Needham
Needham is a charming, family-oriented suburb just south of Newton, celebrated for its top-ranked public schools, vibrant downtown centers, and strong community spirit. With a median home price around $1,200,000, commuter rail access to Boston, beautiful Charles River frontage, and a welcoming mix of Colonials, Cape Cods, and new construction, Needham offers an ideal balance of suburban tranquility and metropolitan convenience for families and professionals.
$1,200,000
Median Price
$500K – $3.5M
Price Range
58
Walk Score
10/10
School Rating
25 min via Commuter Rail
Commute to Boston
Needham, MA
Location
What Is Needham Like?
Needham sits directly south of Newton along the Charles River, a town of approximately 32,000 residents that consistently ranks among the best places to live in Massachusetts. The town is defined by its exceptional public schools — Needham High School is routinely ranked among the top public high schools in the state — and by a genuine community warmth that residents describe as Needham's greatest asset. Two distinct commercial centers anchor daily life: Needham Center offers a walkable downtown with restaurants, shops, a public library, and community services, while Needham Heights provides a second commercial hub near the commuter rail station. The housing stock is diverse and well-maintained, ranging from classic New England Colonials and charming Cape Cods to expanded ranches and significant new construction that has modernized many of the town's residential streets. Lot sizes are generally generous by suburban standards, and tree-lined neighborhoods project a sense of established comfort. The Charles River borders Needham to the north, providing recreational opportunities at Cutler Park and the surrounding conservation lands. The MBTA Commuter Rail (Needham Line) connects downtown residents to Boston's Back Bay and South Station in approximately 25 minutes. Needham's combination of school excellence, community engagement, and accessible pricing relative to neighboring Newton makes it a perennial favorite among families relocating to the western suburbs.
What Are Home Prices in Needham?
Needham's median home price is approximately $1,200,000, with the market ranging from around $500,000 for condos and smaller properties to $3.5 million for premium new construction and estate-sized homes. The housing stock features a mix of classic Colonials, Cape Cods, ranches, split-levels, and an increasing number of new construction homes that have brought contemporary design to established neighborhoods. Properties near Needham Center and the commuter rail command a premium for their walkability and transit convenience. The market is competitive, with well-priced homes in desirable neighborhoods selling within 10-18 days and multiple offers being common during peak season. Year-over-year appreciation has averaged 4-6%, reflecting steady demand driven primarily by families seeking the school district. Teardown-and-rebuild activity has been significant, with builders recognizing the strong demand for updated homes in Needham's best locations.
What Are the Schools Like in Needham?
Needham Public Schools are the town's signature attraction. Needham High School is consistently ranked among the top public high schools in Massachusetts, known for rigorous academics, extensive AP offerings, competitive athletics, and outstanding college placement. The district operates five elementary schools and the Pollard Middle School, all maintaining high standards. MCAS scores consistently exceed state averages across all grade levels, and the district's per-pupil spending reflects the community's deep investment in education. Private school options in the area include St. Joseph Elementary, and families have access to numerous independent schools in neighboring Newton, Brookline, and Boston. The educational culture in Needham is deeply embedded — parent involvement is exceptionally high, and community support for schools is a defining town value.
Where to Eat and Shop in Needham?
Needham Center serves as the town's primary commercial district, offering a walkable downtown with a variety of restaurants, cafes, and local shops. The dining scene ranges from casual family restaurants to more contemporary options, with several establishments earning loyal local followings. Needham Heights provides a second commercial area near the commuter rail with additional dining and services. The Needham Street corridor, shared with Newton, features larger retail establishments, grocery stores, and restaurant chains. For upscale shopping, The Street Chestnut Hill and Natick Mall are both short drives away. Needham's downtown has maintained an independent, locally owned character that residents actively support and protect.
