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City · 11,552 residents · Barnstable County, Massachusetts

South Yarmouth , Massachusetts

In South Yarmouth, a typical home is worth $541,700 and typical rent is $1,806 a month. Compared with all of Barnstable County, the typical home value is 14% lower and typical household income is 14% lower.

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  • Typical home value

    $541,700

    14% below the county

    4% below Massachusetts

    • South Yarmouth
    • Barnstable
    • Massachusetts

  • Typical rent

    $1,806a month

    8% above the county

    2% above Massachusetts

    • South Yarmouth
    • Barnstable
    • Massachusetts

  • Typical household income

    $82,188a year

    14% below the county

    21% below Massachusetts

    • South Yarmouth
    • Barnstable
    • Massachusetts

  • Households that own their home

    80%

    1 points below the county

    18 points above Massachusetts

    • South Yarmouth
    • Barnstable
    • Massachusetts

Source: U.S. Census Bureau, Average 2020–2024

South Yarmouth is in Barnstable County. The FHA loan limit ($828,000 for a one-unit home), the fair market rents and the help on this page are those of all of Barnstable County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets South Yarmouth apart

What this place has that others do not, from public data, most unusual first.

  1. South Yarmouth has the largest share of rent-burdened renters of the 115 cities in Massachusetts with more than 5,000 people: 82%.

  2. Nearby, in West Yarmouth, the typical rent is $1,470: 19% less than in South Yarmouth ($1,806).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in South Yarmouth

What homes there are in South Yarmouth, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

The detached house is the most common home in South Yarmouth: 84% of homes, near the figure in Barnstable County (82%).

Year built

The typical home in South Yarmouth was built in 1971, 6 years before the typical one in Barnstable County.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$2,077 a month

Barnstable County: $2,432 a month

Without a mortgage

$839 a month

Barnstable County: $929 a month

Owners with a mortgage

63%

Barnstable County: 58%

Owning costs less in South Yarmouth: with a mortgage, the typical cost is $2,077 a month; in Barnstable County, $2,432. Without one, $839.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

Since 2015–2019, homes in South Yarmouth gained value faster than in Barnstable County: 64% against 60%.

Since 2015–2019, the typical rent in South Yarmouth rose 34%, more than in Barnstable County (28%).

While home values in South Yarmouth changed +64% and rent +34%, the typical household income rose 35%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureSouth YarmouthBarnstable CountyMassachusettsUnited States
Rental vacancy Unreliable estimate4.7%3.5%5.5%
Homeowner vacancy Unreliable estimate1.0%0.6%0.9%
More than one person per room Unreliable estimate1.2%2.3%3.4%
People per household 2.102.162.442.53
Drive alone 80%72%61%69%
Carpool Unreliable estimate7%7%9%
Public transit 3%1%7%3%
Walk or bike Unreliable estimate3%5%3%
Work from home 6%16%19%15%
Other means Unreliable estimate1%2%2%
Typical commute Unreliable estimateUnreliable estimate20 to 29 minutes20 to 29 minutes

A household in South Yarmouth has 2.10 people on average, about the same as in Barnstable County (2.16).

To get to work, 80% of workers in South Yarmouth drive alone; in Barnstable County, 72%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in South Yarmouth?

A typical home costs more than the typical income allows

We start with a typical home in South Yarmouth, worth $541,700, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 64% of the typical household income in South Yarmouth, which is $82,188 a year. For that payment to be 28% of income, a household would need to earn about $187,907 a year.

The calculator's FHA and conventional loan limits are those of all of Barnstable County.

Your numbers

Local data
$

Starts at the typical home value in South Yarmouth. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $18,960 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$4,385

at 7.18% · 30 years

Loan amount
$531,888
Total interest
$765,262
Paid off in
November 2056

Includes $9,148 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,918 a month

  • Tight

    $1,918 to $2,466 a month

  • Hard

    more than $2,466 a month

    Your payment · 64%

Compared with the typical household income in South Yarmouth ($82,188 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$4,385
Principal & interest$3,603
Property tax$316
Home insurance$226
FHA mortgage insurance (MIP)$240

You need at least $18,960 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

South Yarmouth and Barnstable County

South Yarmouth is in Barnstable County, Massachusetts. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

South Yarmouth's own numbers

Typical home value
$541,700
Typical monthly rent
$1,806
Typical yearly household income
$82,188
Households that own their home
80%
Effective property tax rate
0.7%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Barnstable County

FHA limit, one-unit home
$828,000
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$2,488
Price change over 5 years (FHFA)
+65%
Homes in a high flood-risk zone
9.8%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Barnstable County.

