Scituate MA Home Prices & Commission Data 2026
Key Takeaways:
Scituate is a town in Plymouth County, Massachusetts, located on the South Shore approximately 25 miles southeast of downtown Boston, with a population of 19,200 and a median home sale price of $785,000
The town's 17.4-square-mile footprint — including 11 miles of coastline — generates 210-240 annual residential transactions, with the coastal/harbor segment commanding 40-60% premiums over inland neighborhoods
Agent-side commission averaging $19,625 per transaction means 12-15 annual closings generate $235,500-$294,375 in GCI — strong production from Scituate's mid-premium market
Scituate's 5.2% annual appreciation — the fastest on the South Shore — reflects accelerating demand from Boston professionals discovering the town's beach-community character at prices 32% below Hingham and 32% below Cohasset
US Tech Automations helps agents capitalize on Scituate's coastal price momentum with flood-zone segmentation, seasonal marketing automation, and commission optimization workflows designed for beach-community farming
Scituate Home Price Fundamentals
Scituate is a town in Plymouth County, Massachusetts, located approximately 25 miles southeast of downtown Boston along Route 3A and the South Shore coastal corridor. Bordered by Cohasset to the north, Marshfield to the south, Norwell to the west, and the Atlantic Ocean to the east, Scituate offers 11 miles of coastline and a working harbor that distinguish it from both premium neighbors and more accessible South Shore communities, according to Plymouth County geographic records.
What are home prices in Scituate MA? According to MLS PIN market data, Scituate's median home sale price of $785,000 represents 5.2% year-over-year appreciation — the fastest growth rate among South Shore communities. The $365 price per square foot positions Scituate as the South Shore's value play: coastal living at 32% below Hingham's $1,050,000 and 32% below Cohasset's $1,150,000, according to comparative pricing analysis.
| Price Indicator | Scituate MA | Cohasset MA | Hingham MA | Marshfield MA |
|---|---|---|---|---|
| Median Sale Price | $785,000 | $1,150,000 | $1,050,000 | $625,000 |
| Average Sale Price | $845,000 | $1,275,000 | $1,180,000 | $680,000 |
| Price per Square Foot | $365 | $445 | $425 | $310 |
| Median List Price | $799,000 | $1,175,000 | $1,065,000 | $639,000 |
| Sale-to-List Ratio | 100.5% | 98.8% | 99.5% | 99.0% |
| YoY Appreciation | +5.2% | +3.5% | +4.8% | +3.2% |
According to MLS PIN data, Scituate's 100.5% sale-to-list ratio — the only South Shore community consistently selling above asking — confirms that demand is outpacing supply. The 5.2% appreciation rate, significantly above the South Shore average of 3.5%, reflects Scituate's discovery by buyers who previously bypassed it for Hingham and Cohasset, according to demand-acceleration analysis.
According to GBAR market reports, Scituate's $785,000 median has increased $145,000 (22.7%) over the past three years — the steepest price trajectory on the South Shore, driven by the combination of coastal access, relative affordability, and improved Boston commute options.
Price Distribution by Segment
| Price Range | Transaction Share | Buyer Profile | Avg. DOM |
|---|---|---|---|
| Under $600,000 | 15% | First-time, fixer-upper | 20 |
| $600,000–$800,000 | 30% | Young families, relocators | 14 |
| $800,000–$1,000,000 | 28% | Established families | 16 |
| $1,000,000–$1,400,000 | 17% | Premium coastal | 22 |
| $1,400,000+ | 10% | Waterfront luxury | 35 |
Which price segment drives Scituate's market? According to MLS PIN transaction data, the $600,000–$1,000,000 range accounts for 58% of all Scituate transactions — the market's core, driven by families who want coastal living without the $1M+ price point that Hingham and Cohasset demand. The sub-$600,000 segment (15%) represents the entry point — primarily older inland properties requiring updates, according to segment analysis.
According to GBAR buyer data, the fastest-growing segment is $800,000–$1,000,000 (up from 22% to 28% over two years), reflecting the upward migration of Scituate's pricing as buyers who previously found this range in Scituate now compete for fewer options — pushing the most price-sensitive buyers toward Marshfield and Pembroke, according to migration data.
