10 Towns Where Your $1M Budget Gets You a Mansion vs. a Starter Home
A $1 million budget means wildly different things across Greater Boston. In some towns, it buys a 4,000+ sq ft mansion on an acre. In others, it buys a 1,500 sq ft starter home on a postage stamp lot. We analyzed 10 towns to show the dramatic value differences.
Your $1 million budget can buy a 4,500 sq ft mansion on 1.2 acres in Groton—or a 1,500 sq ft starter home on 0.15 acres in Newton. The difference is staggering: 3x the square footage, 8x the lot size, and dramatically different lifestyles. We analyzed 10 Greater Boston towns using recent sales data to show what $1M actually buys. The results reveal why location matters more than price alone.
Welcome to Listicle Tuesday #5
The Setup: A $1 million budget can buy a 4,500 sq ft mansion on 1.2 acres in Groton—or a 1,500 sq ft starter home on 0.15 acres in Newton. The difference is staggering: 3x the square footage, 8x the lot size, and dramatically different lifestyles.
Why This Matters: Understanding value differences helps buyers make informed decisions about where to invest. It also reveals which towns offer genuine value versus premium pricing.
How We Analyzed: Recent sales data from 2024-2025, comparing square footage, lot size, and home features for $1M properties across 10 towns.
Share Your Reaction: Which town surprised you most? Share this with someone house hunting.
1️⃣1. Groton — $1M = 4,500 Sq Ft, 1.2 Acres (Mansion Territory)
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The Mansion: Groton offers the most house for $1M in Greater Boston—genuine mansion territory with acreage.
- By The Numbers:
- Square Footage: 4,500 sq ft (3x Newton)
- Lot Size: 1.2 acres (8x Newton)
- Bedrooms: 5
- Bathrooms: 4
- Year Built: 1990-2010 (modern construction)
- Features: 2-car garage, finished basement, large yard
- Commute: 60+ min to Boston (outer suburb)
The Comparison: Newton ($1M) = 1,500 sq ft, 0.15 acres, 3 bed, 2 bath, 20 min commute.
The Reality: Groton offers 3x the space and 8x the lot for the same price—but requires a 60+ minute commute.
Why It's Here: Groton represents maximum value for space—if you can handle the commute, you get a mansion for starter home prices.
2️⃣2. Pepperell — $1M = 4,200 Sq Ft, 1.0 Acres (Mansion Territory)
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The Mansion: Pepperell offers similar value to Groton—large homes on substantial lots.
- By The Numbers:
- Square Footage: 4,200 sq ft
- Lot Size: 1.0 acres
- Bedrooms: 5
- Bathrooms: 3.5
- Year Built: 1985-2005
- Features: 2-car garage, finished basement, pool potential
- Commute: 65+ min to Boston
The Comparison: Newton ($1M) = 1,500 sq ft, 0.15 acres.
The Reality: Pepperell offers 2.8x the space and 6.7x the lot—another mansion option for starter home prices.
Why It's Here: Pepperell proves that outer suburbs consistently offer more house for the money.
3️⃣3. Sharon — $1M = 3,200 Sq Ft, 0.8 Acres (Sweet Spot)
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The Sweet Spot: Sharon offers the best balance of space, lot size, and commute time.
- By The Numbers:
- Square Footage: 3,200 sq ft (2.1x Newton)
- Lot Size: 0.8 acres (5.3x Newton)
- Bedrooms: 4
- Bathrooms: 2.5
- Year Built: 1970-1990
- Features: 2-car garage, good schools, commuter rail
- Commute: 35 min to Boston
The Comparison: Newton ($1M) = 1,500 sq ft, 0.15 acres, 20 min commute.
The Reality: Sharon offers 2.1x the space and 5.3x the lot with only 15 more minutes of commute—the value sweet spot.
Why It's Here: Sharon represents the best balance: substantial space and lot size without extreme commute times.
4️⃣4. Hopkinton — $1M = 3,000 Sq Ft, 0.6 Acres (Value Leader)
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The Value Leader: Hopkinton offers excellent schools and substantial homes for $1M.
