Best ROI Towns in Greater Boston: A 10-Year Home Investment Outlook (2026-2036)

Our ROI model evaluates both quantitative metrics (historical price trends, tax rates, crime statistics) and qualitative factors (school reputations, community appeal, future development). We project 3-5% annual appreciation over the next decade, which compounds to roughly 34-63% total home value growth. But ROI isn't just about resale price—it's about the value gained from living in a community with excellent schools, safety, convenient commutes, and a healthy environment.

Key factors in our model:

• School Quality: Top districts command ~$50/sq ft premium and hold value better in downturns (Redfin study)
• Historical Growth: Towns that outperformed historically often continue to outperform
• Transit Access: MBTA rail or highway proximity widens buyer pool and improves daily life
• Environmental Health: Climate resilience and clean environment protect long-term value
• Safety: Low crime rates support property values and family appeal
• Fiscal Health: Stable taxes and AAA bond ratings mean predictable costs

Lexington is a "blue-chip" suburb for both living and investing. It has arguably the best public school system in Massachusetts (consistently top-ranked), which draws a steady stream of families—a built-in demand driver that has led to 43.8% home value growth in five years.

The town is steeped in Revolutionary history and boasts a beautiful, historic town center. While it doesn't have a T station, many consider the slightly longer commute a worthwhile trade for the schools and community. Lexington's housing stock is primarily single-families on spacious lots; teardown and upgrade activity is high, indicating confidence in the market.

Crime is negligible, and amenities are top-notch (a huge community center, new high school facilities, etc.). Property taxes are on the higher side in dollar terms, but the town's Aaa bond rating and efficient services give reassurance that you're paying into a well-run community.

ROI Outlook: Excellent, driven by education-fueled demand and limited supply. You pay a premium to get in, but values should hold and climb reliably over the next decade.

Explore Lexington's neighborhood profile for detailed market data, school statistics, and comparable sales.

Often called the "Garden City," Newton offers an ideal mix of urban and suburban. It's essentially a collection of 13 village neighborhoods, each with its own small downtown, which makes it exceptionally livable.

For ROI, Newton is about stability and steady growth. It's one of the closest suburbs to Boston (some parts are only 6-7 miles out) and has Green Line service, so it captures both car commuters and transit riders. Schools are top-tier (Newton North and South high schools are both in the top 10-15 statewide), appealing to families.

Newton's home values are among the highest in MA (median often $1.3M+ for SFH), yet it saw around ~4% annual appreciation in recent years, reflecting strong demand. With very low crime and charming leafy streets, Newton is perennially in demand, including among international buyers (proximity to Boston's universities and hospitals is a plus).

Taxes are relatively low per $1k ($9.80), so carrying costs for an expensive home are not as bad as they could be. Newton is also expanding its housing gently (transit-oriented projects in Newtonville, etc.), which will add vibrancy without flooding the SF market.

ROI Outlook: A safe, high-ROI bet for the long run, akin to a blue-chip stock. Expect Newton to remain one of the most desirable addresses.

Compare Newton vs. other top suburbs using our town comparison tool.

A smaller suburb just west of Cambridge, Belmont punches above its weight in every category. It has elite schools (Belmont High was recently ranked #7 statewide and the town just opened a brand-new high school facility), and a location that is hard to beat—you can literally walk or bike into Cambridge from parts of Belmont.

It has two commuter rail stops and is bordered by the Harvard University and Fresh Pond area. Belmont's housing stock is a mix of classic colonials and some new construction; lot sizes are smaller than farther-out suburbs, but that closeness is what many buyers want.

Appreciation has been very strong (32% in 5 years, and likely more in the last two as the new school opened). The town center (Belmont Center) is quaint and has essential shops and cafes, though big-box shopping is next door in Watertown/Cambridge.

Belmont is known for being quiet, safe, and academically oriented—a bit less glitzy than Weston or Wellesley, but extremely coveted by Cambridge/Boston professionals. With virtually no undeveloped land, new supply is minimal (mostly tear-down replacements), so any uptick in demand drives prices.

