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$649,000

  • For Sale
  • Active
  • Single Family
  • 4 Beds
  • 2 Full Baths
  • 2,158 Sq. Ft.
  • 0.23 Acres
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Tucked along the scenic Mill River in the heart of Leeds, this unique property at 42 Water Street offers a rare blend of nature, charm, and comfort. Surrounded by mature trees and peaceful water views, the home features warm wood floors, vaulted ceilings with skylights, and an inviting open-concept layout filled with natural light. The spacious kitchen flows seamlessly into the living area, creating the perfect space for entertaining or relaxing. Outside, enjoy multiple riverside seating areas, a private patio, and tranquil outdoor spaces that feel like your own hidden retreat. Conveniently located just minutes from downtown Northampton, local shops, restaurants, bike paths, and conservation areas, this special home offers the perfect balance of privacy and accessibility. A truly one-of-a-kind Leeds setting with character and charm throughout.

Full Property Details for 42 Water St

General

  • Price: $649,000
  • Taxes: $7,037 (2025)
  • Status: Active
  • Type: Single Family
  • MLS ID: 73525048
  • Updated: 6/14/2026
  • Added to Site: 46 day(s) ago

Rooms

Bathrooms

  • Total Bathrooms: 2
  • Full Bathrooms: 2
  • Bathroom 1: 10.00 x 5.17, First
  • Bathroom 2: 6.58 x 9.08, Second

Bedrooms

  • Total Bedrooms: 4
  • Primary Bedroom: 10.83 x 15.92, Second
  • Bedroom 2: 11.50 x 15.92, Second
  • Bedroom 3: 10.17 x 15.08, First
  • Bedroom 4: 10.75 x 9.67, First

Other Rooms

  • Kitchen: 33.25 x 20.00, First

Parking

  • Parking Features: Paved Drive, Off Street, Paved

Location

  • County: Hampshire

Structural Information

  • Architectural Style: Farmhouse
  • Basement: Yes
  • Square Feet: 2,158
  • Year Built: 1900

Lot Features

  • Lot Size (Acres): 0.23

Financial Considerations

  • Tax Amount: $7,037
  • Tax Year: 2025

Disclosures and Reports

  • Disclosures/Rstr.: Retaining wall installed 2026. Hot tub to Stay With the home. Public record says 2 bedroom. 24 hours notice for showings. First showing to begin at first open house.
  • Property ID: M:010B B:0076 L:0001, 3714977

Listed by Coldwell Banker Community REALTORS®, Patrick Cathro

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Listing agent

— 42 Water St —

  • Patrick Cathro

    Coldwell Banker Community REALTORS®

Get Pre-Approved Today

Be ready to buy your new home!

with our affiliated lender
NMLS#: 1598647

Get Pre-Approved

Be ready to buy your new home!

with our affiliated lender
NMLS#: 1598647

Get Pre-Approved

Schools serving 42 Water St

School District:Northampton School District
NameGradesDistance
Leeds Elementary School
20 Florence Street, Northampton, MA 01053
PK-50.2 mi
John F Kennedy Middle School, Northampton, MA
100 Bridge Rd, Northampton, MA 01062
6-81.4 mi
Northampton High School
380 Elm Street, Northampton, MA 01060
9-123.2 mi
Disclaimer: School attendance boundaries provided by ATTOM Data Solutions and are for reference only. Contact the school directly to verify enrollment eligibility.

Price & Sales History for 42 Water St Get Price Alerts and Save Property

Date
Details
Price
Change
Source
6/10/2026
Price Reduced
$649,000
-7.15%
MLS
6/02/2026
Price Reduced
$699,000
—
MLS
5/27/2026
Listed
$699,000
156.04%
MLS
9/29/2006
Sold
$273,000
—
Public Record
Get Price Alerts and Save Property
Disclaimer: Historical sales information is derived from public records provided by the county offices. Information is not guaranteed and should be independently verified.

Tax History for 42 Water St

Year
Property Taxes
Change
Tax Assessment
Change
2025
$7,037
6%
$505,200
16%
2024
$6,617
-1%
$435,600
4%
2023
$6,654
10%
$420,100
25%
2022
$6,024
13%
$336,700
9%
2021
$5,346
3%
$307,800
—
2020
$5,171
25%
$307,800
29%
2019
$4,148
4%
$238,800
2%
2018
$4,004
2%
$235,000
—
2017
$3,922
3%
$235,000
—
2016
$3,798
10%
$235,000
8%
2015
$3,446
3%
$218,100
—
2014
$3,357
—
$218,100
—
View All
Disclaimer: Historical tax information is derived from public records provided by the county offices. Information is not guaranteed and should be independently verified.

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*These costs are estimates, and the interest rates assume exceptional credit standing.

Be ready to buy your new home!

with our affiliated lender
NMLS#: 1598647

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Listed by Coldwell Banker Community REALTORS®, Patrick Cathro

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42 Water St, Northampton, MA 01053 (MLS# 73525048) is a Single Family property with 4 bedrooms and 2 full bathrooms. 42 Water St is currently listed for $649,000 and was received on May 27, 2026. Want to learn more about 42 Water St? Do you have questions about finding other Single Family real estate for sale in Northampton? You can browse all Northampton real estate or contact a Coldwell Banker agent to request more information.

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