South Shore Massachusetts — Nantasket Peninsula, Pemberton Point & Fort Revere, Plymouth County, MA

HullA Narrow Drumlin Peninsula, a Surviving 1928 Carousel, and the Cluster's Most Affordable Water Views

Hull is the fifth and final town in this site's South Shore Massachusetts cluster — after Duxbury, Marshfield, Scituate, and Cohasset — and it closes the cluster out with its own extreme version of a coastal-peninsula story: 26.9 square miles of total area of which only 2.8 square miles is land and roughly 89.6% is water, by far the most water-dominated town documented in this cluster. Hull is in Plymouth County today, having passed through Suffolk County and then Norfolk County (1793-1803) on its way there, and it carries genuinely distinct anchors none of the other four towns share: Fort Revere's Revolutionary-through-World-War-II coastal-defense history on Telegraph Hill, the separate 16-inch-gun Fort Duvall on Spinnaker Island, Nantasket Beach and its surviving 1928 Paragon Carousel, the Fitzgerald/Kennedy family's original Hull summer house (predating Hyannis Port), and Joshua James, one of the most decorated lifesavers in U.S. history. It is also, by every home-value measure this research found, the most affordable town in this cluster, and its schools honestly rank lowest among the five — both presented here without spin.

Market Type
Ocean — the Nantasket Peninsula, Boston Harbor's southern entrance, Hull Gut, and Nantasket Beach on Massachusetts Bay; Plymouth County, MA
Size
26.9 sq mi total, only 2.8 sq mi land / about 24.1 sq mi (89.6%) water per Wikipedia — by a wide margin the most water-dominated town in this five-town cluster
Population
Roughly 10,000-10,150 year-round residents in recent years (Wikipedia's 2020 Census figure of 10,072 preferred over a conflicting World Population Review figure of 10,478); no single authoritative current-year figure is confirmed
Founded / Incorporated
Incorporated 1644 as Hull, named for Kingston upon Hull, England; the peninsula was known to the Massachuset people as Nantasket, and Plymouth Colony ran a trading post here as early as 1621
At a glance — the numbers agents don't quote
Two Distinct Forts — Fort Revere and Fort Duvall
Fort Revere on Telegraph Hill (1776-1947, Endicott-era batteries) and Fort Duvall on Spinnaker Island (1920s, a pair of 16-inch guns) are separate fortifications with separate histories
Telegraph Hill was first fortified in 1776 as "Fort Independence" (not the better-known fort of the same name on Boston's Castle Island). By 1778, French Marines under Chief Engineer du Portail expanded it with a 30-gun water battery, barracks, a hospital, and a cemetery, before it was deactivated in 1782. The U.S. government purchased the site in 1898 and built the modern Fort Revere between 1898 and 1906 as part of the nationwide Endicott coastal-defense program, with Battery Ripley's 12-inch guns, Battery Sanders and Pope's 6-inch guns, and Battery Field's 5-inch guns. The fort was reactivated in World War II with a new anti-motor-torpedo-boat battery, then disarmed in 1947 and transferred to the Commonwealth. Today the 8-acre Fort Revere Park is operated by the Massachusetts Department of Conservation and Recreation, preserving a public observation tower, remnants of the old batteries, and a small museum in the former officers' quarters; current hours and access details should be confirmed directly with DCR. A separate, distinct fort sits across the water on Spinnaker Island: Fort Duvall, built in the early 1920s and named in 1922, whose Battery Long held a pair of 16-inch guns — among the largest-caliber coastal guns the United States ever deployed. Those guns were scrapped in 1948; the site later served as a Nike missile control center before being sold for private redevelopment as the gated Spinnaker Island community, where one old gun casemate now functions as a parking garage. These are two different forts with two different armament stories, both genuinely in Hull, and should never be treated as the same site.
Joshua James and Point Allerton — 500+ Lives Saved, Not "1,000+"
Joshua James (1826-1902), based at Hull's Point Allerton Life-Saving Station, is credited with saving more than 500 lives over a six-decade career
James was born in Hull and, at age 10 in 1837, watched his own mother and infant sister die in the wreck of the schooner Hepzibah in Hull Gut, the same dangerous channel between Pemberton Point and Peddocks Island. He began rescue work at 15 and, at age 62, received special Congressional authorization to become keeper of the newly established Point Allerton station, bypassing the U.S. Life-Saving Service's normal retirement age in recognition of his record. Over his 13 years there he and his crew saved a documented 540 lives and roughly $1.2 million in cargo. During the Hurricane of 1888 he coordinated a 36-hour rescue saving 29 people, for which all nine surfmen received Gold Lifesaving Medals; during the 1898 Portland Gale he coordinated the rescue of 41 more. He died in service in 1902, collapsing on the beach immediately after a training drill. A secondary source renders his lifetime total as "over 1,000" lives saved, but that figure could not be reconciled with the more specific, directly sourced 500+ figure from Wikipedia and the U.S. Life-Saving Service, so this page uses the better-documented number. The Point Allerton station building today houses the Hull Lifesaving Museum, and the town commemorates Joshua James Day each May 23 at his grave in Hull Village Cemetery.