Everything about Barnstable County

Buying

Buying a home in South Yarmouth

A typical home in South Yarmouth is worth $541,700: 14% below the county and 4% below Massachusetts. With the typical household income in South Yarmouth ($82,188 a year), a typical home costs 6.6 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • South Yarmouth 6.6 years
  • Barnstable 6.6 years
  • Massachusetts 5.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Barnstable County

According to FHFA’s house price index, home prices in Barnstable County rose 103% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Barnstable County.

Period County Massachusetts U.S.
Last year (2025) +1.8% +3.7% +2.9%
5 years (2020–2025) +65% +49% +47%
10 years (2015–2025) +103% +87% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

South Yarmouth next to Barnstable County, Massachusetts and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • South Yarmouth $541,700
  • Barnstable $629,000
  • Massachusetts $562,100
  • United States $332,700
Typical monthly rent
  • South Yarmouth $1,806
  • Barnstable $1,678
  • Massachusetts $1,762
  • United States $1,413
Typical yearly household income
  • South Yarmouth $82,188
  • Barnstable $95,241
  • Massachusetts $103,960
  • United States $80,734
See the full table
South Yarmouth next to Barnstable County and Massachusetts
Measure South Yarmouth Barnstable County Massachusetts U.S.
Typical home value $541,700 $629,000 $562,100 $332,700
Typical monthly rent $1,806 $1,678 $1,762 $1,413
Typical yearly household income $82,188 $95,241 $103,960 $80,734
Households that own their home 80% 81% 63% 65%
Typical yearly property tax $3,766 $4,239 $5,992 $3,119
Effective property tax rate 0.7% 0.67% 1.07% 0.94%
Renters with high rent for their income 82% 60% 52% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Barnstable County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in South Yarmouth

For a typical $541,700 home in South Yarmouth, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, South Yarmouth's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $4,384a month

    Least cash to close
    Down payment
    $18,960
    Cash to close
    $35,211
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $240

  • Conventional, 5% down $4,285a month

    Down payment
    $27,085
    Cash to close
    $43,336
    Rate
    7.18%
    Mortgage insurance
    PMI · $257

  • Conventional, 20% down, no PMI $3,477a month

    Down payment
    $108,340
    Cash to close
    $124,591
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $3,978a month

    Down payment
    $81,255
    Cash to close
    $97,506
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for South Yarmouth and for Barnstable County.

Property tax

Effective rate in South Yarmouth

0.7%of the home’s value each year

$3,766 a year for the typical owner in South Yarmouth.

  • South Yarmouth 0.7%
  • Barnstable 0.67%
  • Massachusetts 1.07%

What Massachusetts publishes Local senior exemption (clause 41C) (Massachusetts General Court (General Laws))

Exemptions and deadlines in Massachusetts

Flood risk in Barnstable County

FEMA does not publish these numbers by city: they are for all of Barnstable County.

Homes in the high-risk zone
9.8%
13,520
Of those, with NFIP insurance
40%
County Massachusetts U.S.
Homes in the high-risk zone 9.8% 3% 3.5%
Of those, with NFIP insurance 40% 50% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in South Yarmouth

Typical rent in South Yarmouth is $1,806 a month: 8% above the county. In South Yarmouth, 82% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Barnstable County, by unit size. To pay the 2-bedroom one ($2,488 a month) without spending more than 30% of your income, you would need to earn $47.85 an hour working full time.

HUD fair market rent for all of Barnstable County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,889 $36.33 $75,560
1 bedroom $1,902 $36.58 $76,080
2 bedrooms $2,488 $47.85 $99,520
3 bedrooms $3,121 $60.02 $124,840
4 bedrooms $3,721 $71.56 $148,840

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in South Yarmouth

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). South Yarmouth has 2 ZIP codes with their own.

