Sifting through Simsbury, Avon, and Canton can feel like apples, pears, and peaches. All three are part of the Farmington Valley, yet each offers a distinct price point, daily rhythm, and sense of place. You want a home that fits your lifestyle, commute, and budget without surprises. In this guide, you’ll compare prices, taxes, commutes, housing styles, and town-center feel so you can choose with confidence. Let’s dive in.
Start with your priorities
Before you compare listings, get clear on what matters most:
- Budget and taxes: How much can you spend monthly, including property taxes?
- Commute: What door-to-door time works for your routine on a typical weekday?
- Lifestyle: Do you prefer a walkable center, a quiet village vibe, or a suburban lot with more privacy?
- Schools and programs: Which district offerings or activities are important to you?
- Resale: How competitive is the micro-market you want, and how fast do homes sell?
Quick snapshot: price, taxes, commute
Use this high-level view as a starting point. Market conditions and assessments change, so verify specifics before you write an offer.
Simsbury at a glance
- Price context: Median value of owner-occupied housing about $443,500, with recent market medians often around the high $400s to low $500s. Source baseline: Simsbury profile on Census Reporter.
- Taxes: Mill rate 34.16.
- Commute: Mean one-way time about 25.8 minutes.
- Lifestyle note: Walkable downtown, river access, trails, and local arts.
Avon at a glance
- Price context: Median value of owner-occupied housing about $462,200, with many recent sales in the low-to-mid $500s.
- Taxes: Mill rate 30.75 (July 2025).
- Commute: Mean one-way time about 25.5 minutes.
- Lifestyle note: Suburban, larger-lot feel with shopping along Route 44/US‑202.
Canton at a glance
- Price context: Median value of owner-occupied housing about $395,300, with market snapshots ranging mid $300s to mid $400s depending on location.
- Taxes: Mill rate 33.5.
- Commute: Mean one-way time about 28.8 minutes.
- Lifestyle note: Historic Collinsville village with a small-town scale and mill history.
Housing and neighborhoods
Simsbury
You’ll find a mix of historic homes near Hopmeadow Street, classic Colonials and mid-century homes in Weatogue and West Simsbury, and mill-area character in Tariffville. The town has also updated zoning to allow more small-lot options and accessory dwelling units, expanding the range of choices for different life stages and budgets.
- Why it fits: You want a walkable center, strong recreation access, and a broad mix of home styles.
Avon
Avon skews single-family on larger lots with established subdivisions off Route 44. You’ll also find pockets of condos and townhomes. The town’s commercial spine lines up daily conveniences, while many neighborhoods feel tucked away on quiet streets.
- Why it fits: You value a suburban feel, privacy, and quick access to shopping and dining.
Canton
Canton’s personality centers on Collinsville, a mill-village hub with shops and river views. Beyond the village, you’ll see a range of older farmhouses, modest single-family homes, and rural-suburban lots.
- Why it fits: You like small-town charm and often a lower entry price compared with nearby towns.
Town centers and lifestyle
Simsbury: walkable hub and outdoor access
Simsbury’s downtown concentration of cafes, library, and local shops pairs with river and trail access for a balanced, everyday lifestyle. Explore town features and parks via the official Simsbury site.
Avon: suburban convenience along Route 44
Most of Avon’s dining and shopping lines Route 44/US‑202, with neighborhoods set back on side streets. Town planning work has focused on improving village-style elements and community amenities over time.
Canton: Collinsville’s village character
Collinsville delivers a pedestrian-friendly, historic center with community events and small businesses. Learn more about the town and visitor info on Canton’s official site.
Commuting and transportation
- Typical one-way times: Simsbury averages about 25.8 minutes, Avon about 25.5, and Canton about 28.8, based on multi-year census estimates.
- Major routes: Route 10 runs through Simsbury, while Route 44/US‑202 connects much of Avon and Canton. I‑84 sits to the south for regional access.
- Transit reality: These towns are primarily car-commute areas. Regional bus and vanpool options exist, but there is no heavy-rail service in town.
- Airport access: Bradley International Airport is commonly about a 30 to 45 minute drive depending on your neighborhood and traffic.
