Waltham, MA: A Complete Guide

Why Waltham?

A genuine city nine miles west of downtown Boston, Waltham packs more diversity, culture, and urban energy into its 12.75 square miles than almost any community its size in New England. With about 65,000 residents, it's large enough to have real neighborhoods, a walkable downtown, and a deep restaurant scene — but small enough that you'll find familiar faces at the Sunday farmers market on the Charles.

Waltham earned the nickname "The Watch City" in the 1850s, when the American Waltham Watch Company pioneered factory-scale precision manufacturing here. That industrial heritage gave way to a modern tech and life sciences economy: today, Raytheon (RTX), Thermo Fisher Scientific, Boston Dynamics, Sanofi Genzyme, PAREXEL, and Revvity all have significant operations in the city. Brandeis University and Bentley University bring academic energy that keeps the population young and draws talent from around the world.

What draws buyers and renters here: proximity to Boston without Newton or Belmont prices, two MBTA Commuter Rail stops on the Fitchburg Line, immediate access to I-95/Route 128 and the Mass Pike, and Moody Street — one of the best independent restaurant and bar strips in the metro. The trade-off is a public school system that scores below the state average on MCAS, which pushes some families toward the private options that are well represented in town.

Schools

Waltham Public Schools serves about 5,709 students across 10 schools. The district's 10:1 student-to-classroom ratio is lower than the Massachusetts state average of 12:1, meaning classes tend to be smaller than in many other districts. However, MCAS proficiency rates tell a different story: roughly 36% in reading and 37% in math versus the state averages of ~42% — placing the district in the lower half statewide.

Those numbers require context. More than 49% of district enrollment is Hispanic, primarily English Language Learners — nearly double the 26.1% state average. White students represent 37.2% of enrollment, Black 8.3%, and Asian 5.3%. When outcomes for English-proficient students are considered separately, the picture is more nuanced. Still, families prioritizing top-tier MCAS rankings will find Waltham schools a significant departure from neighboring Lexington or Newton.

Per-pupil instructional spending is approximately $15,765 — well above the national average, reflecting the district's commitment to staffing smaller classrooms and supporting an English Language Learner population that requires additional resources.

Elementary Schools

Waltham has seven elementary schools spread across the city. School quality varies considerably depending on the neighborhood served — not as a reflection of teaching quality alone, but primarily because of how each school's ELL concentration interacts with standardized test scores. The two highest-rated schools are on the western and northern edges of the city, where the population is more affluent and English-proficient.

James Fitzgerald Elementary (K–5, 138 Beal Road) is the top-rated elementary in the district. With 354 students and an 11:1 student-to-teacher ratio, Fitzgerald earns a 6/10 from NeighborhoodScout relative to Massachusetts schools. Grade 3 MCAS proficiency of 55% in reading and 56% in math both exceed state averages (42–44%) — a rarity in Waltham's elementary schools. Its student body (57% White, 33% Hispanic) is among the most diverse in the higher-performing tier. Families in Waltham's northwest neighborhoods tend to be assigned here.

Douglas MacArthur Elementary (K–5, 494 Lincoln Street) is the district's largest elementary, with 475 students and an 11:1 ratio. Also rated 6/10 MA by NeighborhoodScout. Grade 5 MCAS performance is especially strong — 58% in reading and 53% in math, both well above state averages — suggesting students gain ground as they progress through the curriculum. Grade 3 math (28%) is lower, which is worth watching. Demographics: 63% White, 21% Hispanic, 11% Asian.

Dual Language Program School (K–5, 510 Moody Street) is a city-wide English/Spanish immersion school, not a neighborhood assignment school — families can apply regardless of where they live in Waltham. 218 students, 11:1 ratio, rated 5/10 MA. Students spend roughly half the school day learning in Spanish and half in English. Enrollment is 74% Hispanic, reflecting the community it serves. MCAS scores should be read in this context: Grade 4 math proficiency (50%) exceeds the state average, and Grade 5 reading (48%) is strong. The program provides a genuine bilingual education that a standard elementary school cannot replicate.

