Hudson MA Schools Guide: Districts, Ratings & Home Values 2026
Complete guide to Hudson MA school districts, school names, ratings, programs & how schools affect home values in 2026. From a local real estate expert.
Sarina Steinmetz
May 17, 2026 · 10 min read
Hudson MA Schools Guide: Districts, Ratings & Home Values 2026
Hudson, MA is served by a single unified public school district — Hudson Public Schools — operating five schools that take students from pre-K all the way through grade 12. For 2026, the district enrolls approximately 2,340 students across three elementary schools (grades PK–4), one middle school (grades 5–7), and one high school (grades 8–12). If you're weighing Hudson against neighboring MetroWest towns like Southborough or Northborough, understanding exactly what the schools offer — and how they influence what you'll pay for a home — is essential before you make an offer.
In my 29 years selling homes in Greater Boston and MetroWest, I've watched school data move markets in real time. Hudson is a town where the affordability story is genuinely compelling, and the school district is on a trajectory worth watching closely.
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Hudson Public Schools: The Full District Overview
District: Hudson Public Schools Superintendent: Dr. Brian Reagan District office: 155 Apsley Street, Hudson, MA 01749 Total enrollment (2026): ~2,340 students across 5 schools Student-to-teacher ratio: 10:1 (below the state average — a meaningful positive) Per-pupil spending: ~$25,572 (above the Massachusetts state median of $24,611) Licensed teachers: 98.3%
The district's overall Niche.com grade for 2026 is a B, ranking #136 out of 217 school districts in Massachusetts and #95 out of 128 in the greater Boston area. That positions Hudson solidly in the middle tier — not at the top of the MetroWest rankings alongside Southborough or Northborough, but a functional, improving district with genuine strengths in specific areas.
For buyers comparing districts in this corridor, our Southborough MA Schools & Real Estate guide and Northborough MA Schools & Real Estate guide offer detailed comparisons that can sharpen your decision.
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The Schools: Names, Grades & Structure
Elementary Schools (Grades PK–4): Three Neighborhood Schools
Hudson runs three elementary schools, each serving pre-kindergarten through grade 4. Enrollment boundaries are set geographically — your home address determines which school your child attends. Always verify your specific address assignment directly with the district before purchasing.
C.A. Farley Elementary School 119 Cottage Street, Hudson, MA 01749 | (978) 567-6153 Named after long-time Hudson educator Camela A. Farley, this school has approximately 442 students and includes a dual-language program that has drawn strong parent reviews. One recent parent review noted that their child was "loving the dual language program and math" from kindergarten — a standout feature that distinguishes Farley from the other two elementary buildings.
Joseph L. Mulready Elementary School 306 Cox Street, Hudson, MA 01749 | (978) 567-6170 With approximately 237 students, Mulready is the smallest of the three elementary schools, situated in a more semi-rural setting on the western edge of town. Originally called Cox Street School, it was renamed after former superintendent Joseph L. Mulready. Smaller enrollment means smaller class sizes and a tighter community feel.
Forest Avenue Elementary School 136 Forest Avenue, Hudson, MA 01749 | (978) 567-6190 Completed in 1975 and serving approximately 279 students (PK–4), Forest Avenue is centrally located and was the site of the notable "Forest Avenue Mosaic Project" honoring a longtime staff member — a signal of the arts programming embedded in the school culture.
> Boundary note: Hudson does not operate a K–8 district. Students transition from the elementary schools (K–4) to the middle school after fourth grade, then move to Hudson High after seventh grade. This three-tier structure is important to understand when evaluating school proximity to a home you're considering.
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Middle School (Grades 5–7): David J. Quinn Middle School
David J. Quinn Middle School 201 Manning Street, Hudson, MA 01749 | (978) 567-6210 Enrollment: ~573 students
All three elementary schools feed into Quinn, the district's sole middle school. The school's stated mission — "to promote the intellectual, ethical and social development of students through a challenging" curriculum — anchors a broad offering of academic, arts, and extracurricular programs. Quinn serves grades 5 through 7, which is a slightly compressed middle school span compared to districts that run grades 6–8 (like Lexington or Wellesley). This means Hudson students enter the high school building in 8th grade, which is worth factoring into your conversations with the district.