Pro tip: For your short list of homes, run actual directions during your commute window. A five-minute difference on paper can feel bigger in real life.
Schools and programs
Simsbury Public Schools and Avon Public Schools are larger districts in this trio, while Canton’s is smaller. As a neutral planning point, many buyers look at adult educational attainment to understand community expectations for school programs. Approximate shares of adults with a bachelor’s degree or higher: Simsbury about 72 percent, Avon about 71 percent, Canton about 57 percent.
To explore current programs, calendars, and reports, start with Simsbury Public Schools and each town’s district site. For state-level reporting, review the Connecticut SDE resources when you are ready to compare metrics.
Property taxes explained
Mill rates help you compare towns, but your actual bill depends on your assessed value. For context:
- Simsbury real estate mill rate: 34.16. The town explains it simply on the mill rate FAQ.
- Avon real estate mill rate: 30.75 (July 2025) on the Town Manager’s budget page.
- Canton real estate mill rate: 33.5 (2024 grand list) per the Assessor/GIS page.
Sample estimate using the same assessed value in each town:
- Assessed value: $300,000
- Simsbury: 300 x 34.16 = $10,248 per year
- Avon: 300 x 30.75 = $9,225 per year
- Canton: 300 x 33.5 = $10,050 per year
Note: Assessment timing and methods vary by town. Always confirm your specific assessment before you budget.
Market feel and timing
Inventory, days on market, and sale-to-list ratios change by neighborhood. Use current snapshots to understand how fast to move and how to price offers. A good starting point is the Simsbury market overview on Realtor.com. Then have your agent pull live MLS comps for the exact subdivision or village you’re targeting.
Decision checklist
Ask yourself these questions as you narrow your search:
- Commute priority: What door-to-door time works for your weekday routine? Test routes for the homes you like.
- Budget and taxes: Do you prefer a lower purchase price that may come with a similar mill rate, or a higher price with a lower mill rate? Run sample scenarios before you offer.
- Lifestyle and walkability: Do you want a walkable center like Simsbury’s downtown or Collinsville, or a quieter suburban lot feel like much of Avon?
- Schools and activities: Which programs or activities matter for your household? Review district sites and state reports for up-to-date details.
- Resale: How heated is the micro-market? Track days on market and sale-to-list ratios where you plan to buy.
Which town fits you best?
- Choose Simsbury if you want a walkable center with river and trail access, a strong calendar of community events, and a wide mix of housing styles.
- Choose Avon if you prefer larger-lot suburban living with quick access to shopping and dining along Route 44 and a broad base of single-family neighborhoods.
- Choose Canton if you are drawn to small-town village character in Collinsville and often find more entry-level opportunities across the town.
When you are ready to tour neighborhoods, compare tax estimates, and pressure-test your commute, reach out for tailored guidance. With 30-plus years advising buyers and sellers in the Farmington Valley, Ellen Sebastian can help you align budget, timing, and lifestyle with the right address.
FAQs
What are the main differences among Simsbury, Avon, and Canton?
- Simsbury offers a walkable downtown and strong outdoor access, Avon skews suburban with a commercial corridor along Route 44, and Canton centers on Collinsville’s small-town mill-village feel.
How do property taxes compare between the three towns?
- Using the same assessed value, Avon’s lower mill rate can yield a smaller bill than Simsbury or Canton, but your outcome depends on assessment and purchase price. Verify with each town’s assessor and current mill rate.
What are typical home price ranges in these towns?
- Simsbury often sees medians in the high $400s to low $500s, Avon tends to cluster in the low-to-mid $500s, and Canton frequently ranges from the mid $300s to mid $400s depending on the village and inventory at the time.
How long is the commute to Hartford from each town?
- Census estimates show mean one-way commutes around 25 to 29 minutes across the three towns. Your actual drive depends on your neighborhood, route, and rush-hour timing.
Which town is most walkable for everyday errands?
- Simsbury’s downtown is the largest walkable hub, while Canton’s Collinsville offers a compact village center. Avon’s amenities line Route 44, with most neighborhoods set back on quieter streets.
How should I compare schools across the towns?
- Start with each district’s official site and the Connecticut SDE for current program and report details. Focus on the offerings that matter most to your household and verify the latest updates before deciding.
