Woburn, MA Real Estate

Woburn is a city of about 44,000 residents ten miles north of Boston, wrapped by I-93 and I-95 and served by commuter rail and Logan Express. It is also one of the most misunderstood markets inside Route 128. A 1950s ranch near Horn Pond, a new townhome at The Vale, and a two-family in Cummingsville are three different markets with three different price curves.

I'm Mark Kiklis. I've brokered and developed residential real estate in Woburn for more than twenty years, with a focus on new construction. That means I can tell you what a house is worth — and also whether the lot next door is buildable, what the zoning allows, and why the last three offers on that street came in over ask.

Woburn Market Snapshot

Updated July 2026

• Median single-family sale price: $765,000, up 2.0% year over year (Redfin, three months ending May 2026)
• Median days on market: 21, up from 18 a year earlier
• Months of supply: roughly 2.4 to 2.7 — balanced to tight, not the frenzy of 2021
• Sale-to-list ratio: about 102%, so well-priced homes still clear above asking
• For context: the Massachusetts median was $667,628 in May 2026, and Woburn still prices well below Winchester, Lexington, and Arlington

Inventory is thin enough that good listings move, but buyers have regained room to inspect, negotiate, and walk away. Overpricing gets punished faster in 2026 than it did in 2022.

Woburn Neighborhoods

Woburn's neighborhood names are informal, but locals use them constantly and they drive pricing.

• West Side / West Woburn — the strongest single-family premiums. Mid-century ranches, capes, and colonials, plus Rag Rock and its Boston skyline views.

• Horn Pond — anything within walking distance of the 2.2-mile loop commands a premium.

• Central Square / Woburn Center — the downtown core at the Common. Older stock, two- and three-families, and the most upside from the city's downtown rezoning.

• Montvale — straddles the main I-93 exit. Commuter-convenient and the gateway to The Vale.

• East Woburn / The Vale — the Montvale Avenue corridor, where a 107-acre former industrial site is now housing and senior living.

• Cummingsville — mid-1900s homes on quarter-acre lots and cul-de-sacs, with the Four Corners shops. Historic heart of Woburn's tanning trade.

• North Woburn — its own Main Street strip and the city's deepest history, including the 1661 Baldwin House, home of the engineer who built the Middlesex Canal.

• Walnut Hill — east side at the I-93/I-95 junction. Colonial Revivals, capes, and ranches beside the office and lab corridor.

• Shaker Glen — along the Lexington and Burlington lines. Quiet and residential.

• Woburn Highlands / Mount Pleasant — south of the center near the recreation area.

New Construction and Development

The Vale. Leggat McCall's 107-acre redevelopment of the former Kraft plant off Montvale Avenue. Pulte's Highland at Vale delivered 197 townhomes and condos and is sold out; The Delaney added 223 senior living units. As of April 2026, Pulte has a petition pending before the City Council to allow up to 504 age-restricted ownership homes — if it passes, the 55-plus resale market here changes materially.

Anderson RTC and New Boston Street. Massport, MassDOT, and the MBTA sought development proposals for the 26-acre transit site at 100 Atlantic Avenue in early 2026. Housing is barred on that parcel because it sits inside the Industri-Plex Superfund site. Around it, a 425-unit rental project is under construction with another 250 units permitted, and Cabot, Cabot & Forbes broke ground on The Bolt, a 180,000-square-foot lab building, in November 2025.

Woburn Village. EDENS' redevelopment of the old Woburn Mall: 350 apartments, a quarter of them affordable, plus 175,000 square feet of commercial space.

Downtown zoning. The city spent 2025 and 2026 studying its downtown zoning, with proposals to raise allowable height in the Downtown Business District to five stories, shift small-business uses to as-of-right, and allow housing above ground-floor retail. A Main Street and Common redesign is in early design for FY2030 or later.

If you own land, a teardown candidate, or an underused lot in Woburn, this is the market in which to learn what it's actually worth. I run highest-and-best-use and development feasibility analysis on Woburn parcels as part of my regular practice.

Getting Around

• Commuter rail: Anderson/Woburn on the MBTA Lowell Line, about 26 minutes to North Station, with park-and-ride. Mishawum station has been closed since December 2020.

• Logan Express: daily service from Anderson RTC to all Logan terminals.

• Highways: direct access to both I-93 and I-95/Route 128.

• Bus: MBTA route 354 to downtown Boston.

