Falmouth vs Mashpee
You are paying about $225k more for a 4BR in Falmouth, and in exchange you get the stronger schools. That is the trade in plain terms: $225k for 22 MCAS percentile points inside the same tier.
Choose Falmouth if you want the stronger schools of the two, or the commute matters most.
All Falmouth numbers →Choose Mashpee if you want the lower price.
All Mashpee numbers →Side by side
The better of the two is highlighted on each row. Where a row is not highlighted, the two are close enough that calling a winner would be false precision.
| Falmouth | Mashpee | |
|---|---|---|
| School tier | solid schoolsT3 | solid schoolsT3 |
| MCAS percentile | 53rd | 31st |
| Niche district rank | 79th of 236 | — |
| 4BR house | $975kT3 | $750kT2 |
| 2BR condo | $520k | $425k |
| Commute to Boston | 96 minT4 | 100 minT4 |
| MBTA rail | No MBTA rail | No MBTA rail |
| Tax rate | $5.73T1 | $7.50T1 |
| Est. tax bill on that 4BR | ≈$5,600 | ≈$5,600 |
| 3BR rent | $2,850/mo | $3,173/mo |
Prices are estimates calibrated to the Zillow Home Value Index and Redfin; tax rates are FY2026 residential rates and the bill applies that rate to the town’s own median 4BR estimate; commutes take the rail leg from the MBTA timetable and still model the drive; rents are HUD FY2026 Small Area Fair Market Rents. School tiers are editorial and shown next to the state’s own MCAS figures. Data last reviewed — see the methodology. This comparison never uses demographics as an input.