Price Analysis by Neighborhood
| Neighborhood/Village | Median Price | Price/Sq Ft | Character | Flood Zone % |
|---|---|---|---|---|
| Minot Beach | $1,250,000 | $465 | Oceanfront/beach | 65% |
| Scituate Harbor | $1,050,000 | $425 | Harbor/village | 45% |
| North Scituate | $825,000 | $380 | Coastal residential | 30% |
| Egypt/Cedar Point | $750,000 | $355 | Beach community | 50% |
| Greenbush | $715,000 | $340 | Commuter rail area | 15% |
| Scituate Center | $685,000 | $330 | Inland village | 10% |
| South Scituate/West | $625,000 | $305 | Inland family | 5% |
According to MLS PIN neighborhood data, Minot Beach's $1,250,000 median — 59% above the town median — reflects the premium for direct oceanfront access on Scituate's most desirable beach. The $625,000 price gap between Minot Beach and South Scituate/West illustrates the dramatic impact of coastal proximity on Scituate property values, according to coastal premium analysis.
How do flood zones affect Scituate prices? According to FEMA flood zone data and MLS analysis, Scituate's flood-zone properties carry a dual dynamic: coastal premiums increase home values 40-60%, but flood insurance costs ($3,000-$8,000 annually for high-risk zones) partially offset the premium. Agents must quantify both the lifestyle value and the insurance cost to serve buyers accurately, according to flood-risk valuation analysis.
According to MLS PIN data, Scituate properties in FEMA flood zones AE and VE sell at a 10-15% discount to non-flood-zone coastal properties at equivalent distances from the water — the flood insurance cost discount. This creates an opportunity for informed buyers willing to accept the insurance expense for waterfront proximity.
Historical Price Trends
| Year | Median Price | YoY Change | Annual Sales | Avg. DOM |
|---|---|---|---|---|
| 2021 | $665,000 | +15.2% | 240 | 12 |
| 2022 | $720,000 | +8.3% | 225 | 14 |
| 2023 | $735,000 | +2.1% | 210 | 22 |
| 2024 | $746,000 | +1.5% | 218 | 18 |
| 2025 | $785,000 | +5.2% | 225 | 16 |
According to MLS PIN historical data, Scituate experienced strong pandemic appreciation (15.2% in 2021) followed by moderation and then reacceleration to 5.2% in 2025. The 2025 acceleration reflects a new demand driver: buyers who were priced out of Hingham ($1.05M) and Cohasset ($1.15M) discovering Scituate's coastal value proposition, according to market cycle analysis.
Is Scituate becoming the next Hingham? According to trend analysis, Scituate's trajectory mirrors early-2010s Hingham — a discovery phase where word-of-mouth recognition drives accelerating demand. The 5.2% appreciation rate exceeding Hingham's 4.8% supports this thesis, though Scituate's commute disadvantage (no ferry) likely caps the premium convergence, according to trajectory comparison.
Commission and Agent Economics
| Commission Metric | Scituate MA | Plymouth County | South Shore |
|---|---|---|---|
| Average Commission Rate | 5.0% | 5.0% | 5.0% |
| Agent-Side Commission | 2.5% | 2.5% | 2.5% |
| Commission per Transaction | $19,625 | $13,750 | $16,250 |
| Licensed Agents (Area) | 95 | — | — |
| Agents Closing 6+/Year | 18 (19%) | — | 22% |
What can agents earn farming Scituate MA? According to MLS PIN data, Scituate's $19,625 median commission is 43% above the Plymouth County average, reflecting the coastal pricing premium. With 225 annual transactions and only 18 agents closing 6+ deals per year, the market supports significant share acquisition — 12 annual closings produce $235,500 GCI from a single farming zone, according to production modeling.
| Farming Strategy | Monthly Cost | Est. Deals | Annual GCI |
|---|---|---|---|
| Single Beach Neighborhood (250 homes) | $500 | 3–5 | $58,875–$98,125 |
| Coastal + Village Blend | $900 | 7–11 | $137,375–$215,875 |
| Full-Town Coverage | $1,500 | 14–20 | $274,750–$392,500 |
According to GBAR agent production data, the top Scituate agents close 18-25 transactions annually — achievable for committed farming agents in a market where 81% of competitors close fewer than 6 deals per year, according to production benchmark analysis.
