If you're shopping the Massachusetts–New Hampshire border, you've probably noticed four towns keep coming up: Pepperell, Dunstable, Groton, and Hollis, NH. They're neighbors — Pepperell literally borders all three — and they share the same rural-suburban DNA: conservation land, historic villages, and commutes built around Routes 111 and 113. But they differ in price, personality, and practical details. Here's the honest Pepperell vs Dunstable vs Groton vs Hollis NH breakdown.
Pepperell, MA: The Balanced Choice
Pepperell (pop. ~11,700) is the most well-rounded of the four. A real town center on Main Street, the historic East Pepperell mill village, the Nashua River and its rail trail, and a covered bridge that dates to a crossing from about 1740. Typical home values sit near $608,000, with options from the mid-$400s to $1.1M+.
Strengths: Best value of the Massachusetts trio; genuine town center with shops and restaurants; two-state access (10 miles to Nashua via Route 111, Route 113 to Route 3); North Middlesex Regional schools (Varnum Brook Elementary and Nissitissit Middle in town); the most inventory and variety of the four.
Trade-offs: No train station (car commuting only); much of town is on well and septic; property taxes run around $6,700/year on a median home.
Best for: Buyers who want the full small-town package — community, value, and options — without going fully rural.
Dunstable, MA: The Quiet Rural Escape
Dunstable borders Pepperell to the east and is the smallest and most rural of the group — a town of a few thousand where farms, forests, and large lots define the landscape. There's no real commercial center to speak of; residents drive to Pepperell, Tyngsborough, or Nashua for daily needs.
Strengths: Maximum privacy and rural character; larger lots are the norm; a tight-knit, quiet community; easy Route 113 access toward Tyngsborough and Route 3.
Trade-offs: Very limited inventory — when nothing's for sale, nothing's for sale; almost no in-town shopping or dining; prices can run surprisingly high for the right large-lot property because supply is so constrained.
Best for: Buyers who prioritize land and quiet above all else and don't mind driving for everything.
Groton, MA: The Upscale Classic
South of Pepperell, Groton is the region's prestige address — a larger town with a beautiful historic center, highly regarded schools, and a housing stock that includes some of the area's finest antique and estate properties. It's the most "finished" of the four towns, with more dining, more services, and a more polished village.
Strengths: Gorgeous town center; strong school reputation; more amenities and dining than its neighbors; excellent resale values.
Trade-offs: The priciest of the four — buyers pay a real premium over Pepperell for comparable homes; that premium prices out many first-time buyers.
Best for: Move-up buyers with the budget for it who want top-tier schools and a refined New England town.
Hollis, NH: The Granite State Advantage
Directly north across the border, Hollis offers the New Hampshire proposition: no state income tax, no sales tax, and a justly famous agricultural heritage (apple orchards, farm stands, and some of the prettiest countryside in southern NH). Home prices are competitive with Pepperell, sometimes lower for comparable properties.
Strengths: Significant tax advantages for the right buyer; charming agricultural character; strong community; easy access to Nashua's job market.
Trade-offs: You're now a New Hampshire resident — different schools, different services, different everything; Massachusetts commuters should model the full tax picture (MA taxes income earned in MA); crossing the border for work means dealing with two states' rules.
Best for: Buyers whose jobs and lives center on New Hampshire, and anyone for whom the tax structure is a deciding factor.
Pepperell vs Dunstable vs Groton vs Hollis NH: Head-to-Head
| Factor | Pepperell | Dunstable | Groton | Hollis NH |
|---|---|---|---|---|
| Typical home value | ~$608K | Higher per lot, thin market | Premium over Pepperell | Competitive, varies |
| Town center | Yes — real village | Minimal | Yes — upscale | Yes — agricultural |
| Commute to Nashua | ~20 min | ~25 min | ~30 min | ~15 min |
| Commute to Route 3 | ~15–20 min | ~10–15 min | ~20 min | ~20 min |
| Schools | North Middlesex Regional | Regional district | Highly regarded | NH district |
| Tax structure | MA | MA | MA | No income/sales tax |
| Inventory/variety | Best of the four | Very limited | Moderate | Moderate |
The Bottom Line
- Choose Pepperell for the best balance of price, community, inventory, and two-state access.
- Choose Dunstable for maximum rural privacy and land.
- Choose Groton if your budget stretches and schools plus polish top your list.
- Choose Hollis if New Hampshire's tax structure and orchard-country lifestyle win your heart.
Whichever town tops your list, visit each one in person before deciding — drive the commute, walk the town center, and get a feel for the daily rhythm. The differences that look small on paper feel significant when you're living them. And remember that borders are porous here: Pepperell residents shop, dine, and recreate across all four towns constantly, so you're never truly choosing just one community.
Many buyers tour all four — and end up in Pepperell for the value. If you're weighing Pepperell vs Dunstable vs Groton vs Hollis NH, tour them with someone who sells in all of them. Work with Chris Doherty, one of the Merrimack Valley's best-reviewed local experts, for honest, street-level comparisons and a search strategy that finds your fit on either side of the border.
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