How does Pigeon Hill compare with Waltham and Massachusetts on price?

Pigeon Hill in Waltham, Massachusetts is priced about 11% above Waltham and about 44% above Massachusetts. Prices are up 10.7% over the past year, which is the clearest recent strength in the neighborhood’s numbers.

What are the walkability and education scores in Pigeon Hill?

Pigeon Hill in Waltham, Massachusetts has walkability of 62 and education in the 79th percentile. The neighborhood also shows a gross yield of 4.4 and a Red Flag score of 58, so it combines stronger school-test-score percentile with a moderate risk reading.

Neighborhood

Pigeon Hill

Waltham, Massachusetts US

Pigeon Hill in Waltham, Massachusetts has a higher-priced but improving investment profile, with pricing about 11% above Waltham and about 44% above Massachusetts, a gross yield of 4.4, and prices up 10.7% over the past year. The main strength is the strong price trend, while the main risk is a Red Flag score of 58. Walkability is 62, and education is in the 79th percentile.

AI Summary•Updated May 2026

Area

1.55 mi²

ZIP Code

02452

County

Middlesex County

State

Massachusetts

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesEPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024

Verified Price · Median Sale

$813,059

YoY+10.7%

Gross Rental Yield

4.4%

Listed rent · ZORI annualized

Red Flag Index

Moderate

58 / 100

Walkability Score

Somewhat Walkable

OpenStreetMap POI density · national percentile

Education Score

79 / 100

Excellent · better than 79% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Fair

DistrictScore attractiveness · national model

Pigeon Hill Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Pigeon Hill, Waltham.

Unlock the Pigeon Hill 12-month price trend

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Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$813,059	+10.7%
Price / Sq Ft (Verified)	$549/sqft	+15.6%
Asking Rent (Median)	$2,970/mo	+1.2%
Gross Rental Yield	4.4%	—
Liquidity Score	14 / 100	Low
Homes Sold (Period)	18	-41.9%

Is Pigeon Hill Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited Massachusetts crime context.

Red Flag Breakdown

58 / 100

Moderate Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Hurricane80Very High

Earthquake80Very High

Flood60High

Wildfire60High

Tornado40Moderate

Heat40Moderate

Strong Wind40Moderate

Hail20Low

8/8 hazards scored · FEMA NRI v1.20

Crime (state-level): Massachusetts averaged 14.3 crimes and 3.1 violent per 1,000 residents (+0.1% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

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Tract-level hazard heatmap & parcel detail with Pro

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What Stands Out AI Insight

Appreciating market — +10.7% sale-price YoY

Hurricane risk is Very High (80/100)

Earthquake risk is Very High (80/100)

Insights are generated from Pigeon Hill's live DistrictScore metrics.

Pigeon Hill Environment & Safety

Satellite PM2.5 air-quality history, FBI UCR crime trend (Massachusetts-level, the finest official aggregation), EPA radon potential and point-source hazard screening.

Massachusetts Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	14.3	3.1	+0.1%
2023	14.4	3.2	+4.2%
2022	14.0	3.2	+7.4%
2021	13.0	3.0	-3.1%
2020	13.6	3.1	-9.8%
2019	15.1	3.3	—

Reported at the state level — the finest official US crime aggregation; Pigeon Hill inherits the Massachusetts figures.

Radon Potential

EPA

Zone 1

Zone 1 — Highest potential · Pigeon Hill

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

Environmental Hazards

EPA / BTS

Industrial odor5 nearbyHigh

Point-source screening near Pigeon Hill: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.

Walkability & Amenities in Pigeon Hill

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

62

Somewhat Walkable

Walkability Score

2

Grocery

5

Dining

7

Schools

2

Universities

1

Hospitals

2

Pharmacies

3

Parks

0

Rail Transit

0

Coworking

POI counts are amenities within Pigeon Hill's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

Pigeon Hill vs Waltham vs Massachusetts

How Pigeon Hill benchmarks against its city and state medians.

Benchmark vs City & State

Across Pigeon Hill, the median sale price sits about 11% above the median for Waltham neighborhoods and about 48% above the statewide median. Gross rental yield is 4.4%, against 4.3% for Waltham neighborhoods and 4.8% statewide. Over the past 12 months, prices rose 10.7%. Transaction liquidity sits below the median for Waltham neighborhoods and below the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Pigeon Hill	$549/sqft	4.4%	14
Waltham	$496/sqft	4.3%	17
Massachusetts	$372/sqft	4.8%	20

Unlock the Pigeon Hill benchmark

Compare Pigeon Hill against Waltham and Massachusetts medians — free with a DistrictScore account.

Buying Property in the US as a Foreigner

Federal & Massachusetts tax facts for non-resident buyers, plus the latest local market news.

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).

Property Tax

Property tax: ~0.95% average effective rate (statewide average; set and collected locally).

State Income Tax

State income tax up to 5% (+4% surtax over $1M); rental income is taxed at these rates.

State Capital Gains

Capital gains are taxed as ordinary income at state rates.

Transfer Tax

Real estate transfer tax: $4.56 per $1,000.

Assessment Cap

No Proposition 13-style assessment cap; property is reassessed at market value.

Mansion Tax / Rent Control

No statewide mansion tax or statewide rent control.

US citizens & tax residents7

Primary-Home Exclusion

Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.

1031 Like-Kind Exchange

A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.

Depreciation Recapture

Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).

Mortgage Interest Deduction

Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).

Opportunity Zones

Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.

Rental Income (Resident)

Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.

1031 State Conformity

Conforms to 1031 but tracks deferred in-state gain after an out-of-state exchange.

Foreign buyers (non-residents)5

FIRPTA (Foreign Sellers)

FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.

Non-Resident Capital Gains

Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.

Non-Resident Rental Tax

Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).

Estate Tax (Non-Resident)

Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.

ITIN Requirement

Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.

Talk to a US real-estate tax advisor

FIRPTA, ITIN & Massachusetts property-tax guidance for foreign buyers

Latest Waltham Real-Estate News

New Fed chairman may leave mortgage rates mostly unchanged

Guaranteed Rate • Jun 18, 2026

Household real estate wealth hits record $48.7 trillion

Eye On Housing • Jun 18, 2026

U.S. commercial property prices hit record as deal patterns shift

Altus Group • Jun 18, 2026

Pigeon Hill Real Estate FAQ

Pigeon Hill in Waltham, Massachusetts has a higher-priced but improving profile, with a gross yield of 4.4 and prices up 10.7% over the past year. Pricing is about 11% above Waltham and about 44% above Massachusetts, while the Red Flag score is 58.

Neighborhoods near Pigeon Hill

Compare Pigeon Hill with nearby neighborhoods in Waltham.

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