Appreciation Velocity — Massachusetts Cities
Cities of Massachusetts ranked by 1Y / 3Y / 5Y home-price appreciation.
Public Record
Top 10 — 5Y appreciation (Citys)
#1 · Harwich Port, MA
+935.5%
#2 · Lanesborough, MA
+579.0%
#3 · Hull, MA
+496.3%
#4 · Cotuit, MA
+448.0%
#5 · Barnstable, MA
+320.5%
#6 · South Dennis, MA
+237.4%
#7 · Douglas, MA
+231.7%
#8 · Sutton, MA
+213.3%
#9 · Needham, MA
+211.1%
#10 · Groton, MA
+208.2%
City ranking — 5Y appreciation (highest first)
| # | City | State | 1Y | 3Y | 5Y | 10Y | Current median |
|---|---|---|---|---|---|---|---|
| 1 | Harwich Port, MA | MA | +63.6% | +317.6% | +935.5% | +881.7% | $5.11M |
| 2 | Lanesborough, MA | MA | +341.4% | +3,482.1% | +579.0% | — | $2.4M |
| 3 | Hull, MA | MA | +273.8% | +575.0% | +496.3% | +611.1% | $2.3M |
| 4 | Cotuit, MA | MA | +85.7% | +459.7% | +448.0% | — | $4.5M |
| 5 | Barnstable, MA | MA | +35.9% | +341.1% | +320.5% | +451.1% | $2.16M |
| 6 | South Dennis, MA | MA | +18.7% | +137.4% | +237.4% | +459.5% | $1.27M |
| 7 | Douglas, MA | MA | +72.9% | — | +231.7% | +275.1% | $1.1M |
| 8 | Sutton, MA | MA | +113.7% | +183.8% | +213.3% | +207.0% | $1.08M |
| 9 | Needham, MA | MA | +93.3% | +71.7% | +211.1% | +293.7% | $3.22M |
| 10 | Groton, MA | MA | +87.3% | — | +208.2% | +383.2% | $1.66M |
| 11 | Lawrence, MA | MA | +67.0% | +61.1% | +206.0% | +252.0% | $837.5K |
| 12 | Concord, MA | MA | +39.8% | +40.2% | +202.1% | +68.5% | $3.23M |
| 13 | Leicester, MA | MA | +67.6% | +160.7% | +199.3% | +327.8% | $808K |
| 14 | Wales, MA | MA | +59.6% | +72.2% | +194.9% | +527.1% | $439K |
| 15 | Andover, MA | MA | +43.6% | +122.8% | +191.1% | +218.0% | $1.96M |
| 16 | Sandwich, MA | MA | +34.8% | +162.6% | +171.6% | +285.7% | $1.44M |
| 17 | Dudley, MA | MA | +5.0% | +670.6% | +171.1% | +235.0% | $655K |
| 18 | Waban, MA | MA | +210.8% | +93.0% | +167.5% | +252.4% | $6.2M |
| 19 | Edgartown, MA | MA | +88.0% | +475.0% | +160.9% | +387.8% | $7.95M |
| 20 | Westport, MA | MA | +50.8% | +158.7% | +154.5% | +132.4% | $984.8K |
| 21 | North Adams, MA | MA | +31.7% | +69.2% | +149.4% | — | $288.7K |
| 22 | Harwich, MA | MA | -7.1% | +44.0% | +140.6% | +158.5% | $1.02M |
| 23 | Worthington, MA | MA | +94.9% | +31.0% | +137.5% | +367.3% | $760K |
| 24 | Winchendon, MA | MA | +11.9% | +107.8% | +135.6% | +240.1% | $509K |
| 25 | Easton, MA | MA | +93.3% | — | +131.8% | +244.2% | $1.02M |
| 26 | Hingham, MA | MA | -4.0% | +37.0% | +131.1% | +171.6% | $1.85M |
| 27 | Duxbury, MA | MA | +224.5% | — | +131.0% | +259.8% | $3.05M |
| 28 | Natick, MA | MA | +18.3% | +81.1% | +129.9% | +184.7% | $1.44M |
| 29 | Blackstone, MA | MA | +59.4% | +132.2% | +129.7% | +223.9% | $849K |
| 30 | Amherst, MA | MA | +54.0% | +74.7% | +128.1% | +170.6% | $870K |
| 31 | Tyngsborough, MA | MA | +42.4% | +31.8% | +125.2% | +132.4% | $802.5K |
