BPN

🌍

Randolph

30 min to Boston
"South Shore diversity hub—most diverse town in Massachusetts with commuter rail access"
Median Price
$625,000
$250/sqft
School Rating
6.5/10
Good
Appreciation
2.5%
per year
Commute
30 min
to downtown

Financing Considerations

Properties in Randolph 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

Highly diverse South Shore community with strong immigrant populations (particularly Caribbean, Haitian, Vietnamese)—affordable family living with commuter rail access and improving schools

What It's Really Like

Randolph is Massachusetts' most diverse town (over 50% non-white, significant Caribbean, Haitian, Vietnamese communities) offering South Shore affordability at $625K median pricing. Strong commuter rail access (45 min to South Station) and improving schools make it an accessible entry point to the Boston metro. Trade-offs include lower school ratings, limited prestige, and car dependency. But for families who value diversity, affordability, and community character over brand names, it offers compelling South Shore value.

Best For

  • ✓Diversity-seeking families (most diverse town in MA)
  • ✓First-time buyers seeking South Shore affordability
  • ✓Immigrant families seeking welcoming community
  • ✓Commuters who need South Station access (MBTA)
  • ✓Buyers who prioritize value over prestige

Avoid If

  • ✗You need elite schools (6.5/10 is improving but below average)
  • ✗You prioritize rapid appreciation (steady 2-3% annually)
  • ✗You want walkable downtown (car-dependent suburb)
  • ✗You need brand-name prestige (value-focused town)

🌟Highlights

🌍Most diverse town in Massachusetts (50%+ non-white)
💰$625K median—South Shore affordability
🚆MBTA commuter rail access (45 min to South Station)
📚6.5/10 school rating (improving, investing in facilities)
👨‍👩‍👧‍👦Strong family community with cultural events
🏠Mix of historic and newer housing stock
📈Steady 2-3% annual appreciation
🌐Multicultural restaurants and businesses

Insider Tips

  • 💡School system is improving but still below state average—check recent MCAS trends
  • 💡Commuter rail access is excellent (multiple stations in town)
  • 💡North Randolph (Route 28 area) has more commercial activity
  • 💡South Randolph is more residential with larger lots
  • 💡Town is investing in school facilities and programs
  • 💡Property tax rate is moderate ($12-13 per $1K)
  • 💡Strong community organizations (particularly Caribbean/Haitian)
  • 💡Diversity is a major asset but also means navigating cultural differences
  • 💡Crime rates are moderate—check specific neighborhood stats
  • 💡Many homes are older (1960s-80s)—budget for updates

Demographics

Population
35,000
Median Age
41
Median Income
$85,000-$95,000

Economic Profile

Remote Work
10.5%
work from home
Professional Workers
41.1%
knowledge economy
Broadband Access
91.6%
digital infrastructure
Median Commute
37 min
to work
Rental Cost Burden
57.0%
pay >30% on rent
Homeownership
69.0%
owner-occupied
Poverty Rate
9.3%
below poverty line
Unemployment
8.2%
of labor force
Median Home Value
$429K
Census estimate
Data source: Census ACS 2022 5-year

Religious Community

Places of Worship
5
Churches
5
Historical Context: Oldest establishment dates to 1731• 3 established before 1900
Data Source: MassGIS 2025 (Updated 2025-02-03)

Housing Stock Age

Median Year Built
1958
67 years old
Pre-1940 Construction
5.6%
Lower risk
Post-2000 Construction
19%
Modern housing stock
Est. Annual Insurance
$2,505
Based on housing age

Moderate Insurance Risk

Median home built in 1958. Insurance premiums estimated at $2,505/year. Some older homes may require system updates (electrical, plumbing, HVAC).

Insurance Cost Calculator

Estimate your annual homeowners insurance premium

$312,500$625,000$1,250,000

Leave blank to use town median (1958)

Annual Premium
$2,505
$209/month
vs. State Average
+25%
MA avg: $2,008/year
Risk Category
HIGH
Based on home age

30-Year Mortgage Impact

$75,150

Total insurance cost over 30-year mortgage (equivalent to 0.4% of home value)

Age Penalty

This home costs $894 more per year to insure than a newly built home. Over 30 years, that's $26,820 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
  • Shop quotes from 5-6 carriers (rates vary significantly)
  • Ask about claims-free discount (5-year history)

* 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+
105 units
2010-2019
6.9%
880 units
2000-2009
11.3%
1,450 units
1990-1999
13.3%
1,700 units
1980-1989
14.8%
1,900 units
1970-1979
16.8%
2,150 units
1960-1969
15.6%
2,000 units
1950-1959
13.7%
1,750 units
1940-1949
9%
1,150 units
Pre-1940
5.6%
715 units
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Resources & Research

School Information

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