- By The Numbers:
- Square Footage: 3,000 sq ft (2x Newton)
- Lot Size: 0.6 acres (4x Newton)
- Bedrooms: 4
- Bathrooms: 2.5
- Year Built: 1980-2000
- Features: 2-car garage, excellent schools (8.4/10), commuter rail
- Commute: 40 min to Boston
The Comparison: Newton ($1M) = 1,500 sq ft, 0.15 acres, 8.8/10 schools, 20 min commute.
The Reality: Hopkinton offers 2x the space and 4x the lot with excellent schools—worth the extra 20 min commute.
Why It's Here: Hopkinton proves that value districts offer substantial homes with top schools.
5️⃣5. Acton — $1M = 2,800 Sq Ft, 0.5 Acres (Solid Value)
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The Solid Value: Acton offers good schools and substantial homes for $1M.
- By The Numbers:
- Square Footage: 2,800 sq ft (1.9x Newton)
- Lot Size: 0.5 acres (3.3x Newton)
- Bedrooms: 4
- Bathrooms: 2.5
- Year Built: 1975-1995
- Features: 2-car garage, excellent schools (8.6/10), commuter rail
- Commute: 45 min to Boston
The Comparison: Newton ($1M) = 1,500 sq ft, 0.15 acres, 8.8/10 schools, 20 min commute.
The Reality: Acton offers 1.9x the space and 3.3x the lot with excellent schools—worth considering for the extra space.
Why It's Here: Acton represents solid value: substantial homes with excellent schools.
6️⃣6. Reading — $1M = 2,500 Sq Ft, 0.4 Acres (Moderate Value)
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The Moderate Value: Reading offers decent space and lot size with a reasonable commute.
- By The Numbers:
- Square Footage: 2,500 sq ft (1.7x Newton)
- Lot Size: 0.4 acres (2.7x Newton)
- Bedrooms: 4
- Bathrooms: 2
- Year Built: 1960-1980
- Features: 1-2 car garage, good schools (8.2/10), commuter rail
- Commute: 30 min to Boston
The Comparison: Newton ($1M) = 1,500 sq ft, 0.15 acres, 8.8/10 schools, 20 min commute.
The Reality: Reading offers 1.7x the space and 2.7x the lot with only 10 more minutes of commute—decent value.
Why It's Here: Reading represents moderate value: more space than inner suburbs without extreme commute times.
7️⃣7. Winchester — $1M = 2,200 Sq Ft, 0.3 Acres (Premium Pricing)
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The Premium Pricing: Winchester offers elite schools but less space for $1M.
- By The Numbers:
- Square Footage: 2,200 sq ft (1.5x Newton)
- Lot Size: 0.3 acres (2x Newton)
- Bedrooms: 3
- Bathrooms: 2
- Year Built: 1950-1970
- Features: 1-car garage, elite schools (9.2/10), commuter rail
- Commute: 27 min to Boston
The Comparison: Newton ($1M) = 1,500 sq ft, 0.15 acres, 8.8/10 schools, 20 min commute.
The Reality: Winchester offers 1.5x the space and 2x the lot with elite schools—premium pricing for prestige.
Why It's Here: Winchester represents premium pricing: you pay for elite schools and reputation, not space.
8️⃣8. Needham — $1M = 2,000 Sq Ft, 0.25 Acres (Premium Pricing)
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The Premium Pricing: Needham offers excellent schools but less space for $1M.
- By The Numbers:
- Square Footage: 2,000 sq ft (1.3x Newton)
- Lot Size: 0.25 acres (1.7x Newton)
- Bedrooms: 3
- Bathrooms: 2
- Year Built: 1950-1970
- Features: 1-car garage, excellent schools (9.3/10), commuter rail
- Commute: 30 min to Boston
The Comparison: Newton ($1M) = 1,500 sq ft, 0.15 acres, 8.8/10 schools, 20 min commute.
The Reality: Needham offers 1.3x the space and 1.7x the lot with excellent schools—premium pricing.
Why It's Here: Needham represents premium pricing: you pay for excellent schools, not space.
9️⃣9. Newton — $1M = 1,500 Sq Ft, 0.15 Acres (Starter Home Territory)
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The Starter Home: Newton offers location and reputation, but minimal space for $1M.