William F. Stanley Elementary (PK–5, 250 South Street) serves one of the city's more economically diverse neighborhoods near the Newton line. 376 students, 10:1 ratio, rated 5/10 MA. Demographics: 43% Hispanic, 35% White, 13% Black, 9% Asian — one of the most racially mixed elementaries in the district. MCAS proficiency is near or slightly below state averages at most grade levels, making it broadly comparable to the district middle.

Thomas R. Plympton Elementary (K–5, 20 Farnsworth Street) serves Waltham's central area. 352 students, 10:1 ratio, rated 4/10 MA. Grade 3 reading (38%) is close to the state average but drops in Grades 4 and 5. Demographics: 40% Hispanic, 39% White, 16% Black. The school appears to be working through the middle years of curriculum alignment with a population that has a high proportion of ELL students.

Northeast Elementary (PK–5, 70 Putney Lane) is the second-largest elementary in the district at 500 students, with a 10:1 ratio, rated 4/10 MA. Serves a large swath of Waltham's northeast quadrant. Demographics: 46% Hispanic, 37% White, 9% Black. Grade 3 scores are near district average; Grade 5 reading (28%) and math (21%) are below state averages.

Henry Whittemore Elementary (K–5, 30 Parmenter Road) has the highest ELL concentration of any Waltham elementary — 78% Hispanic enrollment — and the district's lowest NeighborhoodScout rating at 3/10 MA. 386 students, 10:1 ratio. Grade 3 math (42%) is close to the state average, but Grade 5 proficiency drops sharply to 11% in both reading and math. This is an area where intensive ELL support and curriculum continuity will need sustained investment. The school is located in the Bleachery neighborhood.

Middle Schools

John F. Kennedy Middle School (Grades 6–8, 655 Lexington Street) is the highest-rated school in the entire Waltham district — and it's worth noting for families deciding where to live. With 628 students, 60 teachers, a 10:1 ratio, and a NeighborhoodScout rating of 6/10 MA (top 9% nationally), Kennedy regularly posts MCAS scores at or near state averages: Grade 6 reading 46% (state 39%), Grade 7 math 42% (state 37%), Grade 8 reading 45% (state 42%). Its student body (50% White, 36% Hispanic, 9% Black) reflects a more balanced mix than the other middle school. Kennedy is one of the few places in the Waltham district where test score data will genuinely surprise you.

John W. McDevitt Middle School (Grades 6–8, 75 Church Street) serves a population that is 64% Hispanic — the highest ELL concentration of the two middle schools — and scores reflect that challenge. 604 students, 70 teachers, 9:1 ratio (the lowest in the district, meaning the most individualized staffing). NeighborhoodScout: 5/10 MA. Grade 6 and Grade 8 MCAS scores are close to the district average, while Grade 7 reading (24%) and math (29%) lag significantly. The school benefits from generous staffing resources; the outcomes gap is driven by demographics, not neglect.

Waltham High School

Waltham High School (Grades 9–12, 554 Lexington Street) opened a brand-new $375 million campus for the 2024–25 school year — a 422,000-square-foot, net-zero-ready building that replaced a 1969 facility that had drawn accreditation concerns. The Massachusetts School Building Authority contributed $118 million to the project. WHS is the city's only public high school, competing in MIAA Division I within the Dual County League.

With 1,791 students and 172 teachers, the student-to-teacher ratio is 10.4:1. NeighborhoodScout rates it 3/10 relative to Massachusetts high schools (top 6% nationally), reflecting below-average MCAS outcomes driven largely by the school's large English Language Learner population. Current enrollment: 52% Hispanic, 32% White, 9% Black, 3.4% Asian — closely tracking the city's demographics.

