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While I bought sometime back, I still receive MLS/Redfin listings and keep an eye out for friends/family currently looking. I've noticed in the last 8 months or so Acton's low end listings are approaching equilibrium with towns like Littleton, Westford, or ...gasp ... Marlborough. As a central MA 'townie', I'm astounded that Acton can be bought so cheaply in this market despite decades of excellent reputation, commuter rail, and generally good proximity to a number of job markets.
So what's the deal?
-inner belt towns, in particular Marlborough, are overheated?
-'borough job market growth is bringing in transplants who aren't tethered to old MA hierarchies?
-Acton buyers are seeking high end and lower end buyers can't swing $400-450K mortgage AND a nearly $20/thou tax rate?
-updated flood planes?
-realtors in town are attempting to ignite bidding wars and jaded buyers aren't taking the bait?
My impression is the belt towns have just caught up more, especially with all the job growth in the boros, etc. Places like Westford, Littleton and Hudson have also increased in amenities and commercial development recently, while Acton has been sort of stagnant and tired in that regard. Acton is closer to Boston/128 (although still a lousy commute), but it's not closer to anything else really.
I noticed this myself, but for much longer than the past 8 months. You would expect it to be in the $ range of a town like Sudbury, for instance, but it clearly isn't. That's why I was wondering if something like high taxes was holding it back, or some other issue I'm not aware of like school funding or overcrowding.
I noticed this myself, but for much longer than the past 8 months. You would expect it to be in the $ range of a town like Sudbury, for instance, but it clearly isn't. That's why I was wondering if something like high taxes was holding it back, or some other issue I'm not aware of like school funding or overcrowding.
Precisely, particularly since Acton-Boxborough schools are consistently top ranked and on par or better than some of the top tier metrowest towns.
It is weird, Acton-Boxborough were very good schools in the 80s. So its not a recent thing.
(Hudson of course has become very hip)
Westford is now considered up there with A-B (it might not have been in the 80s), perhaps that is part of the reason of Westford gaining ground on them.
Hudson schools have actually gotten fairly good (from what I hear) although not quite up to snuff with the other towns mentioned. With kids I would go with Westford or A-B (or Littleton), without kids I would probably prefer Hudson. I certainly like it better than Marlborough.
Acton is at the very very high end of 495 towns, much like a Hopkinton. There's a ceiling with towns in that belt, and with the recent influx of affluence in towns like Waltham, Melrose, Reading, and Arlington, I suppose it is stunting growth in a town like Acton. That said, and on the contrary, towns that offer cheaper housing are at an advantage right now.. So, places like Maynard, Hudson, Framingham, and Marlborough heat up as buyers are phased out of the inner ring. Why are housing costs drastically increasing in Everett/Chelsea? Similar idea.
Regardless, i'm not really seeing the stunted growth that is being presented. Median list prices were $539k as of April 2015. They're now $629k as of EOM July. I'd call that good growth, and certainly wouldn't call it cheap.
Westford is now considered up there with A-B (it might not have been in the 80s), perhaps that is part of the reason of Westford gaining ground on them.
Hudson schools have actually gotten fairly good (from what I hear) although not quite up to snuff with the other towns mentioned. With kids I would go with Westford or A-B (or Littleton), without kids I would probably prefer Hudson. I certainly like it better than Marlborough.
Pretty much agree. I'd also add that Westford, to me, is simply nicer. PPSQFT is essentially a wash, but I think Westford offers more in the way of amenities, newer schools, cleaner look. Just my opinion. Eventually, and sooner than later, Westford will hit a luxury ceiling which caps the median home value.. Only so high outer ring suburbs can climb. Hopkinton and Southborough would be other good examples.
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