Route 9 (East Main Street), East Brookfield. Photo: John Phelan, CC BY 3.0
Markets We Serve
The Brookfields, Massachusetts
Commercial Real Estate
Route 9, west of Spencer.
The Brookfields are four towns on Route 9 west of Spencer: East Brookfield, Brookfield, North Brookfield and West Brookfield. Route 9 is the main street of three of them, and each town taxes business property at the same single rate as homes.
14,487
Population
$10.75 to $14.62
Tax Rate / $1,000 (FY2026)
1
Available Properties
East Brookfield, Brookfield, North Brookfield and West Brookfield sit on Route 9 west of Spencer; Brookfield’s plan puts it about 18 miles from Worcester. Their commercial property is on Route 9 and in the four town centers, and only North Brookfield has municipal sewer, which shapes what each building can do. We handle sales, leasing and investment property in all four.
East Brookfield: the busiest stretch of Route 9
East Main Street in East Brookfield carries about 12,600 to 14,100 vehicles a day by MassDOT counts, the most anywhere on Route 9 in the four towns, and Route 49 brings traffic up from Sturbridge and the Pike. The Commercial district allows a restaurant, a shop, an office or a service garage by right.
That is where we are selling the Thai House building at 355 East Main Street: a working restaurant with its kitchen, 50 seats and 30 parking spaces, with the business offered separately.
Brookfield, North Brookfield and West Brookfield
Brookfield zones its Route 9 frontage Business A, and its National Register town common holds the village businesses. West Brookfield has one business district, General, along Route 9 and its common. North Brookfield sits off Route 9 on Routes 67 and 148, with General and Central Business districts and a downtown overlay.
North Brookfield is also home to Quabaug Rubber, the maker of Vibram soles and the largest employer the towns’ plans name, and Gavitt Wire & Cable now makes cable in West Brookfield.
What to check before you buy
Sewer first. Only North Brookfield has municipal sewer, so most buildings in the four towns run on septic, and a sale of the real estate brings a Title 5 inspection. A restaurant also needs a grease trap sized for its kitchen.
Then the district. Parts of Route 9 are zoned for business and parts for homes, even within a mile, so the parcel decides what a building can be used for.
Commercial Corridors
Key Business Districts
Route 9 (East Main Street), East Brookfield
About 12,600 to 14,100 vehicles a day by MassDOT counts, the busiest stretch of Route 9 in the four towns
Route 9 through Brookfield and West Brookfield
About 6,200 to 8,900 vehicles a day, through Brookfield Common and West Brookfield center
Routes 49 and 148
South to Sturbridge and the Mass Pike; Route 49 carries about 8,800 a day in East Brookfield
Routes 67 and 148, North Brookfield
The town center, off Route 9, and the only one of the four with municipal sewer
Zoning
Zoning Districts
Regional Access
Transportation
Route 9: East through Spencer and Leicester to Worcester
Route 49: From East Brookfield south to Sturbridge, Route 20 and the Pike
I-90 (Mass Pike): Exit 78 in Sturbridge, the I-90 and I-84 interchange, by Route 49 or Route 148
Routes 19, 32 and 67: North and south from West Brookfield
Economic Base
Major Employers
Quabaug Rubber
Manufacturing (Vibram soles), North Brookfield
Gavitt Wire & Cable
Manufacturing, West Brookfield
Oakholm Brewing
Brewery, Brookfield
Investment Thesis
Why The Brookfields?
The Brookfields put a business on Route 9 west of Spencer, and every one of the four towns taxes business property at its residential rate: from $10.75 per $1,000 in West Brookfield to $14.62 in Brookfield (FY2026). The limit is sewer: only North Brookfield has it, so a building whose septic already serves its use is the one to price.
Common Questions
The Brookfields Commercial Real Estate FAQ
In the Commercial district, yes: East Brookfield’s zoning bylaw lists hotel, motel and restaurant as uses allowed by right, along with office, retail and service. Much of the town’s Route 9 frontage is zoned Residential, though, so the district of the parcel decides it. North Brookfield allows restaurants by right in its B-C and B-G districts, and West Brookfield in its General district.
Each of the four towns uses one rate for every class of property in FY2026: East Brookfield $11.76, Brookfield $14.62, North Brookfield $11.96 and West Brookfield $10.75 per $1,000 of assessed value.
MassDOT counts on East Main Street (Route 9) in East Brookfield run about 12,600 to 14,100 vehicles a day, roughly twice the count on Route 9 through Brookfield and West Brookfield. Route 49 adds about 8,800 a day from the south.
Only North Brookfield does. Brookfield and West Brookfield have none, and East Brookfield’s own plans say Route 9 has town water but no sewer, so most commercial buildings run on septic and Title 5 applies when they sell.
Yes: sales, leasing and investment property along Route 9 and in all four town centers, from our Worcester office. We are selling the Thai House restaurant building at 355 East Main Street in East Brookfield now.
Local Insights
Market Momentum
East Brookfield adopted the 0.75% local meals tax from October 1, 2026, as Spencer and West Brookfield already had
North Brookfield amended its zoning bylaw in May 2025 and West Brookfield in June 2025
Brookfield adopted a new Master Plan in 2024
Available Listings
Our Properties in The Brookfields
Market Research
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Market data last updated: October 2026. Sources: Town Assessor, U.S. Census, MA DOR.