BPN

🚀

Wilmington

32 min to Boston
"The sleeping giant awakens—half the price of Winchester with twice the investment momentum"
Median Price
$765,000
$431/sqft
School Rating
7.5/10
Good
Appreciation
4.2%
per year
Commute
32 min
to downtown

Financing Considerations

Properties in Wilmington 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

A town in the midst of a calculated ascent—trading on solid fundamentals while executing a $190M+ master plan to modernize schools, transit, and community infrastructure. Smart money is watching.

What It's Really Like

Wilmington is what happens when a competent town government looks in the mirror and decides to build the future rather than coast on the past. With $173M in new schools, a brand-new senior center, upgraded commuter rail, and a 20-year facility master plan, this is a municipality that has done the homework. Homes sell in 18 days, 3 offers deep, at 102% of asking. The market has noticed—the question is whether you have.

Best For

  • ✓Families priced out of Winchester/Lexington seeking revenge arbitrage
  • ✓Route 128 corridor professionals who value data over prestige
  • ✓Investors who buy the rumor and sell the news
  • ✓Strategic buyers who recognize municipal competence

Avoid If

  • ✗You need A+ elite schools right now (currently B+, but improving)
  • ✗You require established cachet for dinner party bragging rights
  • ✗You're allergic to construction cranes and progress

🌟Highlights

🏫$173M Wildwood Elementary Project—state-of-the-art PreK-5 school opening 2028
🚆Two commuter rail stations (Lowell & Haverhill lines) + four I-93 exits
💰Half the price of Winchester ($765K vs $1.4M), better tax rate than Tewksbury
📊Market velocity: 18-day median DOM, homes selling 1-2.4% above asking
🎯Price per sq ft up 6.2% YoY—leading indicator of value repricing
⚡New North Wilmington station eliminates Route 62 traffic nightmare

Insider Tips

  • 💡The Wildwood Project is the key—$62M state grant validates the plan, opening 2028
  • 💡East Side ($698K) and Downtown ($656K) are value plays; Woodville/Montrose ($830K) are premium
  • 💡Property tax rate of $11.45 beats both Tewksbury ($13.39) and Lexington ($12.23)
  • 💡Multiple-offer environment is standard—budget 2-3% above list price
  • 💡Silver Lake and "Fun on the Fourth" festival signal strong community identity
  • 💡This is the pre-appreciation window—buy before the new school opens and the market reprices

Demographics

Population
23,153
Median Age
43.0
Median Income
$158,985

Economic Profile

Remote Work
13.7%
work from home
Professional Workers
53.2%
knowledge economy
Broadband Access
95.9%
digital infrastructure
Median Commute
30 min
to work
Rental Cost Burden
48.7%
pay >30% on rent
Homeownership
85.8%
owner-occupied
Poverty Rate
2.5%
below poverty line
Unemployment
4.4%
of labor force
Median Home Value
$615K
Census estimate
Data source: Census ACS 2022 5-year

Religious Community

Places of Worship
3
Churches
3
Historical Context: Oldest establishment dates to 1928
Data Source: MassGIS 2025 (Updated 2025-02-03)

Housing Stock Age

Median Year Built
1968
57 years old
Pre-1940 Construction
5.7%
Lower risk
Post-2000 Construction
22.3%
Modern housing stock
Est. Annual Insurance
$2,200
Based on housing age

Moderate Insurance Risk

Median home built in 1968. 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

$382,500$765,000$1,530,000

Leave blank to use town median (1968)

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+
105 units
2010-2019
8.2%
750 units
2000-2009
13%
1,200 units
1990-1999
15.8%
1,450 units
1980-1989
17.4%
1,600 units
1970-1979
19%
1,750 units
1960-1969
16.8%
1,550 units
1950-1959
14.7%
1,350 units
1940-1949
10%
920 units
Pre-1940
5.7%
525 units
Loading transit information...

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 →

Similar Neighborhoods

🎓

Cambridge

$1,039,750

"Where MIT nerds and Harvard snobs reluctantly share coffee shops"

🚇

Brookline

$1,025,000

"Brooklyn of Boston but you'll pay Manhattan prices"

🎨

Somerville

$1,050,000

"Brooklyn of Boston but cheaper (for now)"

Ready to Find Your Perfect Property in Wilmington?

Get instant property analysis and neighborhood comparisons

Discover Your Perfect Boston Town

Popular Neighborhoods

Bedford•Lexington•Newton•Brookline•Winchester•Wellesley•Needham•Arlington•Cambridge•Dover•Weston•Westwood
Investment Analysis
School Research
Risk Assessment
Market Intelligence
Terms|Privacy|Disclaimers|Town Vibes|Contact

© 2025 Boston Property Navigator. All rights reserved.

For informational purposes only. Not professional real estate, financial, or legal advice.