According to commission comparison data, Scituate's $19,625 per-deal commission — 20% above the South Shore average — combined with the 19% agent productivity rate creates one of the most favorable commission-to-competition ratios on the South Shore.
Flood Insurance Impact on Pricing
| Flood Zone | Properties | Avg. Insurance Cost | Price Impact | Buyer Consideration |
|---|---|---|---|---|
| Zone VE (Coastal High) | 350 | $6,000-$8,000/yr | -15% vs. non-flood | Critical for financing |
| Zone AE (100-year) | 800 | $3,000-$5,000/yr | -10% vs. non-flood | Important for budget |
| Zone X (Moderate) | 600 | $500-$1,500/yr | -3% vs. no-risk | Minor consideration |
| Zone X (Minimal) | 4,500+ | $0-$500/yr | Baseline | No material impact |
According to FEMA National Flood Insurance Program data, approximately 1,750 Scituate properties fall within high-risk or moderate flood zones — representing 28% of the town's housing stock. Agents who understand flood insurance economics, elevation certificates, and FEMA map amendments add significant value in Scituate transactions that generalist agents cannot match, according to flood risk analysis.
According to insurance cost data, the annual flood insurance burden of $3,000-$8,000 for high-risk zone properties effectively reduces buyer purchasing power by $35,000-$95,000 (capitalizing the insurance cost at mortgage rate equivalent). Agents who factor this into pricing analysis avoid the common mistake of comparing flood-zone and non-flood-zone properties at face value, according to affordability impact analysis.
Property Tax Analysis
| Taxing Entity | Rate per $1,000 | Annual Tax on $785,000 Home |
|---|---|---|
| Town of Scituate | $14.25 | $11,186 |
| Scituate Public Schools (included) | Included | Included |
| South Shore Regional Vocational | Included | Included |
| Total Effective Rate | $14.25 | $11,186 |
According to Scituate Town Assessor records, the $14.25 tax rate produces $11,186 annual taxes on the median home — competitive with South Shore peers. However, agents should note that total housing costs in flood zones include both property tax and flood insurance, potentially adding $3,000-$8,000 to the annual burden, according to total cost of ownership analysis.
Buyer Migration Patterns
| Origin Market | Share of Buyers | Motivation | Price Comparison |
|---|---|---|---|
| South Boston/Dorchester | 18% | Beach lifestyle, space | Trading up $200K-$400K |
| Quincy/Weymouth | 20% | School upgrade, coastal | Trading up $200K-$350K |
| Hingham/Cohasset | 12% | Value play, more space | Trading down $200K-$365K |
| Braintree/Milton | 10% | South Shore entry | Lateral to slight up |
| Out of State | 15% | Lifestyle/relocation | Varies |
| Within Scituate | 25% | Upgrade coastal position | Lateral movement |
According to GBAR buyer origin data, Scituate draws from two distinct pipelines: (1) urban/inner-suburb buyers from South Boston, Quincy, and Weymouth seeking coastal lifestyle upgrades (38%), and (2) Hingham/Cohasset buyers trading down for larger properties or more beach access (12%). This dual-direction demand supports the 5.2% appreciation rate, according to migration analysis.
US Tech Automations geographic targeting workflows automate outreach to feeder markets — sending Scituate beach-lifestyle content to South Boston and Quincy renters who match the income and lifestyle profile of typical Scituate buyers.