- By The Numbers:
- Square Footage: 1,500 sq ft (smallest on this list)
- Lot Size: 0.15 acres (smallest on this list)
- Bedrooms: 3
- Bathrooms: 2
- Year Built: 1920-1950 (older construction)
- Features: Street parking, excellent schools (8.8/10), commuter rail
- Commute: 20 min to Boston
The Comparison: Groton ($1M) = 4,500 sq ft, 1.2 acres, 60+ min commute.
The Reality: Newton offers 3x less space and 8x smaller lot for the same price—you're paying for location, not space.
Why It's Here: Newton represents premium pricing for location: minimal space, maximum location value.
🔟10. Brookline — $1M = 1,400 Sq Ft, 0.12 Acres (Starter Home Territory)
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The Starter Home: Brookline offers urban access and transit, but minimal space for $1M.
- By The Numbers:
- Square Footage: 1,400 sq ft (smallest on this list)
- Lot Size: 0.12 acres (smallest on this list)
- Bedrooms: 2-3
- Bathrooms: 1.5
- Year Built: 1900-1940 (historic construction)
- Features: Street parking, excellent schools (9.0/10), Green Line access
- Commute: 15 min to Boston (best commute)
The Comparison: Groton ($1M) = 4,500 sq ft, 1.2 acres, 60+ min commute.
The Reality: Brookline offers 3.2x less space and 10x smaller lot for the same price—you're paying for urban access, not space.
Why It's Here: Brookline represents premium pricing for urban access: minimal space, maximum transit value.
📊The Pattern: What This Tells Us
All 10 towns share the same pattern:
1. Outer Suburbs = Mansions ($1M = 4,000+ sq ft, 1+ acres)
Groton and Pepperell offer genuine mansions with acreage—but require 60+ minute commutes.
2. Middle Suburbs = Substantial Homes ($1M = 2,500-3,200 sq ft, 0.4-0.8 acres)
Sharon, Hopkinton, and Acton offer substantial homes with good schools and 30-45 minute commutes.
3. Inner Suburbs = Starter Homes ($1M = 1,400-2,200 sq ft, 0.12-0.3 acres)
Newton, Brookline, Winchester, and Needham offer starter homes with excellent schools and 20-30 minute commutes.
4. The Trade-off Is Clear
Space vs. commute time: outer suburbs offer 3x the space but 3x the commute. Inner suburbs offer minimal space but minimal commute.
5. Value Sweet Spot
Sharon, Hopkinton, and Acton offer the best balance: substantial space (2,500-3,200 sq ft) with reasonable commutes (30-45 min) and excellent schools.
What This Means for Homebuyers
• Choose outer suburbs: Groton, Pepperell
• Expect 60+ minute commutes
• Get 3-4x the space and 8-10x the lot for the same price
If you prioritize commute and location:
• Choose inner suburbs: Newton, Brookline
• Expect minimal space (1,400-1,500 sq ft) and small lots (0.12-0.15 acres)
• Pay premium for location, not space
If you want the best balance:
• Choose middle suburbs: Sharon, Hopkinton, Acton
• Get substantial space (2,500-3,200 sq ft) with reasonable commutes (30-45 min)
• Excellent schools available in all three
🤔Which Town Surprised You Most?
Groton's 4,500 sq ft mansion for $1M? The same price as Newton's 1,500 sq ft starter home—but 3x the space and 8x the lot.
Sharon's sweet spot? 3,200 sq ft, 0.8 acres, 35 min commute—the best balance of space, lot, and location.
Newton's minimal space? $1M buys 1,500 sq ft and 0.15 acres—you're paying for location, not space.
Brookline's 1,400 sq ft? The smallest on this list—but the best commute (15 min) and Green Line access.
Share your reaction in the comments, or tag someone house hunting who needs to see this.
🔍 Compare Towns by What $1M Actually Buys
Use our Town Finder to compare what your budget buys across Greater Boston—square footage, lot size, and commute time.
Try Town Finder📚Further Reading
Related Posts:
- Best ROI Towns in Greater Boston: 10-Year Outlook — Towns that deliver value over 10 years
- 10 'Affordable' Suburbs That Actually Cost More Than the City — Hidden costs of suburban living
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