Bozrah has 2,429 people, a median household income of $108,516 — higher than most of its neighbors — and only 29 houses sold there all year. The 2025 median was $410,000, and homes cleared at exactly 100.0% of asking. It's a small, quiet town with more money in it than people expect. Buying here works differently than buying somewhere with real volume, and that's the whole thing I want you to understand before you start.
Metric | 2025 | 2024 |
Median sale price, single-family | $410,000 | $400,000 |
Closed sales | 29 | 25 |
Median days on market | 27 | 39 |
Percent of list price received | 100.0% | 100.8% |
Full calendar year, single-family detached. Source: SmartMLS Local Market Update, December 2025.
Go easy on these numbers. Twenty-nine sales is about two closings a month for the entire town. At that volume one weird house moves the whole median — an estate sale, a lakefront trade, a new build. The 2.5% year-over-year price change is one of the smallest in New London County, and I wouldn't read anything into it in either direction. It's noise as much as it's signal, and I'd rather say that than dress it up.
The number I do trust is days on market falling from 39 to 27. That's a 31% improvement in speed, and speed is a lot harder to distort with a tiny sample than price is. Bozrah houses are selling faster than they were. That part's real.
So here's what it means for you. In a market this thin, town-level stats are close to useless for pricing your specific house. There might be two or three honest comparables for a given property, and they might be a year old. Bozrah is a town where the CMA gets built house by house, and where knowing what actually traded and why beats knowing how to pull a report.
Bozrah's mill rate is 23.50 for FY2025-26, on the October 1, 2024 Grand List.
That's genuinely low for this part of the state. Look next door: Salem runs 30.20, Montville 31.43, Norwich's general fund rate 34.15 & Griswold 27.87.
On a $410,000 house — the town median — assessed at Connecticut's standard 70% of market value, you're looking at an assessment of $287,000. At 23.50 mills that's roughly $6,745 a year.
An honesty note on the fiscal year. I'm publishing the FY2025-26 rate because that's what's confirmed in the state's own data. Connecticut's Office of Policy and Management hasn't published FY2026-27 rates yet — its mill rate dataset is literally titled "FY 2014-2026" and stops there. Call the Bozrah Tax Collector to confirm the current figure before you lean on it in a mortgage application. I'd rather tell you exactly which year a number comes from than hand you a stale one and call it current.
No separate fire districts here, no special taxing districts. One rate, townwide.
Fields Memorial School serves Bozrah PK–8 with roughly 180 students. One school, the whole town, nine grade levels. That's about 20 kids per grade.
Then it gets interesting, and this is the part buyers ask me about most.
Bozrah has no high school. Students choose — and who pays depends on which school they choose.
Destination | Who pays tuition |
Norwich Free Academy | The Town of Bozrah |
Lyman Memorial High School | The Town of Bozrah |
Norwich Technical High School | The State of Connecticut |
Waterford (regional programs) | The State of Connecticut |
Don't skim past that split. Connecticut's technical high schools are a state system, so a Bozrah kid at Norwich Tech costs the town nothing in tuition. A kid at Norwich Free Academy or Lyman does. That's one of the quiet reasons a small town like Bozrah can hold a mill rate at 23.50 — a good chunk of its high schoolers get educated on the state's dime.
If you've got kids, here's what actually matters day to day. You get real choice, which is more than most towns hand you. The choice comes with an application process, and transportation arrangements that change depending on where you land. And siblings can absolutely end up at two different schools. If high school placement is going to decide your purchase, call the Bozrah superintendent's office and ask about current placement rules and transportation before you go under contract. Not after.
One more thing on Norwich Free Academy. It's a school of choice whose sending communities fund tuition, and Bozrah is a partner community along with Norwich, Brooklyn, Canterbury, Franklin, Lisbon, Preston, Sprague and Voluntown. Whether partner-community status guarantees your kid a seat is something I couldn't verify, so I'm not going to claim it. Ask NFA directly.
Gardner Lake covers 529 acres and straddles Bozrah, Salem and Montville.
This is the first thing I check on any Gardner Lake listing, and I'm always a little amazed how often nobody else does. Two houses on the same water, a few hundred yards apart, can sit in different towns with different mill rates, different school districts and different assessors.
And the spread is real: Bozrah 23.50, Salem 30.20, Montville 31.43. On a comparable lakefront property that's thousands of dollars a year. Bozrah is the low-tax side of Gardner Lake, and I'll say that as a buying consideration, not as a marketing line.
The lake has a public boat launch and beach on the southern shore at Gardner Lake State Park, so this is publicly accessible water, not private-association lakefront. No association dues, nobody gatekeeping your access. You also get summer traffic you don't control. Some buyers love that and some can't stand it, so be honest with yourself about which one you are.
State surveys have found a healthy native plant community with two invasives around at low abundance — fanwort and variable-leaf watermilfoil — and roughly stable between 2006 and 2015. If you're buying to boat rather than to look at the water, that's a real diligence item, and I'd have a current conversation with the lake association before you close.
Bozrah's settlement nodes are Fitchville, Leffingwell and Gilman — village names you'll see on listings and mailing addresses. All three are Bozrah. Same mill rate, same school, same town hall. Like a lot of towns in this county, if you search only a village name you're going to miss most of what's actually for sale.
The town itself is rural and agricultural, tucked between Norwich and Colchester along the Route 2 and Route 82 corridors. That median household income of $108,516 is high for a town this size in Eastern Connecticut, and it tells you who lives here: established households, high owner-occupancy, people who aren't going anywhere. Which is exactly why only 29 houses trade in a year.
