Scituate Or Hull? Choosing Your South Shore Beach Town

Trying to choose between Scituate and Hull for your South Shore beach home? Both offer ocean access and that coastal New England feel, yet day-to-day life can look very different. You want clear facts on costs, commute, beaches, and coastal risk so you can make a confident move. This guide compares the two towns and gives you a simple checklist to use on any listing you tour. Let’s dive in.

Quick take: Scituate vs. Hull

• Scale and setting: Scituate has about 19,598 residents, while Hull has about 10,278, based on U.S. Census QuickFacts. These figures suggest a larger, more village-based town in Scituate and a denser, peninsula setting in Hull. Census QuickFacts for Scituate and Census QuickFacts for Hull provide the baseline.
• Typical home values: Scituate’s recent vendor snapshots place typical values around the low-to-mid seven figures in 2025. Examples include a Zillow ZHVI near $967,939 and median sale prices often near or above $1.0M in late 2025. Hull trends lower, with vendor medians commonly in the mid-six figures, such as a Redfin median near $652k and a Zillow ZHVI around $680k in late 2025. Small monthly samples can swing medians.
• Ownership and housing mix: ACS estimates show Scituate with a higher owner-occupancy rate and a higher median owner-occupied home value than Hull. Scituate owner-occupied rate is about 87.8 percent, with a median owner-occupied value around $847,600. Hull’s owner-occupied rate is about 81.1 percent, with a median near $606,100. See Scituate QuickFacts and Hull QuickFacts.
• Commute options: Scituate has MBTA commuter rail on the Greenbush Line to Boston’s South Station. Hull has ferry service at Pemberton Point on some routes and seasons, plus bus links to Hingham and Quincy. These modes feel very different in reliability, frequency, and capacity. Learn more about the Greenbush Line and the region’s Hingham–Hull ferry context.
• Beach experience: Scituate offers multiple village beaches and a working harbor. Hull centers on Nantasket Beach’s long oceanfront and seasonal boardwalk energy. Town and state pages outline access and parking rules for each.

Home prices and housing stock

Prices tell a story, but the housing styles and lot patterns matter too.

• Scituate pricing: Vendor ranges through late 2025 show typical values around the low-to-mid seven figures. A Zillow ZHVI near $967,939 aligns with Realtor and PropertyShark snapshots that often show medians at or just above $1.0M in 2025. Redfin’s small monthly samples can spike. Within Scituate, prices vary widely by proximity to the harbor and coastline versus inland streets.
• Hull pricing: Vendor medians commonly sit in the mid-six figures. Redfin reported a median near $652k late in 2025, and Zillow’s ZHVI hovered around $680k for the same period. Seasonal demand and a higher share of smaller lots play a role.

What you are likely to see on the market:

• Scituate: A broader mix of larger lots, classic New England colonials and Victorians, and newer builds. Distinct villages like Scituate Harbor, Minot, and Humarock produce different streetscapes and water access.
• Hull: More compact lots, ocean-facing cottages, mid-century homes, condos, and some multi-family options. Many homes are closer to direct ocean weather, which can influence maintenance and insurance.

If you compare listings, review lot size, year built, elevation, and any seawall or revetment notes. Ask for recent comparable sales to understand value in that specific micro-location.

Beach access and local vibe

Scituate’s coastal life is spread across several beaches and a busy harbor. The town operates beaches like Humarock, Minot, Peggotty, Sand Hills, Egypt, and Museum Beach. Resident stickers, lifeguard coverage, and parking vary by site. Humarock is part of Scituate but is only accessible by road through Marshfield, which surprises many first-time visitors. Town details are on the Scituate Beaches page.

Hull’s coastal identity centers on Nantasket Beach, a long stretch of sand with a boardwalk area and a historic carousel. It is a state-managed beach with seasonal visitation and parking rules. The summer scene draws many day visitors, and businesses that serve them ramp up in season. For context on Nantasket’s public profile, see this Mass.gov overview.

How that feels day to day:

• Choose Scituate if you want multiple smaller beaches, a walkable harbor village, and year-round businesses.
• Choose Hull if you want a classic ocean beach and boardwalk environment with easy sand access from many streets.

Commute and transit choices

If your workweek hinges on a reliable rail schedule, Scituate’s Greenbush Line is a strong plus. The line connects Scituate stations, including the terminus at Greenbush, to Boston’s South Station. Learn about the line’s background and stop pattern on the Greenbush Line page.

Hull does not have commuter rail. Instead, it relies on ferry connections at Pemberton Point and bus links to Hingham or Quincy. Ferry rides can be fast and scenic, yet some routes are seasonal and capacity differs from rail. This regional ferry inventory outlines how the Hingham–Hull services fit into the broader network.

Census estimates suggest average one-way commute times of about 38.1 minutes for Scituate and 33.4 minutes for Hull. These are townwide averages across modes and destinations, not precise times for your address. See Scituate QuickFacts and Hull QuickFacts for context.

