BPN

🚂

Walpole

33 min to Boston
"Value alternative to elite suburbs with A- schools and commuter rail"
Median Price
$740,000
$420/sqft
School Rating
8/10
Great
Appreciation
4.5%
per year
Commute
33 min
to downtown

Financing Considerations

Properties in Walpole 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

Maturing New England town offering B+/A- schools, superior commuter rail access, and 15-25% price discount vs. elite suburbs like Sharon/Medfield while maintaining comparable outcomes

What It's Really Like

Walpole delivers 90% of educational outcomes at 70% of the cost compared to elite suburbs. It's the "smart money" alternative - direct Franklin Line access, solid A- schools, and aging inventory creating renovation arbitrage opportunities.

Best For

  • ✓Families seeking rational value without prestige premium
  • ✓Commuters needing reliable train access to Boston (33 min)
  • ✓Buyers targeting renovation opportunities in aging stock
  • ✓Those prioritizing school quality over brand name

Avoid If

  • ✗You need elite suburb cachet (Winchester/Wellesley)
  • ✗You want newer housing stock (60%+ built pre-1970)
  • ✗You prefer walkable urban environments
  • ✗You're concerned about Chapter 40B development pressure

🌟Highlights

🚂Direct commuter rail: 33-min to South Station (Franklin/Foxboro Line)
🎓Niche A- schools: Ranked #68 of 217 MA districts
💰Value play: 15-25% discount vs Sharon/Medfield with similar outcomes
🏗️Renovation opportunity: 60%+ of homes built pre-1970

Insider Tips

  • 💡Target Q1/Q4 for seasonal negotiation leverage (Q4 2025 saw 84% volume collapse)
  • 💡1950s-1970s Colonials on 0.3+ acre lots are the primary turnover candidates
  • 💡Properties within 1-mile of Blackburn & Union Superfund site warrant 5-10% discount
  • 💡Town at 7.1% affordable housing - expect continued 40B development until 10% threshold

Demographics

Population
20,697
Median Age
47
Median Income
$154,284

Economic Profile

Remote Work
27.0%
work from home
Professional Workers
65.5%
knowledge economy
Broadband Access
95.8%
digital infrastructure
Median Commute
27 min
to work
Rental Cost Burden
38.5%
pay >30% on rent
Homeownership
76.6%
owner-occupied
Poverty Rate
3.2%
below poverty line
Unemployment
2.8%
of labor force
Median Home Value
$625K
Census estimate
Data source: Census ACS 2022 5-year

Religious Community

Places of Worship
12
Churches
10
Synagogues
2
🌟 Multi-faith community with diverse religious traditions(Diversity Score: 45/100)
Historical Context: Oldest establishment dates to 1736• 4 established before 1900
Data Source: MassGIS 2025 (Updated 2025-12-17)

Housing Stock Age

Median Year Built
1983
42 years old
Pre-1940 Construction
23%
⚠️ Higher insurance risk
Post-2000 Construction
14.5%
Modern housing stock
Est. Annual Insurance
$2,400
Based on housing age

Moderate Insurance Risk

Median home built in 1983. Insurance premiums estimated at $2,400/year. Some older homes may require system updates (electrical, plumbing, HVAC).

Insurance Cost Calculator

Estimate your annual homeowners insurance premium

$370,000$740,000$1,480,000

Leave blank to use town median (1983)

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 0.3% 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+
315 units
2010-2019
5.1%
380 units
2000-2009
9.8%
735 units
1990-1999
11.3%
850 units
1980-1989
13%
975 units
1970-1979
14%
1,050 units
1960-1969
16%
1,200 units
1950-1959
11%
825 units
1940-1949
6%
450 units
Pre-1940
23%
1,726 units
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Resources & Research

School Information

Boston Area School Rankings →

Compare 48 high schools by SAT scores, MCAS proficiency & college enrollment

Market Analysis

Rent vs Buy Analysis 2025 →

Break-even math, SALT cap impacts & decision framework for Boston buyers

Insurance & Risk

MA Insurance Crisis Guide →

Why coastal & historic homes face coverage denials (+ FAIR Plan rules)

Home Buying Terms

Real Estate Glossary →

200+ terms explained: ARM, DTI, PMI, escrow, cap rate & more

View All Market Guides & Analysis →

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