AP program: WHS offers 20 Advanced Placement courses with 45% of students participating in at least one. In 2024–25, students sat 854 AP exams with a 73% overall pass rate (score of 3 or higher) — a competitive result for a school of this demographic profile. Pass rates are strongest in Spanish Language (95%), U.S. History (90%), English Literature (89%), and Biology (81%). STEM courses reflect a steeper challenge: Calculus AB posted a 35% pass rate and Computer Science A a 32% pass rate, where foundational gaps are most visible. Beyond AP, WHS offers CTE pathways in engineering technology, robotics, biotechnology, health assisting, culinary arts, and early childhood education — structured four-year programs for career-focused students. Dual enrollment options with Brandeis University and Bentley University are available for college-ready upperclassmen.

SAT (2024–25, MA DESE): Among the 205 students who tested, the mean score was 575 Reading/Writing and 546 Math (combined 1,121). Because the SAT is optional at the state level, this reflects roughly the top 45% of students by academic confidence — and should be read alongside MCAS, which captures the full student body.

MCAS Grade 10: 40% proficient in ELA and 37% in math, versus state averages of 56% and 47% — a 10–16 percentage point gap. As with the district as a whole, the gap is concentrated among English Language Learners. For families using MCAS rankings as a primary metric, Waltham High places in the lower third of Massachusetts high schools — a significant departure from neighboring Lexington or Belmont.

Athletics: The ice hockey team is a two-time Division 1 state champion (2002, 2018). The cheerleading program is one of New England's best: four MIAA state titles (2016, 2021, 2022, 2024), four national championships (2016, 2017, 2021, 2024), 6× North Regional Champion, and 14× Dual County League Champion. Baseball won a Division 1 state title in 1964. School colors are red and white; the mascot is the Hawk.

Performing arts and community: Two competitive show choirs — Music Unlimited (mixed voice) and Music Express (treble voice) — compete regionally and host the annual Eastern Show Choir Festival, drawing groups from across New England. Year-end productions include Senior Revue (est. 1968) and Dance Theater. Notable alumni include NFL lineman Mackenzy Bernadeau, Grammy-winning producer Rob Chiarelli, Dream Theater drummer Mike Mangini, Boston sports columnist Tony Massarotti, and NFL defensive tackle Fred Smerlas.

Private Schools

Several well-regarded private options serve Waltham families:

• Chapel Hill–Chauncy Hall School — Independent college-prep day and boarding school (grades 9–12), known for its supportive environment and project-based curriculum for students who want something different from the traditional mold
• Gann Academy — The New Jewish High School of Greater Boston — A pluralistic Jewish high school (grades 9–12) integrating Jewish learning with rigorous academics; open to students of all backgrounds
• Our Lady's Academy (Pre-K through 8) — Catholic school with a long presence in the community

Demographics

Waltham's population has grown from 60,632 in 2010 to 65,218 in 2020 — a 7.6% increase — with 2024 estimates around 65,849. What makes Waltham's demographic profile unusual is its combination of traits: a high college-educated share alongside a significant working-class community; an above-median household income coexisting with a 9.4% poverty rate; and a young median age alongside a growing 65+ population. This is a city of real economic range, not a homogenous suburb.

Who Lives Here

The median age is 33.8 — the youngest in this guide series and well below the Massachusetts median of 38.9. Brandeis and Bentley Universities are the main driver: the 18–24 age cohort (18.4%) is unusually high by suburban standards, and the 25–34 cohort (17.9%) reflects the young professionals they attract.

Waltham is one of the most racially and ethnically diverse cities in greater Boston. White residents make up 58.1% of the population, Hispanic/Latino 18.2%, Asian 12.8%, and Black/African American 7.1%. About 27–31% of residents are foreign-born, representing communities from Brazil, El Salvador, Guatemala, Uganda, China, India, and dozens of other countries. Waltham's Ugandan community — estimated at over 1,500 residents — has earned the city an informal reputation as "Little Kampala" in the Boston metro.