One thing I dug into and won't repeat: there are claims floating around about who owns Bozrah's electric utility. I couldn't confirm any of it from a primary source, and I'm not publishing a claim about your power company that I can't stand behind. If it matters to your purchase, ask during diligence.
Bozrah is well outside the crumbling-concrete foundation area. The 20-mile radius that defines Connecticut's crumbling foundation program is centered on the former J.J. Mottes Concrete Company in Stafford Springs, way off to the northwest. That issue drives how I write inspection strategy in Tolland and Windham County. Down here it just doesn't apply.
Septic and well permits go through the Uncas Health District, which covers Bozrah along with Franklin, Griswold, Lebanon, Lisbon, Montville, Norwich, Preston, Salem, Sprague and Voluntown. Bozrah is overwhelmingly well and septic. Pull the Uncas permit history on any house you're serious about. A septic system's install date and its permitted bedroom count are two of the biggest things people skip in rural Connecticut, and that permitted bedroom count can quietly cap what you're allowed to do with the house down the road.
This is a small-staff town. Assessor, Tax Collector and Land Records hours are limited & they vary. Call before you drive, and don't assume a Friday closing can record.
Twenty-nine sales a year means your house won't get lost in a crowd. It also means a buyer has almost nothing to anchor their sense of value to. That's the central fact of selling here, and everything else follows from it.
Three things I'd get ready.
Expect pricing to be more art than arithmetic, and make somebody show you the actual comparables. If a number gets handed to you off town-level medians in a 29-sale market, ask which specific properties it came from. In a market this thin, an automated valuation is a guess wearing a suit.
If you're on or near Gardner Lake, lead with the tax comparison. A buyer weighing your house against one in Salem or Montville is looking at a mill rate difference of 6.7 to 7.9 mills. On a $500,000 lakefront that's real money every single year, in your favor. Almost no Bozrah listing ever says this out loud, and it's one of the strongest cards the town holds.
Explain the high school arrangement up front. A buyer with kids who assumes there's a Bozrah High School and finds out otherwise mid-inspection starts doubting everything else you've told them. Walk them through the choice, including the part where the state pays for the technical schools, and a question mark turns into a selling point.
If you want a real number on your house, call me. I'll walk the property, dig out the handful of comps that genuinely apply, and tell you honestly what I think it brings.
And if part of what you're weighing is whether you need me at all — some people genuinely don't, and I'll tell you so — I wrote a straight piece on selling your house without an agent in Connecticut. It covers where doing it yourself actually works, what AI is genuinely good at now, and why an automated price struggles in a town that closes 29 homes a year.
Single-family homes sold at a median of $410,000 in 2025, up a little from $400,000 in 2024, across just 29 sales. Homes sold at exactly 100.0% of list in a median of 27 days, down from 39 days the year before. With that few sales, treat the median as a direction and nothing more precise. Source: SmartMLS Local Market Update, December 2025.
23.50 mills for FY2025-26, on the October 1, 2024 Grand List. That's among the lowest around here, against Salem's 30.20 and Montville's 31.43. On a $410,000 house assessed at 70% of value, you're at roughly $6,745 a year. Connecticut hasn't published FY2026-27 rates yet, so confirm the current figure with the Bozrah Tax Collector.
No. Fields Memorial School covers PK–8 with about 180 students, and high schoolers choose among Norwich Free Academy, Lyman Memorial, Norwich Technical High School and Waterford regional programs. Bozrah pays the tuition for NFA and Lyman; the State of Connecticut pays for the technical schools. Confirm current placement and transportation rules with the district before you buy.
Partly. Gardner Lake's 529 acres straddle Bozrah, Salem and Montville, and your town of record sets your mill rate, your school district and your assessor. Bozrah is the low-tax side at 23.50 mills against Salem's 30.20 and Montville's 31.43. The lake has a public boat launch and beach at Gardner Lake State Park, so it's public water rather than private-association lakefront.
About 2,429 residents, with a median household income of $108,516, which is high for a town this size in Eastern Connecticut. The village names are Fitchville, Leffingwell and Gilman, and all of them sit in the same town, same mill rate, same school district.
No. Bozrah sits far outside the 20-mile radius around the former J.J. Mottes Concrete Company in Stafford Springs that defines Connecticut's crumbling foundation program area.
Bozrah borders 5 of the other towns I cover, and people looking here almost always look at a couple of them too. Same guide, same numbers, for each one:
Or see how every town in the county compares side by side in my New London County real estate guide.
Sources and dates. Sale price, closed sales, days on market and percent of list received: SmartMLS Local Market Update, December 2025, single-family detached, full-year 2025 and 2024. Mill rate FY2025-26 and absence of special taxing districts: Connecticut Office of Policy and Management mill rate and tax levy data. Comparison mill rates: CT OPM and the respective towns. Gardner Lake acreage, town boundaries and public access: Connecticut Department of Energy and Environmental Protection. Invasive species survey: Connecticut Agricultural Experiment Station, Gardner Lake, 2015. Schools, enrollment and high school tuition arrangements: Bozrah Public Schools and Fields Memorial School. Norwich Free Academy partner communities: Norwich Free Academy. Population and median household income: U.S. Census Bureau. Health district: Uncas Health District. Crumbling foundations radius: Connecticut Department of Housing.
Last updated August 2026. Tax rates and market data change — ask me for current numbers.