For a sense of how this compares to other well-regarded MetroWest and Greater Boston middle school structures, see our Lexington MA Schools Guide and Wellesley MA Schools Guide.
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High School (Grades 8–12): Hudson High School
Hudson High School 69 Brigham Street, Hudson, MA 01749 | (978) 567-6250 Enrollment: ~809 students Student-to-teacher ratio: 10.1:1
Hudson High is the district's single comprehensive high school, serving grades 8 through 12. SchoolDigger data places Hudson High as ranking better than 51% of Massachusetts high schools — a middle-of-the-pack position that reflects a school with solid foundations but room for growth relative to top-tier MetroWest peers.
Academic programs: Hudson High offers Advanced Placement (AP) coursework and has been expanding access to dual-enrollment opportunities, allowing students to earn college credit while still in high school — a trend growing statewide. The school's 10:1 student-to-teacher ratio is notably low, which supports more individualized instruction than many larger suburban high schools can offer.
Athletics: Hudson has historically been competitive in the Midland-Wachusett League. The school fields varsity teams across football, basketball, soccer, baseball, softball, and more. Niche ranks Hudson Public Schools #104 out of 216 districts in Massachusetts for athletes — a respectable showing.
Arts: The district maintains performing arts and visual arts programs at the high school level, and the mosaic project at Forest Avenue Elementary reflects a culture of arts integration starting in the early grades.
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How Do Hudson Schools Rate? Honest Data for 2026
I believe in giving my clients straight information, not a sales pitch — so here's an honest read of the data:
- Niche Overall Grade: B | #136/217 in Massachusetts school districts
- •Public School Review testing rank: 3/10 (bottom 50% statewide)
- •Math proficiency (statewide avg: 43%): Hudson scores approximately 33–34%
- •Reading proficiency (statewide avg: 45%): Hudson scores approximately 34–38%
- •Per-pupil spending: $25,572 — above the state median, suggesting investment is there
- •Student-to-teacher ratio: 10:1 — well below the state average, a genuine strength
- •Licensed teachers: 98.3%
What I tell my clients is this: The proficiency data reflects a district that is working through challenges that many mid-sized Massachusetts towns face, particularly around closing achievement gaps. The investment is there — spending per pupil has grown 14% over four school years. The low student-to-teacher ratio and a B overall grade from Niche suggest the environment is functional and improving. Hudson is not Lexington or Wellesley on the metrics, but it's also not priced like Lexington or Wellesley.
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Hudson School District & Home Values: What the Data Shows
This is where Hudson's story becomes genuinely interesting for buyers.
Current market snapshot (Spring 2026):
- •Zillow average home value: ~$545,157 (up 4.1% year-over-year)
- •Median listing price (March–April 2026): ~$649,000–$650,000
- •Median sale price (August 2025, per Redfin): $588,000 (up 7.0% YoY)
- •Days on market: ~22 days (very competitive)
- •Sale-to-list: Homes averaging ~2% above list price; hot homes up to 6% above
For context, the statewide Massachusetts median listing price sits at $764,500 (FRED/St. Louis Fed, April 2026). Hudson comes in meaningfully below that — which is precisely the value proposition that draws buyers priced out of Newton, Wellesley, and Brookline.
The school-value connection: In my experience, school district quality is the single largest driver of price premiums in suburban Greater Boston — but it cuts in multiple directions. Towns with top-rated districts (Lexington, Wellesley, Newton) command significant premiums. Hudson's middle-tier rating means buyers get more house per dollar, but they're accepting a trade-off.
What I've observed in MetroWest: buyers who prioritize school district ratings above all else tend to gravitate toward Southborough, Northborough, or Westborough. Buyers who want a well-located, affordably priced home with improving schools — and who may supplement with private options or enrichment programming — find Hudson a compelling alternative. For a deeper look at the nearby choices, our Northborough MA Neighborhood Guide is worth reading alongside this one.
Neighborhood-level price variation within Hudson: Homes near Forest Avenue Elementary and in the downtown core tend to move fastest, reflecting walkability and central access. Properties zoned to Mulready, on the town's western fringe, offer slightly larger lots at comparable or lower price points.
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Programs of Note: What Sets Hudson Apart
Dual Language Program (Farley Elementary): This is Hudson's most distinctive academic differentiator at the elementary level. Bilingual immersion programming starting in kindergarten is a meaningful asset — both academically and in terms of long-term college preparedness.