Parks & Recreation in Needham
Needham offers abundant outdoor recreation anchored by the Charles River and its surrounding conservation lands. Cutler Park is a 600-acre reservation along the Charles River providing trails for walking, birdwatching, and nature exploration through wetlands and woodlands. Ridge Hill Reservation offers additional hiking trails with scenic views. The town maintains numerous athletic fields, playgrounds, and the Rosemary Pool and Spray Deck for summer swimming. The Needham Rail Trail provides a paved path for walking and cycling. Community recreation programs are extensive, with youth and adult sports leagues, seasonal activities, and programming through the Parks and Recreation Department. The town's commitment to open space preservation ensures residents enjoy ample green space throughout the community.
How Do You Get Around Needham?
The MBTA Commuter Rail (Needham Line) provides direct service from Needham Center, Needham Heights, and Needham Junction stations to Boston's Back Bay and South Station in approximately 25 minutes. For drivers, Route 128/I-95 runs along Needham's western border providing highway access to the entire Greater Boston region, and Route 9 is accessible to the north through Newton. The commute to downtown Boston by car takes approximately 30 minutes depending on traffic. The walk score of 58 reflects Needham's suburban character — Needham Center is walkable for nearby residents, but most daily travel requires a car. The town has invested in bicycle infrastructure, and the Rail Trail provides a car-free commuting and recreation corridor.
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Neighborhood Highlights
- ✓Top-rated schools
- ✓Needham Center
- ✓Commuter Rail
- ✓Charles River access
Frequently Asked Questions
Needham FAQ
What is Needham, MA like?
Needham is a charming, family-oriented suburb south of Newton with approximately 32,000 residents, known for top-ranked public schools, vibrant downtown centers, strong community spirit, and commuter rail access to Boston. It consistently ranks among the best places to live in Massachusetts.
How much do homes cost in Needham?
Needham's median home price is approximately $1,200,000. Prices range from around $500,000 for condos to $3.5 million for premium new construction. Classic Colonials, Cape Cods, ranches, and new builds make up the diverse housing stock.
What are Needham schools like?
Needham Public Schools are among the best in Massachusetts. Needham High School is consistently top-ranked with rigorous academics, extensive AP courses, and strong college placement. Five elementary schools and Pollard Middle School maintain equally high standards across the district.
How do you commute from Needham to Boston?
The MBTA Commuter Rail (Needham Line) provides direct service to Boston's Back Bay and South Station in about 25 minutes from Needham Center, Needham Heights, or Needham Junction stations. Route 128/I-95 provides highway access for drivers.
Is Needham a good place to raise a family?
Needham is widely considered one of the best family communities in Greater Boston, with top-ranked schools, safe neighborhoods, extensive recreation programs, and an engaged community culture. Parent involvement in schools and civic life is exceptionally high.
What is Needham Center like?
Needham Center is a walkable downtown with restaurants, cafes, shops, a library, and community services. It maintains a locally owned, independent character that residents actively support. The commuter rail station adds transit convenience.
How does Needham compare to Newton?
Needham offers similarly excellent schools and suburban quality of life at a somewhat lower median price ($1.2M vs. Newton's range of $825K-$2.1M by village). Needham has a more traditional small-town feel, while Newton offers more diverse village centers and Green Line access.
What types of homes are in Needham?
Needham features classic Colonials, Cape Cods, ranches, split-levels, and an increasing number of new construction homes. Lot sizes are generally generous, and teardown-and-rebuild activity has brought contemporary design to many established neighborhoods.
What outdoor recreation is available in Needham?
Needham offers Cutler Park (600 acres along the Charles River), Ridge Hill Reservation, the Needham Rail Trail, Rosemary Pool, and extensive athletic fields and playgrounds. The Charles River frontage provides scenic walking and nature exploration opportunities.
How competitive is the Needham real estate market?
Needham's market is competitive, with well-priced homes selling in 10-18 days and multiple offers common during peak season. Demand is driven primarily by families seeking the top-ranked school district. Annual appreciation averages 4-6%.