Eviction leads in Bristol County, Massachusetts: South Coast landlords and their buildings
Bristol County, on Massachusetts’ South Coast, has about 582,000 residents and a median home value near $451,000 in recent Census estimates, among the lowest of any eastern Massachusetts county. About 62% of homes are owner-occupied countywide, but in New Bedford and Fall River most households rent, and many live in two- and three-family homes built during the mill era.
Many of those buildings are owned by long-time local families and small landlords, some of whom inherited them. New commuter rail service to Boston has brought fresh buyer attention to the area. Massachusetts eviction rules, lead paint duties and older buildings make turnovers costly, and for some owners that is the moment to sell. This guide compares the county’s markets, walks through deal math and shows how to work eviction leads fairly.
Bristol County in numbers
Bristol County has about 582,000 residents, a median home value near $451,000 and a median household income around $86,000 in recent Census estimates, with about 62% of homes owner-occupied, about 57% single-unit homes and vacancy near 4.6%.
Fishing, healthcare, manufacturing, education and logistics support employment.
New Bedford and Fall River have large stocks of older two- and three-family homes.
South Coast Rail has added commuter service toward Boston, drawing new buyer interest.
Many rentals predate 1978, so Massachusetts lead paint rules often apply.
- Ignore lead and code issues
- Skip lease review
- Cold-call without scrubbing
- Check lead and code status
- Read every lease
- Follow call and text rules
Related resources
Bristol County ZIP codes for eviction leads
Recent Census estimates show medians from about $346,000 to about $563,000 across these ZIPs.
Rehoboth 02769, Raynham 02767 and South Dartmouth 02748
Medians near $522,000 to $563,000 and owner-occupancy near 74% to 93%, with few rentals.
Westport 02790, Norton 02766 and North Dartmouth 02747
Medians near $485,000 to $508,000 and owner-occupancy near 78% to 84%.
North Attleboro 02760, Seekonk 02771 and Attleboro 02703
Medians near $449,000 to $483,000 and owner-occupancy near 66% to 87%, with Providence-area commuters.
Taunton 02780, Fairhaven 02719 and Swansea 02777
Medians near $414,000 to $447,000 and owner-occupancy near 59% to 85%.
Fall River 02720, 02721, 02723 and 02724
Medians near $358,000 to $406,000 and owner-occupancy near 32% to 38%, dominated by multi-family rentals.
New Bedford 02740, 02744, 02745 and 02746
Medians near $346,000 to $373,000 and owner-occupancy near 17% to 61%, with many triple-deckers.
ZIP medians are recent Census estimates. Use recent sales of similar unit counts to set every offer.
What Bristol County buyers, renters and landlords search for
The Bristol County registry of deeds draws about 1,600 searches a month. Homes for sale in Dartmouth draw about 1,000 and Taunton about 880.
Rentals are in demand
Apartments for rent in Fall River draw about 480 searches a month and in New Bedford about 390.
Landlords use the court
Southeast Housing Court draws about 320 searches a month.
New rail draws attention
South Coast Rail draws about 320 searches a month.
- 1Bristol County registry of deedsAbout 1,600
- 2Homes for sale Dartmouth MAAbout 1,000
- 3Homes for sale Taunton MAAbout 880
- 4Homes for sale Attleboro MAAbout 590
- 5Homes for sale New Bedford MAAbout 480
- 6Apartments for rent Fall River MAAbout 480
- 7Southeast Housing CourtAbout 320
- 8South Coast RailAbout 320
How investors can use this data
Turn filings into fair offers:
Search volumes are approximate. Figures are recent monthly estimates and change over time. Use them to understand interest, not as exact counts.
ForeclosuresDaily.com hosts monthly webinars with investors such as Carolynn Castillo, who share how they find and evaluate deals.
How Massachusetts evictions work in Bristol County
This is a general overview, not legal advice. Massachusetts procedures are detailed and can change. Landlords should consult a Massachusetts attorney before acting. Heirs who inherit a family triple-decker often face these rules for the first time.