ROI Outlook: Excellent, especially if you work in Cambridge/Boston—you get a top school system and lovely community while being very close to the city, so there will always be demand outstripping supply.

View Belmont's complete profile with market trends, school data, and investment analysis.

This is our pick for an "affordable yet high-quality" town. Sharon is about 22 miles south of Boston (halfway to Providence) and is lesser-known than the flashy W suburbs, but it offers tremendous value.

The schools are among the best in MA (usually top 10-15 in state rankings; Sharon High's stats rival those of wealthier districts). It's also a very diverse and community-minded town, which broadens its appeal. Housing in Sharon is more reasonably priced—median prices in the $700K-$800K range for a nice 4-bedroom (vs. $1M+ in closer towns).

Over the last decade, many families discovered Sharon, and home values climbed accordingly (nearly 10% population growth, and roughly 30% price appreciation in recent years based on local sale data). Sharon has a commuter rail stop on the Providence line, making it feasible for Boston or Providence commutes. It's also right off I-95.

The town centers around Lake Massapoag, offering recreation and natural beauty that many higher-cost suburbs can't match. Crime is extremely low (it consistently ranks as one of the safest communities—Safewise #4). One trade-off: the commute is longer if driving (45+ minutes in traffic to Boston). But with hybrid work, many find it manageable.

ROI Outlook: Very Strong, particularly on a percentage basis—it's a place where you might get both a great living experience and a bigger bang for your buck when you sell in 10 years, as more buyers "discover" Sharon's quality-to-cost advantage.

Discover Sharon's market data and see how it compares to other value towns using our Town Finder.

Arlington has become one of the hottest close-in suburbs for young families and professionals. Adjacent to Cambridge (to its east) and Lexington (to its west), Arlington offers a blend of urban accessibility and suburban charm.

Its schools are very good (not quite Lexington level, but Arlington High is ranked top 30 and the town just built a new high school). Arlington's desirability has surged in the past decade due to its walkability, improving restaurant scene on Mass Ave, and relative affordability versus Cambridge/Brookline.

Many describe Arlington as having a "Cambridge feel at a suburban price." It has no direct T, but Alewife Station is at its border and multiple MBTA bus routes cross the town, making it easy to reach the Red Line. For ROI, Arlington has seen dramatic appreciation—older homes bought for $600K a decade ago now routinely sell for $1.2M+. We estimate ~35-40%+ 5-year appreciation recently, putting it on par with the best.

The demand comes from both families (for the schools and parks—Arlington abuts the Minuteman Bikeway and Mystic Lakes) and those who value a short commute (it's ~6-7 miles to Boston). Crime is low and the community is engaged and vibrant.

ROI Outlook: Very Strong, especially for those who buy in now; Arlington's transformation into a premier inner suburb is not yet fully "priced in" compared to neighbors like Belmont, so there may be room for above-average appreciation still.

Analyze Arlington's investment potential with our detailed town profile and market trends.

Rounding out our list, Quincy is a bit different as an incorporated city, but we include it for its unique ROI proposition. Quincy offers the most urban amenities for the price in the Boston area.

The reason Quincy shines for ROI is its relative affordability and massive ongoing improvement. The median single-family price (~$700K) is almost half that of Newton or Cambridge, yet Quincy has a direct 15-minute subway to downtown Boston and a growing stock of restaurants, breweries, and even a beach (Wollaston Beach).

The city has invested in a downtown revitalization—new condo towers, office space, and retail in Quincy Center—which has already started to change perceptions. It's also a job center in its own right (home to financial companies, etc.). Historically, Quincy's schools and some areas were considered just average, but that's shifting upward as more families move in and push for enhancements. Both public high schools in Quincy are now rated above average (North Quincy often outperforming).

Environmental Note: Parts of Quincy are coastal—those areas (Houghs Neck, etc.) might face long-term flood challenges, but huge parts of the city are inland on hills and totally safe (Merrymount, West Quincy, etc.).

ROI Outlook: Strong, especially if you buy in a solid neighborhood (and prudently avoid the small flood zones). Quincy combines many positives—transit, amenities, water views—and as long as the Boston area economy remains strong, Quincy's relative value should translate to continued price gains.