Arts Integration: From the mosaic project at Forest Avenue to performing arts at the high school, there is a visible commitment to creative programming woven into the district culture.
Low Class Sizes: A 10:1 student-to-teacher ratio district-wide is rare and genuinely valuable, particularly for students who benefit from individualized attention.
Dual Enrollment at Hudson High: Access to college-credit courses in high school is expanding, giving motivated students a meaningful head start.
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Hudson vs. Neighboring Districts: A Quick Comparison
| Town | District Niche Grade | Median Home Value (2026) | Notes |
For buyers seriously comparing these towns, our Southborough MA Neighborhood Guide lays out commute times, school data, and price ranges in detail.
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What This Means If You're Buying in Hudson
If you're relocating to the MetroWest corridor and school data is a primary factor, here's my honest framework:
1. Visit the schools in person. Data tells part of the story; culture tells the rest. Quinn Middle School and Hudson High have administrators who are accessible and communities that are genuinely engaged. 2. Verify your boundary before you close. All three elementary schools pull from different geographic zones. A block can be the difference between Farley and Forest Avenue. Call the district at (978) 567-6210 or visit hudson.k12.ma.us to confirm. 3. Factor in supplemental options. Hudson's proximity to Marlborough, Hudson's own downtown enrichment programs, and access to Assabet Valley Regional Vocational School give students and families real options beyond the base curriculum. 4. Understand the value trade-off. At $545K–$650K median, Hudson is trading at a significant discount to Southborough and Northborough. If the school metrics improve — and per-pupil investment suggests they're trying — buyers who get in now stand to benefit from both price appreciation and improving school quality.
Ready to explore Hudson specifically? Use our home valuation tool if you're considering selling, or connect with us directly to talk through which MetroWest neighborhoods best fit your priorities.
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A Note from Sarina
With $590M+ in career sales and 29 years navigating Greater Boston's suburban markets, I've helped hundreds of buyers sort through exactly this kind of school-vs.-price analysis. There's no universally right answer — only the right answer for your family, your budget, and your timeline. If you'd like to walk through Hudson, Southborough, Northborough, or any MetroWest town side by side, book a consultation with our team. Zev and I are both on the ground in these markets every week.
— Sarina Steinmetz, Sales Vice President, William Raveis Real Estate, Newton MA | 617.610.0207
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Frequently Asked Questions
What schools are in the Hudson MA school district?
Hudson Public Schools operates five schools: three elementary schools (C.A. Farley, Joseph L. Mulready, and Forest Avenue — all serving grades PK–4), one middle school (David J. Quinn, grades 5–7), and Hudson High School (grades 8–12). All students in Hudson feed into the same middle school and high school regardless of which elementary they attend.
How are Hudson MA schools rated in 2026?
Niche gives Hudson Public Schools an overall grade of B for 2026, ranking the district #136 out of 217 Massachusetts school districts. State proficiency scores in math (≈33–34%) and reading (≈34–38%) are below the Massachusetts statewide averages, but the district's 10:1 student-to-teacher ratio and above-median per-pupil spending of $25,572 are genuine strengths.
Do Hudson MA school districts affect home values?
Yes — school district quality is one of the most significant factors in suburban Greater Boston pricing. Hudson's mid-tier ratings keep home prices more accessible than top-rated neighbors like Southborough and Northborough. The Zillow average home value in Hudson is approximately $545,000 (up 4.1% year-over-year), compared to $850K–$1M+ in Southborough, reflecting a meaningful school-quality premium in the pricier towns.
What is the grade structure in Hudson MA public schools?
Hudson uses a three-tier structure: elementary (PK–4 at Farley, Mulready, or Forest Avenue), middle school (grades 5–7 at David J. Quinn), and high school (grades 8–12 at Hudson High). Note that Hudson High begins in grade 8, which is earlier than most neighboring districts where high school typically starts in grade 9.
Which Hudson MA elementary school has the dual language program?
C.A. Farley Elementary School (119 Cottage Street) offers Hudson's dual language program, beginning in kindergarten. It is the largest of the three elementaries with approximately 442 students and is considered the district's most distinctive elementary option for families prioritizing bilingual education.
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