Practical steps if commute matters to you:

• Test your route door to door at your actual travel times.
• Check MBTA commuter rail timetables for the Greenbush Line and current ferry schedules for Hull.
• Confirm parking availability and costs at your chosen station or terminal.

Coastal risk, resilience, and insurance

Both towns have neighborhoods exposed to tides, storm surge, and sea level rise. State and local partners fund resilience projects that can affect beach access, permitting, and maintenance. Recent state coastal program updates have noted Scituate beach nourishment work and Hull seawall and roadway resilience proposals. For an overview of current grants and projects, see CZM’s CZ-Mail update.

Insurance and lending basics to consider:

• Homes in FEMA Special Flood Hazard Areas usually require flood insurance for federally backed mortgages.
• Premiums depend on elevation, distance to water, and construction details.
• For any address, request the elevation certificate if available, check FEMA map status, and get a flood insurance quote early in your process.

Ask sellers about any known flooding, prior insurance claims, or seawall responsibilities. Future budgets for seawalls and beach nourishment can influence long-term ownership costs near the shoreline.

Schools, services, and local rules

Scituate Public Schools and Hull Public Schools each serve their town. Families often compare district maps, current enrollment, and state school profiles to see what fits their needs. District contact details for Scituate are listed on the Scituate Public Schools site. For Hull, check the district site and Massachusetts Department of Elementary and Secondary Education profiles. Use only official sources for up-to-date information.

Town operations can vary by street. Tax rates adjust year by year. Some areas are on sewer while others use private septic. Short-term rental rules also change as towns update bylaws. Before you buy, confirm sewer status, any septic system details, and rental regulations with the appropriate town office.

Smart buyer checklist

Use this quick list for any Scituate or Hull property you tour.

1. Commute: Run a door-to-door test during peak hours and check MBTA schedules and ferry timetables. For rail background, see the Greenbush Line. For ferry context, review the Hingham–Hull ferry overview.
2. Flood and elevation: Ask for an elevation certificate and verify FEMA map status. Get a flood insurance quote early.
3. Shoreline structures: If a property is near the water, ask about seawalls or revetments and who maintains them. State updates like CZM’s CZ-Mail can signal active projects.
4. Year-round vs seasonal patterns: Look at prior listings and neighborhood activity to understand occupancy patterns through the seasons.
5. Utilities: Confirm sewer connection or septic system details with the town.
6. Insurance and ownership costs: Obtain homeowners and flood quotes, and ask about any prior insurance claims in the seller disclosures.
7. Schools and services: Review district maps and official profiles. Scituate contact info is on the district site.
8. Zoning and short-term rentals: Confirm current bylaws with the Town Clerk or zoning office before planning any rentals.
9. Beach access and parking: Check walkability, resident parking rules, and lifeguard coverage. Scituate details are on the town beaches page. For Nantasket, see the Mass.gov overview.
10. Local comps and timing: Request 6 to 12 months of comparable sales and ask your agent about seasonal listing patterns.

Which town fits your goals

Choose Scituate if you value a direct rail commute, multiple village beaches, and a harbor setting with year-round businesses. Expect a higher typical price point and wider variation by micro-location, especially near the shoreline.

Choose Hull if you want daily life by a long ocean beach, a lively summer season, and a generally lower entry price relative to nearby coastal towns. Plan your commute around the ferry and bus network rather than commuter rail.

Both towns deliver that South Shore coastal lifestyle. The right fit comes down to your commute, budget, and how you plan to use the beach and harbor in everyday life.

Ready to compare specific homes and neighborhoods side by side? Reach out to the Doran Hall Team for a personalized plan. We combine deep South Shore knowledge with a boutique, high-touch approach backed by Coldwell Banker’s luxury network.

FAQs

What are typical home prices in Scituate and Hull?

• Recent vendor snapshots place Scituate in the low-to-mid seven figures and Hull in the mid-six figures, with monthly medians that can swing due to small sample sizes.

How different are the commutes from Scituate and Hull to Boston?

• Scituate offers MBTA commuter rail on the Greenbush Line, while Hull relies on ferry service and bus links, which are different in frequency, seasonality, and capacity.

Is the Hull ferry to Boston year-round?

• Some ferry routes that serve Hull have seasonal patterns and capacity limits; review current schedules and service notes in the regional ferry inventory.

How should I evaluate flood risk when buying near the coast?

• Check FEMA map status, request an elevation certificate, and obtain a flood insurance quote early; also ask about seawall responsibilities and local resilience projects noted in CZM updates.

Where can I find official beach access rules for Scituate and Hull?

• Scituate details are on the town beaches page, and Nantasket Beach context is available in this Mass.gov overview.

How do schools compare between Scituate and Hull?

• Each town operates its own district; review official district resources and state profiles for enrollment and performance, including the Scituate Public Schools page.