Explore Quincy's neighborhoods and market trends, or use our Property Analysis Tool to evaluate specific listings.

Strong public schools drive demand from families and support home values long-term. Even homeowners without children benefit from the "halo effect"—one analysis found homes in top districts not only command higher prices, but also hold their value better in economic downturns.

A Redfin study quantified it: the top-ranked districts command about a $50/sq ft premium on comparable homes. That premium tends to grow over time as affluent buyers bid up limited inventory.

All our recommended towns have strong public schools. Towns like Lexington, Newton, and Belmont are perennially in the top tier. Sharon offers exceptional value—it consistently ranks among the best districts yet the median home price there is significantly lower than in the ultra-rich towns.

Key Insight: Investing in a home in a high-quality school district can yield both educational dividends and robust financial ROI.

Greater Boston real estate has broadly been on an upswing for decades, with a notable surge in 2020-2022. Even so, some towns have outpaced others. Looking at recent data, many suburban towns saw 5-year price increases north of 40% during the recent boom.

For forecasting, we incorporate regional economic and demographic projections. The consensus is that price growth will moderate in the near term (as interest rates and affordability pressures put a cap on rapid gains), but remain positive. Industry forecasts for the Boston metro suggest ~3-4% annual growth in the mid-2020s.

Over a 10-year span, even 3% annual compound growth yields ~34% total appreciation; 4% yields ~48%. We expect our top towns to at least meet, and in many cases beat, those benchmarks because of their desirability and limited supply.

Key factors that could drive above-average appreciation: new infrastructure (e.g. a rail extension), arrival of major employers or biotech hubs nearby, revitalized town centers, or spillover demand from pricier neighboring locales.

In metro Boston's notorious traffic, being well-located is gold. A shorter, easier commute or good public transit boosts a home's desirability (wider buyer pool, including those who don't want car-dependent suburbia) and improves your daily life.

Many of the top ROI candidates benefit from transit connectivity:

• Quincy has four Red Line stations (15-25 minute T ride into Boston) and is also on I-93
• Newton has multiple MBTA Green Line stops and easy access to the Mass Pike (I-90) and Route 128/I-95
• Belmont has commuter rail stations (to North Station) and bus connections—you can be at Harvard or downtown Boston in 20-30 minutes
• Sharon has a commuter rail stop on the Providence line, making it feasible for Boston or Providence commutes

Even towns without direct rail can be "convenient" if they are near highways or other transit hubs. Lexington, for instance, has no train station, but it straddles Route 2 and I-95 and runs frequent Lexpress buses to Alewife Station (Red Line).

Key Insight: A home near the MBTA or highways will attract more buyers. Many millennials and Gen Z buyers also prioritize walkability and transit now.

Environmental factors can significantly impact property values over time. Nobody wants to live near toxic sites, and properties that are prone to flooding or other climate risks may see insurance hikes or declining demand.

For long-term ROI, it's important the town is free of major environmental red flags and is preparing for climate change effects. None of our top recommended towns have a known major Superfund site in residential areas. Most are primarily residential communities that haven't hosted heavy industry.

Climate Resilience: Coastal flooding and storm surge threaten some communities in this region. A study highlighted Revere and Hull as being at particularly high risk by 2030. While Quincy is on our list for other strengths, we advise focusing on its inland neighborhoods or those at higher elevations (the city has many hills and a lot of inland development).

None of our other recommended towns face significant sea level rise threat because they are not coastal. Belmont, Lexington, Arlington, Winchester, Sharon, etc., are inland and at minimal risk from flooding.

Key Insight: Being on high ground is an asset—you avoid costly flood insurance and future climate-related devaluation.

Low crime rates make an area more attractive to live in and tend to support higher property values (families especially prioritize safety). Over a decade, a town that remains safe will keep drawing demand, whereas one that sees rising crime may struggle to attract buyers.

According to Safewise, the 20 safest communities in Massachusetts for 2025 were all suburbs under 40,000 people, many of them in Greater Boston. Notably, Sharon was #4 and Lexington #5 on the list.

