Southborough, MA: A Complete Guide

Why Southborough?

Tucked between Framingham and Westborough along Route 9, Southborough offers the kind of small-town character that's increasingly rare this close to Boston. With a population of about 10,500, it's large enough to have excellent schools and amenities but small enough that you'll recognize faces at the coffee shop.

Southborough attracts families looking for top-tier public schools, professionals who want an easy commute via the Commuter Rail, and anyone who appreciates wooded lots, farm stands, and a genuine sense of community.

Schools

Southborough's public schools consistently rank among the best in Massachusetts. The district holds an overall A grade on Niche, with a 12:1 student-to-teacher ratio and per-pupil spending of $23,912 — well above the state average.

Elementary Schools

Woodward Memorial School (Grades 2–3) — Rated A+ on Niche and 10/10 on GreatSchools, Woodward ranks #5 among all Massachusetts elementary schools according to U.S. News. About 275 students attend with a 13:1 student-to-teacher ratio. MCAS proficiency rates run around 82% in math and 77% in ELA — significantly above state averages.

Neary School (Grades 4–5) — Rated A on Niche and 8/10 on GreatSchools, Neary ranks #58 among Massachusetts elementary schools and #5 in Worcester County. Approximately 263 students attend with a 14:1 student-to-teacher ratio. MCAS proficiency rates are about 80% in math and 81% in science.

Both schools benefit from strong parent involvement through the Southborough Organization for Schools (SOS), which funds cultural arts programming, enrichment activities, and teacher grants.

Trottier Middle School

P. Brent Trottier Middle School (Grades 6–8) — Rated A on Niche and 8/10 on GreatSchools, Trottier ranks #31 among Massachusetts middle schools, placing it in the top 2.2% of middle schools nationally. The school serves about 430 students with an impressive 10:1 student-to-teacher ratio.

Trottier's 8th-grade Algebra I program stands out: 82% of students participate, and 96% pass. Beyond academics, students can join Robotics Club, Math Team, Model UN, Drama Productions, Concert Band, and an audition-based jazz ensemble.

Algonquin Regional High School

Algonquin Regional High School (Grades 9–12, shared with Northborough) is the crown jewel of the system. With about 1,200 students and an 11:1 student-to-teacher ratio, Algonquin delivers results that rival the state's most prestigious public schools:

• U.S. News Ranking: #14 in Massachusetts and #341 nationally, with a score of 98.1/100. Ranked #8 in Massachusetts for STEM.
• Niche Grade: A — #27 Best Public High School in MA, top 5% nationally
• GreatSchools Rating: 9/10, with five College Success Awards (2018–2024)
• Average SAT Score: Approximately 1,220–1,310 depending on the reporting year
• Graduation Rate: 97–98%, compared to the state average of ~89%
• College Bound: Over 90% of graduates pursue post-secondary education, with 79% enrolling in four-year colleges. The school boasts a 91% college retention rate into the second year.
• AP Program: 24 AP courses offered across sciences, math, humanities, languages, computer science, and arts. In 2023–24, students sat for over 1,000 AP exams with an 84% pass rate (score of 3 or higher). 31% of test-takers scored a perfect 5.
• MCAS: Math and ELA proficiency rates land in the top 1% statewide

Beyond academics, Algonquin fields competitive athletics with multiple state championship titles and supports a student-run literary magazine, Sachem, that has won Columbia Scholastic Press Association Gold Circle Awards.

Private Schools

The town also has access to two well-regarded private options: St. Mark's School (co-ed boarding, grades 9–12) and Fay School (the oldest junior boarding school in the U.S., serving grades pre-K through 9).

Demographics

Southborough's population has grown steadily — from 9,767 in the 2010 Census to 10,450 in 2020, a 7% increase. The town's character is shaped by its family-oriented households and highly educated workforce.

Who Lives Here

The median age is 43.6, reflecting a community anchored by established families. The largest age group is 35–54 (32.2%), and about 27% of residents are under 18 — both signs of a town that families choose and stay in. The 65+ population (13%) is growing steadily, consistent with broader national trends.

Southborough is 70.7% White and has a notably large Asian community at 16.5% — more than double the Massachusetts state average of ~7.5%. Hispanic/Latino residents make up 3.7%, and about 24% of the population is foreign-born.

