📊 Sample Property Report
⚡ BLUF (Bottom Line Up Front)
5BR/4BA Lexington home sold for $2.09M ($468/sqft) in 69 days. Tier 4 suburb with 4,460 sqft on 0.78 acres.
KISS Takeaway: Extended 69-day market time. Premium $468/sqft reflects elite school quality and Lexington prestige.
📊 Property Metrics
Price/SqFt
$468
Premium for schools
Days on Market
69
Patient buyer search
📝 Property Synopsis
This 4,460 square foot 5-bedroom, 4-bathroom single family at 5 Joseph Comee Rd, Lexington, MA 02420 sold for
$2,088,000 in August 2025. Located in Lexington, a Tier 4 Boston suburb
renowned as one of Massachusetts' top school districts (10/10 rating), the property spent 69 days on market.
Situated on 0.78 acres, it sold at $468/sqft, -0.6% below Zestimate ($2,101,400) and +3.5% above tax assessed value ($2,017,000).
💰 Valuation Analysis
| Metric |
Value |
vs. Sale Price |
Insight |
| Sale Price |
$2,088,000 |
— |
Market clearing price |
| Zestimate |
$2,101,400 |
-0.6% |
Perfectly aligned - slight discount |
| Tax Assessed |
$2,017,000 |
+3.5% |
Reasonable premium over assessment |
💡 Valuation Insight: The close alignment between sale price, Zestimate, and tax assessment
(-0.6% / +3.5%) indicates a mature, well-understood market. Lexington properties have excellent pricing transparency.
🎓 The Lexington Schools Advantage
🏆 Elite 10/10 Schools: Lexington Public Schools consistently rank among the top 1-2% of
Massachusetts districts. This is THE primary driver of demand and premium pricing in Lexington.
School Quality = Premium Pricing
| Suburb |
Tier |
School Rating |
Price/SqFt |
School Premium |
| Lexington |
Tier 4 |
10/10 |
$468 |
+44% vs. median |
| Newton |
Tier 4 |
9/10 |
$562 |
+73% vs. median |
| Carlisle |
Tier 4 |
9/10 (Lincoln-Sudbury) |
$502 |
+55% vs. median |
| Beverly |
Tier 3 |
7/10 |
$223 |
-31% vs. median |
| Stoughton |
Tier 5 |
6/10 |
$168 |
-48% vs. median |
Key Insight: School quality is the single strongest predictor
of price per square foot in Boston suburbs. Buyers pay a 44-73% premium for access to elite 9-10 rated schools.
🎯 Market Context - Lexington Premium
Tier 4: Elite Schools, Less-Ideal Commute
Lexington exemplifies the Tier 4 category - families willingly accept a longer commute (35-40 minutes to downtown Boston)
in exchange for access to world-class public education. For families with school-age children, this trade-off is obvious.
✅ Why Buyers Pay Premium
- 10/10 Schools: Best in Massachusetts
- Proven Track Record: Decades of excellence
- College Prep: Exceptional college acceptance rates
- Peer Group: High-achieving student community
- Prestige: Lexington name recognition nationally
⚠️ 69-Day Market Time
- Price Point: $2M+ limits buyer pool
- School Timing: Families buy for fall enrollment
- Selective Buyers: Must value schools over commute
- Competition: Must beat other Tier 4 options
⏱️ Market Time Context: 69 days is above the 55-day median, but this is typical for $2M+
properties in Tier 4 suburbs. Buyers in this price range are selective and often compare Lexington to
Newton, Carlisle, and Sudbury before committing. The extended timeframe is not a weakness signal.
💡 Investment Insights
The School District Moat
Properties in elite school districts like Lexington benefit from a "competitive moat"
- sustained demand from families who view education as non-negotiable. This creates consistent appreciation
and downside protection even during market corrections.
📊 Data Point: In the July-October 2025 dataset, Tier 4 suburbs (elite schools) averaged
$450-680/sqft compared to $168-275/sqft for Tier 5 suburbs (adequate schools). This 2-3x premium has been
consistent for decades and shows no signs of compression.
Investment Thesis
Long-Term Strengths
- School quality is sticky - doesn't change quickly
- Demographics favor education-focused families
- Limited supply - existing housing stock constrained
- Wealth concentration - buyers can pay premium
Risk Factors
- Remote work reduces commute disadvantage
- Premium pricing limits buyer pool
- Longer marketing windows (60-90 days) expected
- Must maintain property condition to justify premium
👥 Ideal Buyer Profile
Perfect For:
- School-First Families: Education is top priority
- High-Achievers: Want competitive peer environment
- Remote/Hybrid: Commute flexibility mitigates distance
- Long-Term Holds: Plan 7-15 year stay (through school years)
- Value Seekers: $468/sqft cheaper than Newton ($562/sqft)
Consider Alternatives If:
- Daily downtown commute is essential
- No school-age children / education not priority
- Under $2M budget (look at Tier 2/3)
- Need quick resale liquidity (60-90 days typical)
- Prefer walkable urban environment
🎯 Key Takeaways
Value Proposition
- Elite 10/10 rated school district
- Proven decades-long track record
- $468/sqft - 17% cheaper than Newton
- Strong long-term appreciation history
- Competitive moat from school quality
Investment Strategy
- Long-term hold (7-15 years) recommended
- Target school-focused families for resale
- List in late winter for spring move-ins
- Expect 60-90 day marketing window
- Maintain property to justify premium pricing
Find Your Perfect School District
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Sample Property Report | Data Source: Zillow Recent Sales | Analysis Date: October 9, 2025
Listing URL: View on Zillow