| 32 | East Longmeadow, MA | MA | +11.7% | — | +124.2% | +167.8% | $503.5K |
| 33 | Orange, MA | MA | +18.8% | — | +123.9% | +465.0% | $440K |
| 34 | Yarmouth, MA | MA | +62.2% | +183.6% | +123.6% | +279.0% | $1.09M |
| 35 | Hyannis, MA | MA | +17.1% | +60.1% | +123.0% | +287.2% | $794.9K |
| 36 | Osterville, MA | MA | +118.5% | +4.4% | +120.2% | +530.0% | $3.44M |
| 37 | Holyoke, MA | MA | +56.5% | +0.3% | +118.6% | +130.2% | $415K |
| 38 | Adams, MA | MA | +40.4% | +147.0% | +118.3% | +2,218.7% | $347.5K |
| 39 | Templeton, MA | MA | +50.1% | +71.1% | +117.7% | +235.6% | $623.7K |
| 40 | Wellesley, MA | MA | +62.2% | +29.6% | +117.6% | +189.6% | $3.46M |
| 41 | Dedham, MA | MA | +15.3% | +163.6% | +112.1% | +211.5% | $1.24M |
| 42 | Canton, MA | MA | +50.5% | +199.9% | +111.5% | +122.9% | $1.2M |
| 43 | Gill, MA | MA | — | -28.0% | +110.5% | — | $360K |
| 44 | Bellingham, MA | MA | -8.1% | +12.3% | +109.1% | +138.6% | $573.2K |
| 45 | Milford, MA | MA | +45.2% | +35.1% | +108.8% | +121.5% | $699.7K |
| 46 | Greenfield, MA | MA | -5.5% | +130.4% | +108.6% | +129.7% | $407K |
| 47 | Dennis, MA | MA | +84.2% | +353.2% | +102.2% | +128.4% | $1.73M |
| 48 | Tyngsboro, MA | MA | — | — | +101.8% | — | $675K |
| 49 | Taunton, MA | MA | +29.3% | +58.4% | +100.6% | +117.3% | $590.2K |
| 50 | Somerset, MA | MA | +21.3% | +35.6% | +100.4% | +127.6% | $640K |
| 51 | Middleton, MA | MA | +91.7% | +9.3% | +100.0% | +188.1% | $1.41M |
| 52 | Monson, MA | MA | -21.5% | +15.0% | +95.7% | +54.9% | $330K |
| 53 | Littleton, MA | MA | +6.2% | +102.3% | +95.5% | +130.0% | $880K |
| 54 | Fitchburg, MA | MA | -3.3% | — | +92.5% | +217.7% | $463.9K |
| 55 | North Attleboro, MA | MA | -7.5% | -4.0% | +92.3% | +106.0% | $544.5K |
| 56 | Waltham, MA | MA | +8.7% | +23.4% | +92.1% | +133.9% | $1.08M |
| 57 | South Easton, MA | MA | +58.1% | — | +91.9% | +226.5% | $601.5K |
| 58 | Gardner, MA | MA | +14.1% | — | +91.7% | +194.1% | $413.3K |
| 59 | Boxford, MA | MA | +0.9% | +30.7% | +90.5% | +153.5% | $1.85M |
| 60 | Wilmington, MA | MA | -19.9% | +56.6% | +90.0% | +131.6% | $920K |
| 61 | Westford, MA | MA | -0.1% | +53.4% | +89.7% | +69.5% | $816.7K |
| 62 | Mansfield, MA | MA | +10.1% | -6.1% | +89.1% | +73.4% | $627.5K |
| 63 | Westfield, MA | MA | +8.8% | +39.3% | +87.4% | +104.1% | $382.3K |
| 64 | Saugus, MA | MA | +23.3% | +109.6% | +82.9% | +143.9% | $902.5K |
| 65 | Whitman, MA | MA | +14.6% | +42.5% | +81.7% | +147.1% | $695K |
| 66 | North Chatham, MA | MA | +41.3% | +165.7% | +81.5% | — | $1.86M |
| 67 | Pembroke, MA | MA | +10.9% | +57.4% | +81.3% | +164.6% | $730K |
| 68 | Mashpee, MA | MA | +34.2% | +39.9% | +80.4% | +271.8% | $1.26M |
| 69 | Framingham, MA | MA | +3.3% | — | +75.8% | +66.3% | $667.5K |
| 70 | Chicopee, MA | MA | +14.2% | +75.8% | +75.7% | +150.8% | $374.2K |
| 71 | Uxbridge, MA | MA | +8.3% | +9.1% | +75.1% | +103.1% | $599.9K |