Notice to quit
Most cases begin with a written notice to quit. For unpaid rent, tenants often have a right to cure within set limits.
- Notice to quit
- Right to cure
Small notice errors can restart a case.
Southeast Housing Court
Bristol County cases are generally heard by the Southeast session of the Massachusetts Housing Court. Tenants can raise defenses tied to property conditions, and mediation is common.
- Southeast session
- Mediation
Fix code issues before filing when possible.
Execution and move-out
If the landlord wins, the court issues an execution for possession that a sheriff or constable carries out after notice.
- Execution
- Sheriff
Only officers carry out removal.
Lead paint, language and fair dealing
Massachusetts requires lead hazard removal in pre-1978 rentals when a child under six lives there. Many South Coast owners speak Portuguese or Spanish at home, so accurate translated materials can help. Deal honestly, respect tenants’ rights and follow federal and Massachusetts rules for calls and texts.
Fair dealing protects everyone and your reputation.
Questions to ask a Bristol County landlord
- 1How many units are in the building?
- 2Do you live on site?
- 3Is there a lead compliance letter?
- 4Is the eviction finished or pending?
- 5What are the current rents and leases?
- 6What do you need to walk away with?
Running the numbers on a Fall River three-family after an eviction
Run the numbers before you make an offer. Older South Coast multi-family homes often need heating, porches, electrical and lead work. Start with the after-repair value for similar buildings, then subtract the purchase price, repairs and holding and selling costs.
Profit = After-repair value − Purchase + repairs + holding and selling costs
All figures are illustrative. Local costs vary widely.
Rents support value. Owner-occupant buyers often use rental income from the other units to qualify, which widens the buyer pool.
Porches and heat cost money
Inspect every unit’s systems.
Lead work is common
Get a lead inspection early.
Time costs money
Court timelines raise holding costs.
Track your results
Measure cost per deal by city.
How to work Bristol County eviction leads
- 1
Pull new filings regularly
Match Southeast Housing Court filings to property records and focus on owners of two- to four-unit buildings in New Bedford, Fall River and Taunton.
- 2
Research before you reach out
Confirm ownership, liens, rents, lead compliance, code violations and whether the case is finished or pending.
- 3
Follow up with care
Use mail and compliant calls and texts. Scrub numbers against do-not-call lists, get consent where required and never interfere with a case or contact tenants about it.
Checklist
- Verify ownership
- Check case status
- Review rent roll
- Check lead compliance
- Inspect every unit
- Get legal advice
See also eviction leads in Worcester County and probate leads in Massachusetts.
What our customers say
Real investors share their experience with ForeclosuresDaily.com in short video reviews and press releases.
Eviction leads in Bristol County, Massachusetts: FAQ
Short general answers. This is not legal advice. Tap a question to open it.
QWhich court hears Bristol County evictions?Yes
Generally the Southeast session of the Massachusetts Housing Court.
QWhere are most rentals?
New Bedford and Fall River, with many triple-deckers.
QDoes lead paint law affect rentals?
Yes, in pre-1978 rentals where a child under six lives.
QCan I call and text landlords?Yes
Only within federal and Massachusetts rules. Scrub lists and get consent where required.
QWhich ZIP has the highest median?
Rehoboth, 02769, at about $563,000.
QDo leases end when a property sells?
Generally no. Buyers usually take the property subject to existing leases.
Want Bristol County eviction leads? Tell us your target cities and ZIP codes and we will help you choose landlord leads.
Reach Bristol County landlords first
On the South Coast, eviction filings show which small multi-family landlords may be ready to sell. Investors who understand Massachusetts rules and approach owners with fair offers find deals others miss.
ForeclosuresDaily.com supplies eviction, probate, preforeclosure and absentee owner leads across Bristol County and Massachusetts. Explore our lead products.