features None

Pool None

Spa None

Fencing None

Patio/Porch None

Utilities

Electric On-site, At Street

Water Public, On-site, At Street

Sewer Public Sewer, On-site

Gas None

Other None

Financial

Annual Tax $41,464

Assessed Value $3,064,600

MA Disclosures

Seller Disclosures There May Be Asbestos In The Building.

Additional Details

Possession None

Accepted Financing None

Structure Type []

Documents Drawings, Brochure, Other (see Remarks)

County Hampshire

Total market time (incl. prior listings) 454 days

Property Overview

Property Type

Residential

Listing Type

For Sale

Floor Layout

Interior Features

Flooring:

Appliances:

Interior Features:

Windows:

Basement:

Laundry:

Security:

Construction & Materials

Structure Type:

Exterior Materials:

Roof:

Foundation:

Heating, Cooling & Utilities

Heating:

Cooling:

Hot Water:

Water Source: Public, On-Site, At Street

Sewer: Public Sewer, On-Site

Energy Features:

Exterior & Lot

Exterior Features:

Patio & Porch:

Fencing:

Other Structures:

Lot Features: Underground Storage Tank, Easements, Flood Plain, Level, Rolling Slope, Elevated, Wetlands, Sloped, Wooded, Irregular Lot, Cleared, Gentle Sloping, Steep Slope

Road Surface:

Parking & Garage

Parking Features:

Special Features

View: Yes

View Type: Scenic View(s)

Community Amenities: Walk/Jog Trails, Medical Facility, Highway Access

Nearby Schools

School District

Northampton School District local

B-

✓ School Safety 2024-25

2.0% Average

1.4% Suspensions 1.7% In-School 0.6% Emergency

↓ 3.5% below state avg

E

Elementary Schools

10 schools

Lander Grinspoon Academy

4.1 mi

Grades K-06

Clarke School

4.5 mi

Grades PK-12

Clarke School for the Deaf Northampton

4.5 mi

Grades PK-10

Campus School of Smith College

4.6 mi

Grades K-06

New Directions School

5.3 mi

Grades 04-12

Cutchins Program

5.3 mi

Grades K-12

B

Leeds School

1.0 mi | #338 of 825 | Score: 49.5

Dropped 74 spots from last year

-8.7 below state avg

220 students Moderate

Strong Attendance

Grades PK-05

C+

R.K. Finn Ryan Road Elementary School

3.3 mi | #572 of 825 | Score: 42.3

Dropped 72 spots from last year

-15.9 below state avg

220 students Moderate

Grades K-05

B

Jackson Street School

3.8 mi | #342 of 825 | Score: 49.2

Dropped 108 spots from last year

-9 below state avg

253 students Diverse

Grades K-05

Montessori School of Northampton

4.7 mi

Grades PK-05

M

Middle Schools

1 school

B+

John F Kennedy Middle School

2.0 mi | #133 of 352 | Score: 45.9

Improved 59 spots from last year

-12.3 below state avg

570 students Moderate

Rising School

Grades 06-08

H

High Schools

3 schools

C-

Smith Vocational and Agricultural High School

3.4 mi | #285 of 346 | Score: 42.9

Dropped 89 spots from last year

-15.3 below state avg

589 students Moderate

15 sports • 542 athletes

High Graduation Rate Career Tech Programs College Ready Curriculum Strong Athletics

Grades 09-12

A-

Northampton High School

4.0 mi | #87 of 346 | Score: 62.1

Improved 198 spots from last year

+3.9 above state avg

846 students Moderate

19 sports • 1,196 athletes

Strong AP Program High Graduation Rate Rising School Strong Athletics

Grades 09-12

Community Enterprises, Inc.

5.5 mi

Grades 11-12

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Loan Term 30 years 15 years

Monthly Payment Breakdown

Principal & Interest $0

Property Tax $3,455

Homeowners Insurance $200

PMI (if <20% down) $0

Loan Summary

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Total interest paid $0

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Payment Over Time

Interest

Principal

Year 1

95% Interest

Year 15

50/50

Year 30

95% Principal

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Location

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Neighborhood

Leeds

222 River Rd, Northampton MA 01053

Northampton, MA 01053

Listing Information

Listing Agent Bridget Goggins

Listing Office Coldwell Banker Community REALTORS®

Office Phone 413-665-3771

Agent MLS ID CN209810

Office MLS ID AN5910

Listing Data Updated Sep 21, 2026 3:05 AM EDT

Listing information is deemed reliable but not guaranteed. Data provided by MLS Property Information Network, Inc. All information should be independently verified.

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