Seasonal Market Dynamics
| Quarter | Avg. Listings | Avg. Sales | Median Price | DOM |
|---|---|---|---|---|
| Q1 (Jan-Mar) | 28 | 38 | $755,000 | 22 |
| Q2 (Apr-Jun) | 55 | 75 | $815,000 | 12 |
| Q3 (Jul-Sep) | 48 | 62 | $800,000 | 14 |
| Q4 (Oct-Dec) | 25 | 50 | $770,000 | 18 |
According to MLS PIN seasonal data, Scituate's spring/summer market (Q2-Q3) delivers 60% of annual transactions and a $45,000-$60,000 premium over winter pricing — the strongest seasonal differential among South Shore communities. The beach-lifestyle factor amplifies normal seasonal patterns: buyers touring Scituate in May and June experience the coastal appeal at its peak, according to seasonal analysis.
When is the best time to sell in Scituate? According to historical pricing data, May through July delivers the highest median prices and fastest absorption — ideal for sellers. Agents who time listing appointments for March-April preparation capture the spring premium window. US Tech Automations seasonal marketing triggers automate pre-spring outreach starting in January, positioning agents for optimal listing timing.
According to off-season data, Q4 and Q1 transactions — representing 40% of annual volume — move at $30,000-$60,000 discounts with longer DOM. These off-season transactions serve price-sensitive buyers and motivated sellers, creating a year-round farming opportunity rather than a seasonal-only market, according to seasonal discount analysis.
Demographic Profile
| Demographic | Scituate MA | Plymouth County | Massachusetts |
|---|---|---|---|
| Median Household Income | $135,000 | $88,000 | $96,505 |
| Population (2024 est.) | 19,200 | 530,000 | 7,001,000 |
| Owner-Occupied | 82% | 72% | 62% |
| Median Age | 44.5 | 41.0 | 39.6 |
| Bachelor's Degree+ | 62% | 38% | 45% |
According to Census Bureau data, Scituate's $135,000 median household income is 54% above the Plymouth County median — reflecting the professional-class demographic attracted to coastal living. The 82% owner-occupied rate confirms a stable residential community rather than a vacation-rental market, according to demographic profiling.
According to age distribution data, Scituate's 44.5 median age — the oldest among South Shore non-luxury communities — signals an active downsizing pipeline as longtime coastal residents consider maintenance-reduced alternatives. Farming agents who build relationships with this aging demographic access premium listing inventory as downsizing decisions crystallize, according to age-lifecycle analysis.
According to buyer demographic data, the typical Scituate in-migrant is a dual-income household aged 35-45 with 1-2 children, earning $125,000-$200,000, currently renting or owning in Quincy, Weymouth, or South Boston — and specifically seeking beach-community lifestyle access at a price below Hingham.
USTA Platform Comparison for Scituate Farming
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo |
|---|---|---|---|---|
| Flood Zone Segmentation | FEMA-zone targeting | No | No | No |
| Coastal Property Marketing | Beach-lifestyle templates | No | No | No |
| Insurance Cost Calculator | Flood + property tax analysis | No | No | No |
| Seasonal Marketing Automation | Summer/beach-season triggers | Limited | No | No |
| Feeder Market Targeting | Urban-to-coastal campaigns | Limited | No | No |
| Monthly Cost | $149–$399 | $499+ | $750+ | $395+ |
US Tech Automations delivers the coastal-market specialization that Scituate farming demands — flood-zone segmentation ensures agents market waterfront and inland properties with appropriate messaging, while seasonal automation capitalizes on Scituate's summer appeal to generate off-season listings.
How to Farm Scituate MA Effectively
Develop flood insurance expertise as a non-negotiable differentiator. According to FEMA data, 28% of Scituate properties are in flood zones — US Tech Automations flood-zone segmentation ensures your messaging addresses insurance costs that competing agents ignore.
Target the Greenbush commuter rail area for volume-based farming. According to MLS data, Greenbush's 15% flood-zone exposure and commuter rail access create the lowest-risk, highest-connectivity neighborhood — ideal for mainstream buyer marketing.
Build the "coastal value" narrative positioning Scituate against Hingham and Cohasset. According to pricing data, the $265,000-$365,000 discount delivers comparable coastline at dramatically lower entry points — quantify this value proposition for feeder-market outreach.
Create seasonal marketing campaigns that leverage Scituate's beach appeal. According to seasonal data, spring and summer drive 55% of annual transactions — beach-lifestyle marketing beginning in March captures buyer enthusiasm.