| 72 | Ashburnham, MA | MA | +74.1% | +25.0% | +73.8% | +270.4% | $545K |
| 73 | Malden, MA | MA | -1.7% | -12.6% | +73.6% | +99.2% | $679.2K |
| 74 | Revere, MA | MA | +32.5% | +29.5% | +73.3% | +169.2% | $904.2K |
| 75 | Webster, MA | MA | +12.3% | +717.3% | +70.1% | +113.7% | $531.3K |
| 76 | Wareham, MA | MA | -13.5% | +33.9% | +69.9% | +74.1% | $520.9K |
| 77 | Walpole, MA | MA | +10.3% | -7.3% | +68.5% | +79.0% | $852K |
| 78 | Vineyard Haven, MA | MA | -19.0% | -2.8% | +68.2% | +402.2% | $1.7M |
| 79 | Amesbury, MA | MA | -4.3% | +39.4% | +66.2% | +153.7% | $718.3K |
| 80 | Weston, MA | MA | +5.2% | +4.3% | +66.1% | +53.4% | $2.7M |
| 81 | Wakefield, MA | MA | -8.7% | — | +64.5% | +91.7% | $818.8K |
| 82 | New Bedford, MA | MA | -0.9% | +37.6% | +64.3% | +140.3% | $441.3K |
| 83 | Groveland, MA | MA | +31.9% | — | +64.3% | +133.0% | $815K |
| 84 | Chelmsford, MA | MA | +20.5% | +149.5% | +63.9% | +148.2% | $770.5K |
| 85 | Billerica, MA | MA | +19.0% | +45.8% | +63.8% | +162.7% | $770K |
| 86 | Attleboro, MA | MA | +6.4% | +40.5% | +63.3% | +90.4% | $501.5K |
| 87 | Grafton, MA | MA | +31.4% | -15.8% | +62.6% | +114.9% | $749.1K |
| 88 | Randolph, MA | MA | -5.7% | +16.3% | +62.3% | +117.7% | $541K |
| 89 | Sturbridge, MA | MA | +10.0% | +21.4% | +62.0% | +111.8% | $527.5K |
| 90 | Pittsfield, MA | MA | +4.1% | +74.2% | +60.9% | +181.8% | $375.6K |
| 91 | Hopkinton, MA | MA | -12.3% | +87.0% | +60.5% | +43.5% | $1.04M |
| 92 | Weymouth, MA | MA | -0.2% | +37.4% | +60.4% | +107.8% | $649K |
| 93 | Worcester, MA | MA | -1.2% | +29.3% | +60.3% | +157.8% | $513.2K |
| 94 | Springfield, MA | MA | -11.5% | -33.5% | +60.2% | +136.7% | $301.7K |
| 95 | Northampton, MA | MA | +37.1% | +51.4% | +59.8% | +117.1% | $589.1K |
| 96 | Merrimac, MA | MA | +12.3% | -14.4% | +59.6% | +249.8% | $805K |
| 97 | Rockland, MA | MA | +25.4% | +19.6% | +58.8% | +127.6% | $576.2K |
| 98 | Dartmouth, MA | MA | -30.4% | +151.2% | +57.3% | +114.6% | $837.5K |
| 99 | Longmeadow, MA | MA | -23.9% | +25.7% | +57.2% | +77.0% | $472K |
| 100 | Salisbury, MA | MA | -10.2% | +5.0% | +56.4% | +109.9% | $661.4K |
How to read these numbers
Velocity vs. level
A market with 25% one-year appreciation is moving fast — but a market with steady 6% over ten years has compounded much further. Use 10Y as the long-run signal, 1Y as the momentum signal.
Mean-reversion risk
Markets that posted huge 1Y and 3Y gains often cool over the next cycle. Compare 1Y to 5Y: if 1Y is far above 5Y, the trend is accelerating; if far below, it is decelerating — often the more important signal.
Sample sanity
We require a minimum current median price (default $50K) to filter out tiny ZIPs with noisy data. Raise that threshold for serious investment markets; lower it to find emerging niches. Source: public record.