Dunstable vs Pepperell vs Groton vs Hollis NH: Where to Buy

Shopping the rural edge of Greater Lowell? Four towns dominate the conversation: Dunstable vs Pepperell vs Groton vs Hollis NH — each offering country living within reach of Boston, Nashua, and the Route 3 corridor, but with real differences in price, schools, taxes, and lifestyle. Here's the honest comparison for 2026.

Dunstable vs Pepperell vs Groton vs Hollis NH: At a Glance

• Dunstable, MA — pop. ~3,400; the smallest and most rural; two-acre zoning; Groton-Dunstable schools; median prices in the mid-$700s to upper $800s
• Pepperell, MA — pop. ~12,000; rural character with more amenities and a real town center; North Middlesex schools; median prices in the low-to-mid $600s
• Groton, MA — pop. ~11,000+; upscale New England town center, highly rated schools; median prices around $850,000
• Hollis, NH — pop. ~8,000; rural New Hampshire across the border; strong schools; median prices near $700,000; no income or sales tax

All four sit within about 15 minutes of each other. The choice comes down to what you value most.

Home Prices: What Your Money Buys

Recent market data tells the story:

• Groton leads on price — median sale price around $849,000 (up about 11% year over year), with the town's classic center and top-tier schools commanding the premium
• Dunstable runs close behind — small-sample medians ranging from the mid-$700s to near $950,000 in recent quarters, with entry points in the high $600s for smaller or older homes
• Hollis, NH sits in the middle — median around $699,000, with more land for the money than its Massachusetts neighbors
• Pepperell is the value play — medians in the low-to-mid $600s, the most affordable entry into this rural cluster

Why does Dunstable price near Groton despite being smaller and less amenity-rich? Scarcity. Dunstable's two-acre zoning, lack of sewer, and 3,000+ acres of protected open space mean almost no new supply — ever. Pepperell, with more developable land and a larger housing stock, simply has more homes to sell.

Schools: All Strong, Differently Structured

• Dunstable & Groton share the Groton-Dunstable Regional School District — one of the Merrimack Valley's most respected districts. Dunstable students attend Swallow Union Elementary (K–4) in town, then middle and high school in Groton. Buying in either town buys into the same district.
• Pepperell is part of the North Middlesex Regional School District, a solid district serving several towns, with its own elementary schools in town.
• Hollis feeds the Hollis-Brookline Cooperative School District, well-regarded in New Hampshire, with Hollis Primary/Upper Elementary in town and the co-op middle and high schools nearby.

School-driven buyers often narrow this to Groton-Dunstable vs. Hollis-Brookline — both excellent. Visit the schools, talk to parents, and weigh the district against the tax picture below.

Taxes: The New Hampshire Factor

This is where Dunstable vs Pepperell vs Groton vs Hollis NH gets interesting:

• Hollis, NH — no state income tax, no sales tax. The trade-off: New Hampshire funds towns largely through property taxes, so Hollis property tax bills run high. For high earners and big shoppers, the income/sales tax savings can outweigh the property tax premium; run your own numbers.
• Dunstable, Groton, Pepperell — Massachusetts income tax (5%) and sales tax (6.25%) apply, but property taxes are generally lower than Hollis on a comparable home. Massachusetts also offers programs like MassHousing down-payment assistance that have no New Hampshire equivalent.

Don't decide on taxes alone — model your total picture: income, property tax, and how much you actually spend on taxable goods.

Commute and Location

• Dunstable — Route 113 to Route 3 in ~10 minutes; Boston ~40–45 min; Nashua, NH 10–15 min north; no public transit in town
• Pepperell — Route 113/111 corridors; similar Boston commute via Route 3 or Route 2; slightly farther from the highway than Dunstable's eastern edge
• Groton — Route 119 and Route 40; ~45–50 min to Boston; charming town center with more dining and shopping than Dunstable
• Hollis, NH — Route 122/111 to Nashua in minutes; Boston commute runs longer (often 60+ min); unbeatable access to New Hampshire's tax-free shopping and the Nashua job market

If Boston commuting dominates your life, Dunstable's 10-minute Route 3 access is a genuine edge. If you work in Nashua or northern Massachusetts, Hollis is hard to beat.

Lifestyle: Four Flavors of Rural

• Dunstable — the most purely rural: 3,400 people, working farms, 3,000+ acres of protected open space, a tiny commercial strip, and dark night skies. Best for buyers who want maximum country.
• Pepperell — rural with more going on: a real downtown with restaurants and shops, the Nashua River, and community events. Best for buyers who want country living with a town center.
• Groton — upscale rural: a postcard town center, highly rated schools, more dining and cultural life, and higher prices to match. Best for buyers who want rural prestige and amenities.
• Hollis, NH — classic New Hampshire rural: farms, orchards (including famous apple orchards), town pride, and the "live free" tax structure. Best for buyers drawn to New Hampshire's lifestyle and tax picture.

Which Town Should You Choose?

• Choose Dunstable if you want the most land and privacy, the Groton-Dunstable schools, and the fastest Route 3 access — and you're comfortable with the smallest commercial base and the highest scarcity premium.
• Choose Pepperell if you want rural character at the friendliest price point, with a real downtown and more inventory to choose from.
• Choose Groton if you want the top-rated schools plus a vibrant town center, and your budget stretches to the area's highest prices.
• Choose Hollis, NH if New Hampshire's tax structure appeals to you, you work north of the border, and you want strong schools with more land for your money.

Many buyers tour all four before deciding — they're close enough that a single Saturday covers them. Chris Doherty, one of the top agents in the Merrimack Valley, knows every one of these towns street by street and can help you compare real listings, real commutes, and real numbers side by side. Reach out for a no-pressure tour across the border towns.