Master elevation certificate analysis for flood-zone property marketing. According to insurance data, properties with favorable elevation certificates receive significantly lower insurance premiums — agents who identify and communicate this save buyers thousands annually.
Position South Scituate/West as the inland entry point. The $625,000 median — 20% below town average — provides the most accessible path to Scituate schools without flood-zone exposure.
Target Quincy and Weymouth residents for buyer lead generation. According to migration data, 20% of Scituate buyers come from these communities — a concentrated feeder market for coastal-upgrade messaging.
Develop working-harbor knowledge for Scituate Harbor farming. According to community data, Scituate Harbor's fishing fleet, marina, and waterfront restaurants create a distinctive village atmosphere that differentiates it from resort-style beach communities.
Use US Tech Automations seasonal triggers to automate pre-summer listing outreach. According to seasonal patterns, the optimal Scituate listing window is March-June — automated campaigns starting in January capture seller commitment during peak-price preparation.
Frequently Asked Questions
What is the median home price in Scituate MA?
According to MLS PIN data, Scituate's median home sale price is approximately $785,000, with 5.2% year-over-year appreciation — the fastest growth rate among South Shore communities.
How many homes sell in Scituate each year?
According to MLS PIN data, Scituate averages approximately 225 residential transactions annually, with the $600,000-$1,000,000 range driving 58% of total activity.
How does Scituate compare to Hingham?
According to comparative data, Scituate's $785,000 median is 25% below Hingham's $1,050,000 — offering comparable South Shore coastal living at a significantly lower entry point, though without Hingham's commuter ferry access.
Does flood insurance affect Scituate home prices?
According to FEMA data, approximately 28% of Scituate properties are in flood zones, with insurance costs of $3,000-$8,000 annually for high-risk zones. Flood-zone properties sell at 10-15% discounts versus comparable non-flood-zone coastal properties.
What is the most expensive neighborhood in Scituate?
According to MLS PIN data, Minot Beach commands the highest prices at $1,250,000 median — direct oceanfront access on Scituate's premier beach drives the 59% premium above town median.
What are property taxes in Scituate MA?
According to Scituate Town Assessor records, the $14.25 per $1,000 rate produces approximately $11,186 annual taxes on the median-priced home — competitive with South Shore communities.
Is Scituate a good investment?
According to trend analysis, Scituate's 5.2% annual appreciation and discovery-phase market dynamics suggest continued above-average growth. The 22.7% three-year price increase ($145,000 in absolute terms) demonstrates strong equity-building momentum.
Where do Scituate buyers come from?
According to GBAR data, 38% of Scituate buyers migrate from urban and inner-suburb locations (South Boston, Quincy, Weymouth), while 12% trade down from Hingham and Cohasset — creating dual-direction demand that supports pricing.
How competitive is the Scituate agent market?
According to MLS data, 95 licensed agents serve Scituate with only 18 (19%) closing 6+ deals annually — the lowest productivity rate among South Shore coastal communities, indicating substantial market share opportunity.
What school district serves Scituate?
According to Massachusetts DESE data, Scituate Public Schools serves all town residents with solid academic performance and strong community involvement — a meaningful factor for the 38% of households with school-age children.
Conclusion: Scituate's Coastal Discovery Opportunity
Scituate represents the South Shore's most compelling value story — 11 miles of coastline, working harbor character, and genuine beach-community lifestyle at $785,000 median pricing that sits 25-32% below neighbors Hingham and Cohasset. The 5.2% appreciation rate confirms that the market is recognizing this value gap.
For farming agents, Scituate's combination of 225 annual transactions, $19,625 per-deal commission, and minimal agent competition (19% productivity rate) creates strong farming economics. The key differentiator is flood-zone expertise — 28% of properties carry flood insurance implications that only knowledgeable agents can navigate accurately.
US Tech Automations provides the flood-zone segmentation, coastal marketing templates, and feeder-market automation that transform Scituate's beach-community appeal into systematic farming production. Start farming the South Shore's fastest-appreciating market today.
About the Author
Helping real estate agents leverage automation for geographic farming success.