Income and Education

The median household income is $104,594 — roughly in line with the Massachusetts median of $104,828 and well above the national median of $80,734. Income is distributed broadly: about 26% of households earn under $50,000, while 24% earn over $200,000. The diversity of incomes reflects the mix of lower-wage service workers, university staff and students, and high-earning tech and pharma professionals.

57.1% of adults hold a bachelor's degree or higher (versus 45% statewide), and about 26% hold a graduate or professional degree — both well above national averages, though lower than the highly affluent suburbs further out in Middlesex County.

Household Profile

• Median age: 33.8
• Average household size: 2.2 people
• Homeownership rate: 43.6% (state average is 63%) — Waltham is a majority-renter city
• Median home value: $759,600 (ACS estimate)
• Foreign-born share: ~27–31%

Home Prices and Market

Waltham sits at a price point that feels like a relative bargain compared to Newton or Lexington — but it's no longer cheap. Home values have appreciated 36% over the past five years (about 6.4% annually), and demand from Boston-area professionals continues to support the market.

Property Types

Waltham's housing stock is far more diverse than the single-family-dominant suburbs to the west. About a third of units are in larger apartment complexes:

• Single-family detached: 36.8%
• Townhomes / attached: 7.8%
• Small multi-family (2–4 units): 23.3%
• Apartment complexes (5+ units): 32.0%

The most common unit size is 2-bedroom (34.4% of all units), followed by 3-bedroom (29.7%) and 1-bedroom (19.4%). Single-family homes dominate the neighborhoods north and west of Route 128, while the eastern and central areas — closer to the Newton line and Moody Street — have a mix of triple-deckers, apartment buildings, and converted Victorian multi-families.

Pricing

The median home value sits around $798,820 (Zillow ZHVI, January 2026), up 1.7% year-over-year. NeighborhoodScout pegs the median slightly higher at $902,196 based on its methodology. By either measure, Waltham consistently prices $200,000–$400,000 below comparable homes in Newton and Lexington.

ACS data shows that about 76% of owner-occupied homes are valued between $500,000 and $1 million, with another 8% above $1 million. Entry-level condos and smaller units start in the $400,000–$500,000 range.

Market Conditions

Waltham's market has been moderately competitive. The 10-year appreciation rate of 80.3% (roughly 6.1% annually) is strong and sustained. The 5-year appreciation of 36.1% has settled into a healthier pace after the 2020–2022 surge.

With a vacancy rate of just 4.4%, inventory remains tight for both buyers and renters. Properties near the Waltham commuter rail station and within walking distance of Moody Street typically command a premium over comparable homes elsewhere in the city.

Housing Character

Waltham's housing stock spans three centuries of New England building:

• Pre-1939 (26.5%) — Victorian colonials, triple-deckers, and brick apartment buildings near the city center and Charles River
• 1940–1969 (32.7%) — Cape Cods, ranches, and mid-century multi-family along established residential streets
• 1970–1999 (26.6%) — Suburban colonials and garrison styles in the north and west
• 2000 or newer (14.3%) — Modern townhouse developments and luxury apartment complexes, concentrated near I-95/Route 128

Property Taxes

Waltham uses a split (classified) tax rate, with separate rates for residential and commercial/industrial properties. The residential rate for FY2025 is approximately $10.32 per $1,000 of assessed value — well below the single-family-suburb norms you'd find in Southborough ($14.36) or similar towns. For a home assessed at roughly $650,000, that translates to an annual property tax bill of approximately $6,700–$7,500 depending on assessed value. Current rates and individual assessed values are published by the City of Waltham Assessors Office (www.city.waltham.ma.us).

Rental Market

With 56% of households renting, Waltham has one of the most active rental markets in the metro area. The median rent is $3,161/month (Zumper, March 2026), up 5% year-over-year. Vacancy is tight at 4.4%.

