BPN

🌲

Pembroke

35 min to Boston
"Quiet residential neighborhoods on large lots"
Median Price
$620,000
$387/sqft
School Rating
6/10
Good
Appreciation
3%
per year
Commute
35 min
to downtown

Financing Considerations

Properties in Pembroke 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

Inland South Shore town with family-friendly suburban character and conservation land. More affordable than coastal towns with quiet residential neighborhoods on large lots.

What It's Really Like

Pembroke offers what suburbs used to be—big lots, quiet streets, affordable prices, and families who actually know their neighbors.

Best For

  • ✓Families wanting space and value
  • ✓Those seeking large lots and privacy
  • ✓Buyers avoiding coastal premiums
  • ✓Nature lovers wanting conservation access

Avoid If

  • ✗You need top schools or coastal access
  • ✗You want quick Boston commute
  • ✗You prefer walkable neighborhoods

🌟Highlights

🌲Large lots and suburban privacy
💰Affordable at $620K median
🏞️Conservation land and nature access
🏘️Quiet, family-friendly neighborhoods

Insider Tips

  • 💡Larger lots mean more space per dollar
  • 💡Conservation areas keep development limited
  • 💡Route 3 makes commute manageable

Demographics

Population
18,400
Median Age
42
Median Income
$141,000

Economic Profile

Remote Work
29.2%
work from home
Professional Workers
65.5%
knowledge economy
Broadband Access
89.3%
digital infrastructure
Median Commute
36 min
to work
Rental Cost Burden
45.8%
pay >30% on rent
Homeownership
75.6%
owner-occupied
Poverty Rate
4.5%
below poverty line
Unemployment
1.6%
of labor force
Median Home Value
$485K
Census estimate
Data source: Census ACS 2022 5-year

Religious Community

Places of Worship
4
Churches
4
Historical Context: Oldest establishment dates to 1712• 1 established before 1900
Data Source: MassGIS 2025 (Updated 2025-02-03)

Housing Stock Age

Median Year Built
1972
53 years old
Pre-1940 Construction
13.8%
Lower risk
Post-2000 Construction
23%
Modern housing stock
Est. Annual Insurance
$2,200
Based on housing age

Moderate Insurance Risk

Median home built in 1972. Insurance premiums estimated at $2,200/year. Some older homes may require system updates (electrical, plumbing, HVAC).

Insurance Cost Calculator

Estimate your annual homeowners insurance premium

$310,000$620,000$1,240,000

Leave blank to use town median (1972)

Annual Premium
$2,150
$179/month
vs. State Average
+7%
MA avg: $2,008/year
Risk Category
HIGH
Based on home age

30-Year Mortgage Impact

$64,500

Total insurance cost over 30-year mortgage (equivalent to 0.3% of home value)

Age Penalty

This home costs $539 more per year to insure than a newly built home. Over 30 years, that's $16,170 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+
95 units
2010-2019
8.3%
650 units
2000-2009
13.5%
1,050 units
1990-1999
16%
1,250 units
1980-1989
17.9%
1,400 units
1970-1979
19.2%
1,500 units
1960-1969
16%
1,250 units
1950-1959
12.2%
950 units
1940-1949
7.4%
580 units
Pre-1940
13.8%
1,075 units
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Resources & Research

School Information

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Market Analysis

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Insurance & Risk

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Home Buying Terms

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View All Market Guides & Analysis →

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