Charlton Town Hall. Photo: PeterCooperJr, CC0
Markets We Serve
Charlton, Massachusetts
Commercial Real Estate
Route 20, between Worcester and Sturbridge.
Charlton sits on Route 20 between Auburn and Sturbridge, with the Mass Pike running through town. The town’s own Route 20 corridor study calls the highway’s identity industrial and logistics, and the Amazon fulfillment center on Sturbridge Road is the largest example of it.
13,685
Population
$10.94
Tax Rate / $1,000 (FY2026)
0
Available Properties
$119,809
Median Household Income
Charlton’s commercial map follows Route 20, which carries more than 24,000 vehicles a day between Auburn and Sturbridge. The town’s 2026 corridor study calls its identity industrial and logistics, with Amazon’s fulfillment center and Tree House Brewing as the two anchors. We handle sales, leasing and investment property along the corridor and across town.
Industrial and logistics on Route 20
Amazon’s robotic fulfillment center on Sturbridge Road has run since November 2024, and the Business Enterprise Park district is zoned for manufacturing, research, office and distribution. Tree House Brewing draws more than half a million visitors a year to the same road.
The Pike runs through town without an exit, so trucks reach it in Sturbridge or Auburn along Route 20. For a logistics tenant that is the route to price in.
What limits new building
The corridor study is plain about it: water, sewer and power capacity, not demand, hold back new development on Route 20. A site or building that already has service is the scarce thing.
That cuts both ways for an owner. Land without them has that work ahead of it; a serviced building on the corridor is worth a conversation about value.
Commercial Corridors
Key Business Districts
Route 20
The main commercial road: more than 24,000 vehicles a day, the Amazon fulfillment center and Tree House Brewing
Routes 31 and 169
The north-south roads through town, crossing Route 20
Zoning
Zoning Districts
Regional Access
Transportation
Route 20: East to Auburn and Worcester, west to Sturbridge
I-90 (Mass Pike): Runs through town with service plazas but no exit; the nearest interchanges are in Sturbridge (I-84) and Auburn (I-290 and I-395)
Routes 31 and 169: North-south through town; Route 169 continues south toward Connecticut
Economic Base
Major Employers
Amazon
E-commerce fulfillment
Tree House Brewing
Brewery
Overlook
Senior living
Bay Path Regional Vocational Technical High School
Education
Investment Thesis
Why Charlton?
Charlton is Route 20 between Worcester and Sturbridge, and the town’s own corridor study calls it industrial and logistics country, with Amazon’s fulfillment center as the proof. The whole town pays a single tax rate of $10.94 per $1,000 (FY2026), and the study names water, sewer and power as the limits on new building, so a property that already has service is worth asking about.
Common Questions
Charlton Commercial Real Estate FAQ
Industrial and logistics on Route 20, where Amazon runs a fulfillment center; retail and service business in the Neighborhood and Community Business districts; and land zoned Business Enterprise Park, whose intent covers manufacturing, research, office and distribution.
Charlton uses a single tax rate for FY2026: $10.94 per $1,000 of assessed value for residential, commercial, industrial and personal property alike.
No. The Pike runs through Charlton with service plazas in both directions but no interchange. The nearest are in Sturbridge, where I-84 meets the Pike, and in Auburn, where I-290 and I-395 do; Route 20 connects the town to both.
Yes: sales, leasing and investment property on Route 20 and across town. If you own here and are weighing a sale, start with a free broker opinion of value.
Local Insights
Market Momentum
Amazon’s 2.8 million SF fulfillment center on Route 20 has operated since November 2024, with more than 1,000 employees
The town’s Route 20 Corridor Study (Westmass, July 2026) names the corridor’s identity industrial and logistics
The same study names water, sewer and power as the limits on new development
Available Listings
Our Properties in Charlton
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Request a Free ValuationGet the Fall 2026 Worcester market report
Nine pages read from the city's own records rather than CoStar: 162,000 permits, every recorded deed on 47,000 parcels, the assessor's ownership file and the zoning code. Where commercial owners have stopped spending, why fewer buildings trade at higher prices, who owns commercial Worcester, and 2,242 acres zoned for more than is built on them.
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Market data last updated: October 2026. Sources: Town Assessor, U.S. Census, MA DOR.