Income and Education

The median household income is $196,808 — nearly double the Massachusetts median ($101,341) and well over double the national median ($80,610). Roughly half of all households earn $200,000 or more per year, and the poverty rate sits at just 3.7%.

Education levels are exceptional: 75.9% of adults hold a bachelor's degree or higher (versus 45% statewide), and 42.6% hold a graduate or professional degree. This is one of the most highly educated communities in the state.

Household Profile

• Average household size: 2.8 people
• Family households: ~80% of all households
• Homeownership rate: 88%, far above the state average of 63%
• Median home value: $821,100

Home Prices and Market

Southborough is a seller's market with strong demand and limited inventory. Home values have appreciated 48% over the past five years (about 8.2% annually), and the trend shows no sign of slowing.

Property Types

The housing stock is overwhelmingly single-family — here's the full breakdown:

• Single-family detached: 85.1%
• Townhomes / attached: 6.9%
• Small multi-family (2–4 units): 4.4%
• Apartment buildings (5+ units): 3.6%

Of the town's roughly 3,700 housing units, the most common layout is a 4-bedroom home (46% of all units), followed by 3-bedroom (24%) and 2-bedroom (14%). About 12% have 5 or more bedrooms.

Pricing

The median home value sits around $938,000 (Zillow, Dec 2025), though actual sale prices for single-family homes regularly exceed $1 million. Pricing varies significantly by property type:

• Single-family homes: Median ~$970,000
• Condos: Median ~$550,000–$776,000

By bedroom count, expect to pay roughly $700,000 for a 3-bedroom, $1.1 million for a 4-bedroom, and $1.5 million+ for a 5-bedroom.

Market Conditions

Homes in Southborough typically sell in about 37–40 days and close at roughly 100.8% of the asking price on average — meaning competitive offers are the norm for well-priced listings. With only about 14 active listings at any given time and around 9 sales per month, the implied supply is approximately 1.5 months — well below the 6-month threshold that defines a balanced market.

That said, about 38% of listings do see a price reduction, suggesting that overpriced homes still face resistance from savvy buyers.

Housing Character

Southborough's homes span every era of New England building:

• Pre-1939 (12%) — Antique colonials and farmhouses, mostly near the town center and along Main Street
• 1940–1969 (27%) — Mid-century ranches and capes on established side streets
• 1970–1999 (44%) — The largest wave, with colonials and garrison styles in suburban subdivisions
• 2000 or newer (17%) — Contemporary construction, often in planned developments off Route 85

The median year built is 1983. Most single-family lots range from 0.5 to 2 acres, with minimum zoning of 1 acre in Residence A zones and roughly half an acre in Residence B zones.

Property Taxes

Southborough uses a single (uniform) tax rate of $14.36 per $1,000 of assessed value (FY2026). With the average single-family home assessed at about $991,000, the average annual property tax bill is approximately $14,230 — among the higher bills in the state. The town also applies a 1% Community Preservation Act surcharge (with a $100,000 exemption on assessed value).

Rental Market

Rentals are scarce in Southborough, with a vacancy rate of just 2.9% and typically only about 10 listings available at any time. The median rent is approximately $2,900/month, though prices vary widely:

• 1-bedroom: $1,750–$2,060/month
• 2-bedroom: $2,600–$3,625/month
• 3-bedroom: $3,950–$4,080/month
• 4-bedroom: ~$4,500/month

View the full Southborough market report→

Commute and Transportation

• Commuter Rail — The Southborough station on the Framingham/Worcester line gets you to Back Bay in about 50 minutes and South Station in about 55 minutes.
• Route 9 — Direct access to Framingham, Natick, and Westborough for shopping and dining.
• Mass Pike (I-90) — The Westborough interchange is 10 minutes away, connecting you to Boston (30–40 minutes without traffic) and Worcester (20 minutes).

Most residents drive, but the Commuter Rail makes car-free commuting to Boston entirely doable.

Lifestyle and Community

• Town Common and Library — The heart of Southborough, with community events throughout the year
• Breakneck Hill Conservation Land — Popular trails for hiking and mountain biking
• St. Mark's Golf Club — A scenic 9-hole course open to the public
• Farm stands — Chestnut Hill Farm (part of The Trustees) hosts seasonal events, farm shares, and a popular harvest festival

The town runs a strong recreation program with youth sports, summer camps, and adult fitness classes. Community events like Heritage Day and the Memorial Day parade draw big turnouts.