Typical rents by unit size:

• Studio: ~$2,300/month
• 1-bedroom: ~$2,626/month (+8% YoY)
• 2-bedroom: ~$3,218/month (+8% YoY)
• 3-bedroom: ~$3,650/month (+8% YoY)
• 4-bedroom: ~$4,600/month (+15% YoY)

View the full Waltham market report→

Commute and Transportation

Waltham's commute options are genuinely strong by Metro West standards.

• Commuter Rail (MBTA Fitchburg Line, Zone 2) — Two stops serve the city: Waltham station (Central Square, 75 Carter Street) and Brandeis/Roberts station (near Brandeis University campus). Zone 2 trains reach North Station in about 30 minutes; from there, the Green Line connects to downtown Boston. Peak service runs approximately every 30–60 minutes.
• Interstate 95 / Route 128 — Runs through western Waltham, providing direct access north to Burlington and south toward Newton and the Mass Pike. The Route 128 corridor is one of the densest tech and pharma employment corridors in New England — many Waltham residents work locally and never commute to Boston.
• Mass Pike (I-90) — Just south in Newton, reachable in 5–10 minutes. Driving to Boston takes 25–35 minutes off-peak and makes western suburb errands fast and easy.
• MBTA Bus — Routes 61, 70, 170, 505, 553, 554, 556, and 558 serve the city. Route 70 is the workhorse, running a frequently-used corridor between Waltham and Harvard Square in Cambridge.
• Biking — The Charles River Reservation trail runs through Waltham, and some residents commute by bike to Watertown or Cambridge. The Mass Central Rail Trail (Wayside Branch) connects into the regional trail network.

Census data puts the mean commute time at 24.7 minutes — shorter than the Massachusetts state average of 29.1 minutes, because so many residents work within the Route 128 corridor rather than commuting all the way downtown.

Lifestyle and Community

Waltham's cultural and civic life punches well above its weight as a mid-sized city.

Moody Street is the heart of it. Known locally as "Restaurant Row," it runs along the Charles River with dozens of independent restaurants, coffee shops, craft cocktail bars, and local boutiques. From May through October, the city closes one block of Moody Street to traffic Thursday through Saturday evenings, creating an outdoor dining plaza where the Tick Tock Trolley shuttles diners from nearby parking garages. There's a genuine neighborhood energy here that most suburbs simply can't manufacture.

Arts and culture are strong. The Rose Art Museum at Brandeis University houses one of the most significant contemporary art collections in New England — and admission is free to the public. The Charles River Museum of Industry & Innovation, set in a restored 19th-century mill building, chronicles the history of manufacturing and innovation that defines Waltham's identity. The city also supports two professional orchestras: the Waltham Philharmonic and the Waltham Symphony, which performs at Bentley's Cohen Center.

Parks and outdoor space center on the Charles River Reservation — a long greenway with walking and biking trails, kayak launches, and picnic areas running the length of the city. The Lyman Estate (managed by The Trustees, built 1793) includes working historic greenhouses and hosts seasonal events. Gore Place, the Federal-era mansion of Governor Christopher Gore (1806), offers guided tours and sweeping grounds along the Charles.

Community events reflect the city's diversity year-round. The Watch City Steampunk Festival every May celebrates Waltham's industrial heritage with costumed crowds and live music. Concerts on the Waltham Common draw summer Sunday crowds. The city's large Latino community organizes the Latinos en Acción Festival, and Brandeis and Bentley both open lectures, films, and athletic events to residents throughout the academic year.

The Bottom Line

Waltham is for people who want Boston-area convenience, genuine urban character, and a diverse community — without paying Newton or Lexington prices. The two commuter rail stops, Route 128 employment corridor, Moody Street scene, and walkable neighborhoods make it one of the more livable cities in Metro West for young professionals and dual-income households.

