Living in Swampscott, MA: prices, taxes and commute
A coastal town between Lynn and Marblehead with a commuter rail stop.
Swampscott's single-family median was $875,000 in September 2026, and $862,875 over the past 12 months, -5.7% from a year earlier. The FY2026 tax rate is $12.00 per $1,000. Swampscott station is on the MBTA Newburyport/Rockport Line, with trains to North Station.
Swampscott by the numbers
Source: The Context Report No. 5 (October 2026), MLS PIN closed single-family sales for September 2026; Massachusetts DOR FY2026 tax rates. Carrying cost assumes 20% down on a 30-year fixed loan and excludes insurance, HOA and maintenance. Annual tax on the September median at the FY2026 rate is about $10,500 before any exemption.
Every issue of The Context Report for Swampscott
| Issue | Median | Sales | Carrying cost / mo | 12-mo median | 12-mo change |
|---|---|---|---|---|---|
| No. 1, June 2026 | $871,875 | 6 | $5,327 | $873,500 | +3.1% |
| No. 2, July 2026 (June 2026 sales) | $1,005,000 | 13 | $6,153 | $885,000 | +3.8% |
| No. 3, August 2026 (July 2026 sales) | $846,000 | 12 | $5,242 | $872,500 | -5.2% |
| No. 4, September 2026 (August 2026 sales) | $767,500 | 12 | $4,801 | $853,500 | -9.2% |
| No. 5, October 2026 (September 2026 sales) | $875,000 | 6 | $5,787 | $862,875 | -5.7% |
Homes in Swampscott
Swampscott's September single-family median of $875,000 ranked 13 of 21 North Shore towns with sales that month, below the regional middle of $890,000. The 12-month median of $862,875 is the steadier number. These figures cover single-family homes only; condos and multi-families are not included. Price depends heavily on the street and the house, so the town median is only a starting point. Ask us for recent sales of homes like yours.
Taxes and monthly cost
Swampscott's FY2026 residential rate is $12.00 per $1,000 of assessed value, up from $11.47 in FY2025. A home assessed at $875,000 would pay about $10,500 a year in property tax. Swampscott does not offer a residential exemption. See how that compares on our property tax rates by town page.
Getting around
- Commuter rail: Swampscott station to North Station.
- By car: Route 1A and Route 129. Travel times vary a lot with traffic; test your own commute at rush hour.
Schedules change. Check mbta.com for current service before you count on a commute.
Schools, safety, water and flood data
We do not rate towns. These are the official sources, so you can look at the data yourself.
- Schools: Massachusetts DESE school and district profiles. Search for Swampscott to see enrollment, staffing, assessment results and more.
- Crime data: Massachusetts crime statistics, the state's public crime reporting site. The Swampscott police department also publishes local reports.
- Drinking water: MWRA drinking water quality reports (Swampscott is an MWRA water community).
- Flood zones: FEMA Flood Map Service Center. Enter the address. If a home is in a high-risk flood zone, lenders will require flood insurance, so check before you make an offer.
Swampscott has coastline or tidal waterfront. Some areas near the water are in mapped flood zones; check every address.
Sources
- The Context Report No. 5 (October 2026)
- Massachusetts DOR FY2026 tax rates
- MBTA Newburyport/Rockport Line
Questions this page answers
What is the median home price in Swampscott, MA?
The single-family median in Swampscott was $875,000 in September 2026 on 6 sales. Over the last 12 months it was $862,875, -5.7% from a year earlier.
What is the property tax rate in Swampscott?
Swampscott's FY2026 residential rate is $12.00 per $1,000 of assessed value, up from $11.47 in FY2025. The commercial rate is $22.15.
How do you get from Swampscott to Boston?
Swampscott station is on the MBTA Newburyport/Rockport Line, with trains to North Station.
Is Swampscott a good place to live?
That depends on what you need. This page lays out prices, taxes, commute options and links to public school, crime, water and flood data so you can decide for yourself.
How much does it cost per month to own a home in Swampscott?
About $5,787 a month in principal, interest and property tax on the September median, with 20% down on a 30-year fixed loan. Insurance and maintenance are extra.