Marshfield, MA Real Estate: A Local Broker's Guide to Buying and Selling
Why Marshfield
I live in Marshfield, and our office is right here at 1 Snow Road. So when I talk about this town, I'm talking about my own neighborhood. Marshfield is a coastal town of about 25,800 people (2020 Census via Wikipedia), roughly 30 miles south of Boston. It feels like a collection of small villages more than one big town. Knowing those villages is the most important thing when you're buying or selling here.
The Villages
Marshfield is known as the "Town of Villages." There are eight of them: Marshfield Center, Marshfield Hills, North Marshfield, Rexhame, Fieldston, Ocean Bluff, Brant Rock and Green Harbor (We Need A Vacation).
Here's what buyers ask me for most in each one:
- Marshfield Center: Buyers want that true neighborhood feel, where kids are out playing and parents are friends with the neighbors. It's the heart of town along Route 139, close to shops, schools and the Ventress Library.
- Marshfield Hills: Buyers here are looking for more privacy. It's a historic village with older colonials and a quieter, wooded setting, and it has its own ZIP code, 02051.
- North Marshfield: Buyers come for the large lots and boat access to the North River, with Route 3 close by.
- Rexhame, Fieldston, Ocean Bluff and Brant Rock: These are the beach neighborhoods. Buyers want to be close to the ocean, walk to the beach and wake up to ocean views. You'll find everything from year round homes to classic summer cottages. Brant Rock has its own ZIP code, 02020.
- Green Harbor: A quaint harbor village where you can walk to the beach and grab the best lobster roll in the world. It's a working harbor with marinas and a town pier.
Beaches and the Outdoors
- Rexhame Beach (350 Standish Street) has lifeguards, a snack bar, restrooms and basketball courts, with views of the South River and the Scituate coastline (Marshfield Chamber of Commerce).
- Green Harbor Beach at the end of Beach Street is reached by a boardwalk and has lifeguards in season (Marshfield Police).
- Brant Rock has open ocean views right along the seawall.
- Beach stickers: Residents need a sticker to park at the town beaches. Online stickers are $45 each, and the car must be registered in Marshfield (Marshfield Police).
- Green Harbor has three marinas and the Green Harbor Yacht Club (US Beach Life). It's one of the busiest lobster and bluefin tuna harbors in the state (Boston Globe).
- Daniel Webster Wildlife Sanctuary is a 576 acre Mass Audubon property with miles of trails through grasslands, woods and wetlands (Mass Audubon).
- The Marshfield Fair has been held every August for more than 150 years. The 158th fair ran August 21 to 30, 2026 (Plymouth County). The fairgrounds also host indoor farmers markets through the winter (Marshfield Fair).
Schools
Marshfield Public Schools has 8 public schools serving about 3,600 students (Public School Review). That includes elementary schools such as Governor Edward Winslow and Eames Way, Furnace Brook Middle School for grades 6 to 8 (Mass. DESE), and Marshfield High School. The Rams are a big part of town life.
Getting Around
- By car: Route 3 is minutes away at Exit 27 (Route 139) (Mass Audubon directions). Boston and Cape Cod are each about 40 minutes away outside of rush hour (Apartments.com).
- By train: The MBTA Greenbush commuter rail station in neighboring Scituate is a short drive from Marshfield Hills. The Kingston line is another option from the south end of town.
The Marshfield Market Right Now
Based on MLS PIN single family sales in Marshfield from August 26 to October 23, 2026:
| Marshfield | |
|---|---|
| Homes sold | 43 |
| Median sale price | $917,000 |
| Median list price | $899,000 |
| Median sale price per square foot | $437 |
| Median days on market | 26 |
| Median days to offer | 10 |
| Price range | $439,000 to $3,155,000 |
| Homes for sale right now | 35 (median list price $1,174,000) |
| Homes under agreement right now | 21 |
- 8 homes sold under $700,000, 21 sold between $700,000 and $999,999, and 14 sold for $1 million or more.
- 19 of the 43 homes sold within three weeks on the market.
- The median sale price came in above the median list price, so well priced homes are still drawing strong offers.
- With 35 homes for sale and about 21 sales a month, Marshfield has less than two months of inventory. Supply is still tight, but that doesn't mean every home sells quickly.
- Of the homes for sale now, 5 are listed under $700,000, 11 are between $700,000 and $999,999, and 19 are $1 million or more. Buyers under $1 million have very few choices.
Source: MLS Property Information Network, Marshfield single family sales from the last 60 days, plus active, under agreement and contingent listings, as of October 24, 2026. Information is deemed reliable but not guaranteed.
What I'm seeing: Buyers are being more choosy right now. If a home isn't priced to be the best option in its price range, it will sit. Sellers need to price strategically so their home stands out from the competition. In the last 60 days, the typical home had an accepted offer in 10 days, while 7 homes sat on the market for more than 90 days before selling.
What Marshfield Sellers Should Know
Septic and Title 5. Many Marshfield homes have private septic systems. In Massachusetts, a system generally needs a Title 5 inspection within two years before a sale, and a system that fails usually has to be repaired within two years (State Library of Massachusetts). I recommend getting the inspection done before we list so there are no surprises. If the Board of Health has no septic plan on file for your home, you may need a land surveyor (Town of Marshfield).
Flood zones. About 40% of Marshfield is in a FEMA Special Flood Hazard Area. If a home is in one of those zones, most federally backed mortgages require flood insurance (Town of Marshfield Program for Public Information). Buyers will ask about this. Having an elevation certificate and current flood insurance quote ready can keep a sale moving.
Property taxes. The Fiscal Year 2026 rate is $9.61 per $1,000 of assessed value (US Beach Life, citing the Marshfield Assessors).
Pricing by village. A home in Brant Rock and a home in Marshfield Hills attract different buyers. When I prepare a market analysis, I compare your home to recent sales in your own village, not just the town as a whole.
How I Help Marshfield Sellers
- A detailed market analysis with three pricing options and a recommendation
- Staging and decorator support
- Professional photography, video and coastal marketing
- Septic, flood zone and permit questions sorted out before we list, not during the sale
- Direct broker attention from start to finish
See homes for sale in Marshfield | What's my home worth?
Common Questions
How long does it take to sell a home in Marshfield?
Over the last 60 days, the median Marshfield home had an accepted offer in 10 days and spent 26 days on the market. Well priced homes in good condition often move even faster.
Do I need a Title 5 inspection to sell my Marshfield home?
In most cases, yes, if your home has a septic system. The inspection generally has to be done within two years before the sale (State Library of Massachusetts).
Will my buyer need flood insurance?
If the home is in a FEMA Special Flood Hazard Area and the buyer has a federally backed mortgage, usually yes (Town of Marshfield). You can check the town's flood maps or ask me to look it up for you.
What does a beach sticker cost?
Online resident stickers are $45 per vehicle (Marshfield Police).
Is Marshfield a good place to commute to Boston from?
Many residents commute by Route 3, or by the Greenbush commuter rail from nearby Scituate.
Janet E. Gillis, Broker and Owner, REALTOR, ABR
Town & Country Realty Massachusetts LLC
1 Snow Rd, Suite 1A, Marshfield, MA 02050
339-933-0932 | Janet@mytownandcountryrealty.com