• Driving to Boston: roughly 20 to 40 minutes depending on the hour.

Woburn Schools

Woburn Public Schools serves about 4,000 students across ten schools: seven elementary schools (Altavesta, Goodyear, Hurld-Wyman, Linscott-Rumford, Malcolm White, Reeves, Shamrock), two middle schools (Joyce and Kennedy), and Woburn Memorial High School on Montvale Avenue. Hurld-Wyman, opened in 2018, is the newest and largest elementary school.

In April 2026 the School Committee filed Statements of Interest with the Massachusetts School Building Authority for the Altavesta and Linscott-Rumford elementary schools, citing overcrowding — worth following, since assignment boundaries can shift. Elementary assignment depends on your address; ask me which school serves a specific street, and review MassDESE profiles and visit the schools yourself rather than relying on any single rating.

Parks, Dining, and History

Horn Pond Reservation is Woburn's signature open space — a pond ringed by roughly 500 acres of city and conservation land with a paved 2.2-mile loop. In the early 1800s it was one of the young republic's first resort destinations, reachable by packet boat on the Middlesex Canal. Winn Memorial Library on Pleasant Street is a National Historic Landmark, the first of H.H. Richardson's celebrated library commissions, reopened in 2019 after a major renovation.

Downtown dining is genuinely changing: The Down Low cocktail bar opened beneath BrickYard on Main Street in January 2026, The Vig Kitchen & Bar followed in March, and Fable Brewing is building out a taproom on Gill Street alongside Lord Hobo. Also here: the nine-hole municipal Woburn Country Club, founded in 1922; Whole Foods on Cambridge Road; and the Woburn Farmers & Artisan Market at Spence Farm on Sundays in season.

Woburn is still the Tanner City. Tanning began here in the 1660s and boomed after the Middlesex Canal opened in 1803; by 1884, twenty-six tanneries employed 1,500 men. The last one closed in 1988. The tanner's knife on the city seal, the high school Tanners, and the Industri-Plex cleanup all trace back to that century.

Work with Kiklis Real Estate

Twenty-plus years in one city buys a specific kind of knowledge. I know which Woburn lots are buildable and which only look buildable. I know which streets take on water. I know what the overlay districts allow, because I've filed under them.

Sellers: pricing grounded in current Woburn data, marketing built for how buyers search in 2026, and honest advice on what to fix and what to leave alone. If your property has development or subdivision potential, I'll quantify it before you list it as an ordinary house.

Buyers: neighborhood-level guidance, straight talk on what a home needs, and negotiation in a market where buyers have more leverage than they think.

Landowners: highest-and-best-use analysis, development feasibility, and residual land value work.

Mark Kiklis, Broker — (781) 933-2500 — mark@kiklisre.com

Woburn Real Estate FAQ

Is Woburn a good place to buy in 2026?
Woburn sits at a useful price point inside Route 128 — a median single-family sale price of $765,000 as of May 2026, well below Winchester, Lexington, or Arlington, with commuter rail, Logan Express, and both major highways. At 2.4 to 2.7 months of supply it's competitive but no longer frantic.

How long is the commute from Woburn to Boston?
About 26 minutes on the Lowell Line from Anderson/Woburn to North Station, or 20 to 40 minutes driving. Mishawum station has been closed since December 2020.

Is there new construction in Woburn?
Yes. Highland at Vale delivered 197 townhomes and condos off Montvale Avenue and is sold out, a 425-unit rental project is under construction on New Boston Street, and a petition for up to 504 age-restricted ownership homes at The Vale is pending before the City Council. Ask me what's coming before you commit to a resale.

What are the best neighborhoods in Woburn?
It depends on what you're solving for. The West Side and Horn Pond carry the strongest single-family premiums. Montvale and Walnut Hill are the commuter picks. Central Square offers older stock and the most upside from downtown rezoning. North Woburn and Cummingsville tend to deliver the most house per dollar.

How much are property taxes in Woburn?
Woburn shifts a substantial share of its tax burden onto commercial and industrial property, which keeps residential rates comparatively low. The city adopted its FY2026 classification in December 2025 — contact me or the Assessing Department for the current certified rate.

Do you handle land and development deals outside of Woburn?
Yes. Alongside residential brokerage I run feasibility and highest-and-best-use analysis on Woburn and Greater Boston parcels — zoning capacity, unit yield, and supportable land price.