For 2 bedrooms it runs from $2,280 in 02673 to $2,580 in 02664.

1 of the 2 is above the fair market rent for Barnstable County ($2,488).

  • 02664 $2,580$3,240
  • 02673 $2,280$2,860

2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for South Yarmouth when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in South Yarmouth

HUD lists 4 buildings with rents for lower incomes in South Yarmouth. These are the largest.

  • Swan Pond Village 1001 Alewife Cir, South Yarmouth 02664 150 low-income homes · For older adults
  • Simpkins School Residences 134 Old Main St, South Yarmouth 65 homes, 58 low-income · Studio: 4 · 1 bd: 37 · 2 bd: 24 · In service since 2014
  • Residential Rehab Centers, Inc. 153 Run Pond Rd, South Yarmouth 02664 14 low-income homes · For people with disabilities
  • Swan Pond Village 1120 Alewife Cir, South Yarmouth 150 homes

See all 54 buildings in Barnstable County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in South Yarmouth

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There is 1 HUD-approved agency with an office in Barnstable County; none says it serves in Spanish.

A pregnant woman reads paperwork on the sofa while the grandmother plays with the girl on the floor.

HUD counseling is free or low-cost

Assistance programs in South Yarmouth

No down payment, repair or rent-help program on our list is for South Yarmouth or Barnstable County. The ones below are statewide in Massachusetts: they work in South Yarmouth the same as in the rest of the state.

Which programs do I qualify for? All programs in Massachusetts

  • MassHousing Down Payment Assistance

    Statewide in Massachusetts

    Massachusetts state agency second mortgage for the down payment: up to $30,000 at 0% and deferred, or up to $25,000 at 2% or 3% over 15 years, for first-time buyers with eligible income. Offered by MassHousing.

    DeferredRepayable

    See the program Official page

Housing counselors near South Yarmouth

The HUD-approved agencies closest to the center of South Yarmouth, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Housing Assistance Corp.

    460 W Main St, Hyannis · 6 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 9 more
    (508) 771-5400

  • Catholic Social Services - Fall River

    1600 Bay St, Fall River · 51 miles away · Spanish

    Also serves in Portuguese.

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 5 more
    (508) 674-4681

  • Neighborhood Housing Services of the South Shore DBA Neighborworks Housing Solutions

    422 Washington St, Quincy · 57 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    (617) 770-2227

Every agency in Barnstable County All counseling agencies in Massachusetts

Help in Spanish near South Yarmouth

1 of the 3 agencies on this list says it serves in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of South Yarmouth

In HUD’s record, no housing authority with an office in Barnstable County is named for South Yarmouth or Barnstable County.

6 other authorities have an office in Barnstable County: see the list Source: HUD

Cities

Other cities in Barnstable County

These cities are also in Barnstable County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Barnstable County Housing in Massachusetts

Nearby cities

The cities closest to South Yarmouth, with the typical home value.

Neighboring counties

If Barnstable County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in South Yarmouth.

All guides
A father holds his baby and his young son by a white picket fence.

Questions

Housing questions about South Yarmouth

Short answers with the numbers for South Yarmouth and all of Barnstable County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in South Yarmouth?

The typical home value in South Yarmouth is $541,700, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Barnstable County it is $629,000.

How much does it cost to rent in South Yarmouth?

Typical rent in South Yarmouth is $1,806 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Barnstable County is $2,488.

What is the FHA loan limit in South Yarmouth?

South Yarmouth uses the FHA limit for all of Barnstable County (2026): $828,000 for a one-unit home and $1,592,350 for a four-unit home.

How much property tax do owners pay in South Yarmouth?

The typical homeowner in South Yarmouth pays $3,766 a year, according to the U.S. Census Bureau. That is 0.7% of the home’s value; in Barnstable County, the rate is 0.67%.

Where can I find free help to buy or rent in South Yarmouth?

There is 1 HUD-approved counseling agency with an office in Barnstable County. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).