The Bottom Line

Southborough is ideal for families who want excellent schools, outdoor space, and a quiet community feel without sacrificing access to Boston. The trade-off is a higher price point than neighboring towns like Framingham or Marlborough — but for many buyers, the quality of life makes it worth every dollar.

Sources & References

Schools

• Niche — Southborough Public Schools: https://www.niche.com/k12/d/southborough-public-schools-ma/
• Niche — Woodward School: https://www.niche.com/k12/albert-s-woodward-memorial-school-southborough-ma/
• Niche — Neary School: https://www.niche.com/k12/margaret-a-neary-school-southborough-ma/
• Niche — Trottier Middle School: https://www.niche.com/k12/p-brent-trottier-middle-school-southborough-ma/
• Niche — Algonquin Regional HS: https://www.niche.com/k12/algonquin-regional-high-school-northborough-ma/
• GreatSchools — Woodward: https://www.greatschools.org/massachusetts/southborough/3218-Albert-S.-Woodward-Memorial-School/
• GreatSchools — Neary: https://www.greatschools.org/massachusetts/southborough/1508-Margaret-Neary-Elementary-School/
• GreatSchools — Trottier: https://www.greatschools.org/massachusetts/southborough/1507-P.-Brent-Trottier-Middle-School/
• GreatSchools — Algonquin: https://www.greatschools.org/massachusetts/northborough/1278-Algonquin-Regional-High-School/
• U.S. News — Woodward: https://www.usnews.com/education/k12/massachusetts/albert-s-woodward-memorial-school-279226
• U.S. News — Algonquin: https://www.usnews.com/education/best-high-schools/massachusetts/districts/northboro-southboro/algonquin-regional-high-school-9473
• MA DESE — Per-Pupil Expenditure (FY2024): https://profiles.doe.mass.edu/statereport/ppx.aspx
• MA DESE — Algonquin AP Performance: https://profiles.doe.mass.edu/adv_placement/ap_perf_dist.aspx?orgcode=07300505&orgtypecode=6
• MA DESE — Algonquin Graduation Rates: https://profiles.doe.mass.edu/grad/grad_report.aspx?orgcode=07300505&orgtypecode=6
• My Southborough — U.S. News Ranking: https://www.mysouthborough.com/2025/08/20/us-news-boosts-algonquins-best-high-school-ranking/

Demographics

• U.S. Census Bureau — ACS 2019–2023 5-Year Estimates
• Census Reporter — Southborough: https://censusreporter.org/profiles/06000US2502763165-southborough-town-worcester-county-ma/
• U.S. Census QuickFacts — Southborough: https://www.census.gov/quickfacts/southboroughtownworcestercountymassachusetts
• NeighborhoodScout — Demographics: https://www.neighborhoodscout.com/ma/southborough/demographics
• World Population Review — Southborough: https://worldpopulationreview.com/us-cities/massachusetts/southborough
• Income by Zip Code (01772): https://www.incomebyzipcode.com/massachusetts/01772
• U.S. Census Bureau — Income in the United States: 2023 (P60-282)

Home Prices & Market

• Redfin — Southborough Housing Market: https://www.redfin.com/city/29828/MA/Southborough/housing-market
• Zillow — Southborough Home Values: https://www.zillow.com/home-values/20586/southborough-ma/
• NeighborhoodScout — Real Estate: https://www.neighborhoodscout.com/ma/southborough/real-estate
• Prop:Metrics — ZIP 01772: https://www.prop-metrics.com/zip/01772
• Zumper — Southborough Rent Research: https://www.zumper.com/rent-research/southborough-ma
• My Southborough — FY2026 Tax Bills: https://www.mysouthborough.com/2025/11/13/tax-bills-going-up-slightly-higher-than-projected/
• Town of Southborough — Tax Rate FAQ: https://www.southboroughma.gov/FAQ.aspx?QID=98
• Community Advocate — FY2026 Tax Rate: https://www.communityadvocate.com/news/southborough-keeps-single-tax-rate-with-average-bill-set-to-rise-7-percent-in-fy26/article_387bd41c-a7a0-43c7-9f57-e061586d4f79.html
• Town of Southborough — Zoning Dimensional Regulations: https://ecode360.com/9540641
• St. Louis Fed (FRED) — MA Rental Vacancy: https://fred.stlouisfed.org/series/MARVAC