Families considering Waltham should go in clear-eyed about the public schools: MCAS scores run below the state average, and the district reflects a very different demographic profile than neighboring suburban towns. Families prioritizing top academic metrics will likely look at private options — and Waltham has solid ones. But for buyers who value location, community character, and relative value, Waltham consistently overdelivers on all three.

Sources & References

Schools

• NeighborhoodScout — Waltham Schools (district overview): https://www.neighborhoodscout.com/ma/waltham/schools
• NeighborhoodScout — James Fitzgerald Elementary: https://www.neighborhoodscout.com/ma/waltham/schools/251200001970
• NeighborhoodScout — Douglas MacArthur Elementary: https://www.neighborhoodscout.com/ma/waltham/schools/251200001967
• NeighborhoodScout — Dual Language Program School: https://www.neighborhoodscout.com/ma/waltham/schools/251200002863
• NeighborhoodScout — William F. Stanley Elementary: https://www.neighborhoodscout.com/ma/waltham/schools/251200001973
• NeighborhoodScout — Thomas R. Plympton Elementary: https://www.neighborhoodscout.com/ma/waltham/schools/251200001978
• NeighborhoodScout — Northeast Elementary: https://www.neighborhoodscout.com/ma/waltham/schools/251200001974
• NeighborhoodScout — Henry Whittemore Elementary: https://www.neighborhoodscout.com/ma/waltham/schools/251200001969
• NeighborhoodScout — John F. Kennedy Middle School: https://www.neighborhoodscout.com/ma/waltham/schools/251200001971
• NeighborhoodScout — John W. McDevitt Middle School: https://www.neighborhoodscout.com/ma/waltham/schools/251200001977
• NeighborhoodScout — Waltham Sr High School: https://www.neighborhoodscout.com/ma/waltham/schools/251200001979
• Wikipedia — Waltham, Massachusetts (Schools section): https://en.wikipedia.org/wiki/Waltham,_Massachusetts
• MA DESE — Waltham Public Schools District Profile: https://profiles.doe.mass.edu/profiles/student.aspx?orgcode=03080000&orgtypecode=5
• Wikipedia — Waltham High School: https://en.wikipedia.org/wiki/Waltham_High_School
• NCES — Waltham Sr High School (2024-25): https://nces.ed.gov/ccd/schoolsearch/school_detail.asp?ID=251200001979
• MA DESE — Waltham Sr High SAT Performance (2024-25): https://profiles.doe.mass.edu/sat/sat_perf_dist.aspx?orgcode=03080505&orgtypecode=6
• MA DESE — Waltham Sr High AP Performance (2024-25): https://profiles.doe.mass.edu/adv_placement/ap_perf_dist.aspx?orgcode=03080505&orgtypecode=6
• Chapel Hill–Chauncy Hall School: https://www.chapelhillchauncy.org
• Gann Academy: https://www.gannacademy.org

Demographics

• U.S. Census Bureau — ACS 2024 1-Year Estimates
• Census Reporter — Waltham, MA: https://censusreporter.org/profiles/16000US2572600-waltham-ma/
• U.S. Census Bureau — Waltham QuickFacts: https://www.census.gov/quickfacts/walthamcitymiddlesexcountymassachusetts
• NeighborhoodScout — Waltham Demographics: https://www.neighborhoodscout.com/ma/waltham/demographics
• Wikipedia — Waltham, Massachusetts: https://en.wikipedia.org/wiki/Waltham,_Massachusetts

Home Prices & Market

• Zillow — Waltham Home Values (ZHVI, January 2026): https://www.zillow.com/waltham-ma/home-values/
• NeighborhoodScout — Waltham Real Estate: https://www.neighborhoodscout.com/ma/waltham/real-estate
• Zumper — Waltham Rent Research (March 2026): https://www.zumper.com/rent-research/waltham-ma
• MA DOR — FY2025 Local Tax Rates by Class: https://www.mass.gov/lists/fy2025-local-tax-rates
• City of Waltham Assessors Office: https://www.city.waltham.ma.us/assessing-department