BPN

🏙️

Brockton

45 min to Boston
"The "City of Champions" where affordability meets authentic diversity"
Median Price
$450,000
$285/sqft
School Rating
4.8/10
Good
Appreciation
5.2%
per year
Commute
45 min
to downtown

Financing Considerations

Properties in Brockton typically typically qualify for conforming loans with more flexible underwriting standards.

Learn about loan thresholds, property condition impact, flood/wind insurance, and how vintage homes (common in many MA towns) affect mortgage approval.

✨The Vibe

Gritty, resilient urban city with deep Cape Verdean and Haitian communities, legendary high school athletics, and the most affordable single-family homes in Greater Boston

What It's Really Like

Brockton is the "Blackest city in New England" (45% Black) and one of the last places in Greater Boston where you can buy a single-family home under $500K. It absorbed massive Black migration from Boston during the busing crisis, transforming from a white working-class industrial city into a diverse gateway suburb. Schools face challenges but offer programs small towns can't compete with—International Baccalaureate, vocational tracks, and legendary athletics. Crime is real but concentrated in specific neighborhoods. The West Side and East Side are significantly quieter and more suburban.

Best For

  • ✓First-time buyers needing maximum affordability
  • ✓Families who value diversity and cultural vibrancy over test scores
  • ✓Investors seeking cash-flow positive properties
  • ✓Those who embrace authentic urban communities
  • ✓Buyers priced out of Randolph and Quincy

Avoid If

  • ✗Top schools are non-negotiable (Brockton High struggles statistically)
  • ✗You want suburban quiet and low crime rates
  • ✗You need quick Boston access (45+ min commute)
  • ✗You're uncomfortable with urban density and grit

🌟Highlights

💰Most affordable single-family homes in Greater Boston ($450K median)
🌍45% Black population—most diverse city in New England
🏆Brockton High School: legendary athletics program (4,000+ students)
🎓International Baccalaureate (IB) program—prestigious global curriculum
🔧In-house vocational/technical tracks (Automotive, Culinary, etc.)
🌐Extensive bilingual programs (Portuguese, French/Haitian Creole, Spanish)
🚂Three commuter rail stops (Montello, Brockton, Campello)
🏥Signature Healthcare Brockton Hospital and Good Samaritan Medical Center
🎓Massasoit Community College in town
🍽️Incredible Cape Verdean and Haitian food scenes

Insider Tips

  • 💡West Side (bordering Easton/Stoughton) is significantly quieter and more suburban
  • 💡East Side (bordering Abington) is also quieter with better safety
  • 💡Avoid downtown/Montello Street area—highest crime concentration
  • 💡Campello neighborhood has large historic Victorians
  • 💡Downtown/Montello has dense multi-family triple-deckers
  • 💡Brockton High School is one of largest in region—offers programs small towns can't match
  • 💡IB program is rigorous and prestigious—not widely known outside the city
  • 💡Commuter rail to South Station takes 45-50 minutes
  • 💡Property taxes ~$12.11 per $1K (moderate for the area)
  • 💡City has high-rise buildings and major infrastructure—true urban center
  • 💡Cultural festivals (Cape Verdean, Haitian) are incredible
  • 💡Crime is real but neighborhood-specific—do your research
  • 💡One of last places in Greater Boston where $450K buys a real house
  • 💡Investor-friendly market—inventory moves fast
  • 💡Historic "City of Champions" nickname from boxing heritage (Rocky Marciano)

Demographics

Population
105,643
Median Age
36.2
Median Income
$68,000

Economic Profile

Remote Work
8.2%
work from home
Professional Workers
32.4%
knowledge economy
Broadband Access
85.2%
digital infrastructure
Median Commute
39 min
to work
Rental Cost Burden
58.3%
pay >30% on rent
Homeownership
58.2%
owner-occupied
Poverty Rate
16.2%
below poverty line
Unemployment
6.8%
of labor force
Median Home Value
$450K
Census estimate
Data source: Census ACS 2022 5-year

Religious Community

Places of Worship
28
Churches
24
Synagogues
2
Mosques
2
🌟 Multi-faith community with diverse religious traditions(Diversity Score: 72/100)
Historical Context: Oldest establishment dates to 1825• 8 established before 1900
Data Source: MassGIS 2025 (Updated 2025-02-03)

Housing Stock Age

Median Year Built
1950
75 years old
Pre-1940 Construction
12.5%
Lower risk
Post-2000 Construction
15.2%
Modern housing stock
Est. Annual Insurance
$2,800
Based on housing age

Moderate Insurance Risk

Median home built in 1950. Insurance premiums estimated at $2,800/year. Some older homes may require system updates (electrical, plumbing, HVAC).

Insurance Cost Calculator

Estimate your annual homeowners insurance premium

$225,000$450,000$900,000

Leave blank to use town median (1950)

Annual Premium
$2,200
$183/month
vs. State Average
+10%
MA avg: $2,008/year
Risk Category
HIGH
Based on home age

30-Year Mortgage Impact

$66,000

Total insurance cost over 30-year mortgage (equivalent to 0.5% of home value)

Age Penalty

This home costs $589 more per year to insure than a newly built home. Over 30 years, that's $17,670 in additional insurance costs.

Ways to Lower Your Premium

  • Bundle home + auto insurance with same carrier (10-25% discount)
  • Increase deductible from $500 to $2,500 (save 15-30%)
  • Install monitored security system (5-20% discount)
  • Update electrical panel and remove knob-and-tube wiring
  • Replace roof with impact-resistant materials (save 5-15%)
  • Upgrade plumbing to PEX or copper
  • Complete full home inspection and address major issues
  • Consider MAPFRE or Chubb for historic home coverage

* Estimates based on Massachusetts state averages and typical underwriting criteria. Actual premiums vary by carrier, coverage limits, deductible, claims history, and credit score. For accurate quotes, contact a licensed insurance agent.

Construction Era Distribution

2020+
88 units
2010-2019
5.5%
2,100 units
2000-2009
9.1%
3,500 units
1990-1999
10.9%
4,200 units
1980-1989
12.5%
4,800 units
1970-1979
15.1%
5,800 units
1960-1969
16.1%
6,200 units
1950-1959
15.1%
5,800 units
1940-1949
10.9%
4,200 units
Pre-1940
12.5%
4,812 units
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