All our recommended towns enjoy below-average crime. Newton, in fact, is often cited as one of the safest cities of its size in America—some years it has zero murders and extremely low violent crime. Belmont and Arlington have a small-town feel with very little violent crime (a few incidents a year).

Quincy, with 100k residents, will naturally have more incidents than a town of 20k. Quincy's violent crime rate is around ~3.3 per 1,000, which is higher than most suburbs but far safer than big cities like Boston (6-7 per 1,000). Much of Quincy's crime is localized to certain neighborhoods; other parts feel as safe as any suburb.

Key Insight: Living in these places, one has peace of mind, which is an unquantifiable but important ROI component.

Massachusetts property taxes vary widely by town, and they directly impact the cost of owning a home (thus affecting net ROI). A high tax rate can dampen demand (buyers factor it into affordability), while a town that can keep taxes reasonable may attract more residents.

In MA, property tax rates are expressed per $1,000 of assessed value. There's a big range: some towns with large commercial tax bases have low residential rates, whereas primarily residential towns often have higher rates to fund services.

For example, Newton's residential tax rate is about $9.80 per $1,000—relatively low—thanks to a robust tax base (commercial properties, high total property values) and prudent fiscal management. On the flip side, many suburbs are in the mid-teens. Sharon has a moderately high rate (in the mid-teens per $1,000) but because home prices are lower, the absolute tax bill isn't bad.

Fiscal Health: Many Greater Boston suburbs boast AAA credit ratings from Moody's and S&P—a sign of excellent fiscal health. For instance, Newton, Belmont, and Lexington all carry Aaa stable ratings. For homeowners, this means the town can borrow for capital projects at low interest and isn't in fiscal distress.

Key Insight: Over 10 years, fiscal stability translates to predictable tax rates and maintained infrastructure (roads, schools, etc.), which support property values.

There are other excellent towns which, depending on your priorities, could be top choices too:

• Needham: Fantastic schools, new infrastructure, commuter rail—its ROI prospects are great, though its recent price surges have made it less "value" than a decade ago
• Westwood: Offers Westwood Station (128 rail) and top schools with slightly more affordable prices than Needham (Westwood saw ~47% 5-year appreciation)
• Winchester: Could easily be in the top six—similar to Belmont in profile (excellent schools, pretty downtown, commuter rail) and its safety and location are superb
• Wellesley and Weston: Ultra-premium towns with arguably the best long-term stability; their only downside for ROI percentage is that they're already extremely expensive (so increases are off a high base)
• Melrose and Reading: Great family towns with good commutes (Orange Line/commuter rail) and above-average schools—both saw big appreciation recently and remain desirable
• Andover and Westford: Represent the northern I-495 belt that has top schools, low crime, and more house for the money—they may not appreciate as fast as an inner suburb, but they are steady performers

Investing in Greater Boston real estate for a 10-year horizon is fundamentally about choosing a town that will remain in demand. That demand is driven by top-notch public schools, reasonable commutes, safety, and a healthy environment—all factors that make a place desirable to live in.

From our analysis, Lexington, Newton, Belmont, Sharon, Arlington, and Quincy emerge as standout choices:

• Lexington, Newton, and Belmont represent the cream of the crop for schools and overall prestige—"blue-chip" locations likely to see steady appreciation and minimal risk
• Sharon offers exceptional value for a high-quality suburb, suggesting the potential for outsized percentage gains as more buyers flock there
• Arlington shows how a well-located, amenity-rich town can evolve and become increasingly coveted, driving ROI upward
• Quincy demonstrates the opportunity in an urbanizing satellite city with infrastructure and momentum on its side

Each of these, in its own way, aligns with the profile of a high-ROI investment: strong past performance, clear future demand signals, and limited vulnerabilities.

Remember: ROI is not only about numbers, but also whether the town fits your lifestyle—you'll be living there for 10 years, after all! Fortunately, the factors that make for good ROI—safe streets, good schools, convenience—also tend to make for a satisfying living experience.