295 FEMA Repetitive-Loss Properties
261 standard Repetitive Loss and 34 Severe Repetitive Loss properties, with combined historical claims exceeding $16.5 million since 1978
Per the Town of Hull's own 2024 hazard-mitigation plan draft (Metropolitan Area Planning Council), this is a large repetitive-loss count for a town with only 2.8 square miles of land. The plan references AO, AE, A1-A30, X500, and VE flood-zone designations somewhere within Hull and confirms Hull's participation in FEMA's Community Rating System, though this research could not confirm Hull's specific current CRS class number and did not assume it matches any other town's rating. At least 14 locally identified flood-hazard or seawall-need areas are named, including Atlantic Avenue, Nantasket Beach, Stony Beach, and Point Allerton. Named storm history includes March 2010 flooding (17.7 inches of rain over 19 days, causing $24.2 million in Plymouth County damages — 93% of the county's entire 2005-2023 flood-damage total), a January 4, 2018 nor'easter with a 15.16-foot storm surge described as higher than the Blizzard of '78's peak surge, and Hurricane Bob and the "No-Name Storm," both in 1991. This page does not restate Scituate's or Cohasset's own separate storm and seawall content and treats flood-risk and repetitive-loss figures as informational, not as insurance or engineering advice — confirm current flood-zone status and insurance requirements directly with FEMA, a licensed insurance agent, or the Town of Hull.
A Live, Unresolved $1.1 Million FEMA Application — Harborview Road
Hull is named as eligible for $1.1 million toward shoreline protection along Harborview Road, under the same June 2026 federal round that named Scituate's Cedar Point project
Per a FEMA.gov press release dated June 22, 2026 ("FEMA Makes $17 Million Available for Pre-Disaster Mitigation for Flood Resilience Projects in New England"), the program made $17 million available across New England as part of a $189 million nationwide round covering 125 projects, with an application deadline of July 22, 2026. Hull is named as eligible for $1.1 million for "repairing and enhancing shoreline protection along Harborview Road," addressing coastal erosion; Scituate is separately eligible for $1.1 million for its own Cedar Point seawall project under the same round (see Scituate's own page for that town's detail; this page does not re-derive it). Harborview Road is a real, pre-existing town project site — the Town of Hull's own website hosts 23 public documents on the "Harborview Coastal Bank Stabilization Project" at 51 Harborview Road — but this research could not confirm the project's prior funding history, total cost, or construction timeline beyond the summary page. As of this writing, this is a live, unresolved grant application, not an awarded or completed grant, and its outcome should be independently reconfirmed before relying on it. A separately reported Stony Beach seawall project citing an $11 million figure could not be fully confirmed against a primary-source press release in this research and should be treated as directional pending independent verification. Nothing here is engineering, insurance, or legal advice; confirm current project status directly with the Town of Hull's Climate Adaptation and Conservation Department.

Incorporated 1644, a Five-Hill Drumlin Peninsula, and Plymouth County via a 1793-1803 Detour

Hull was incorporated in 1644 and named for Kingston upon Hull, England. The peninsula itself was known to the Massachuset people as Nantasket, generally glossed as meaning "at the strait" or a closely related "low-tide place" — variant translations of the same root rather than sharply conflicting ones. Plymouth Colony ran a trading post at Nantasket as early as 1621, meaning organized English commercial activity here predates the Pilgrims' own broader settlement expansion. An 1867 Massachusetts gazetteer describes Hull's settled area as "five small hills, connected by very narrow necks of land" — a vivid and well-corroborated description of the chain of glacial drumlins, formed roughly 14,000 years ago, that makes up the Nantasket Peninsula today. That same 1867 source also repeats a folk claim that "as goes Hull, so goes the State," describing Hull as a onetime election bellwether; this research could not find a second, independent source corroborating that specific phrase, so it is presented here only as a single-source historical curiosity, not an established fact. Hull's county history follows the same path already documented in this cluster's Cohasset research: originally part of Suffolk County, Hull was included in Norfolk County when that county was created in 1793, then transferred to Plymouth County in 1803 along with Hingham — while Cohasset was left behind as a Norfolk County exclave. Hull is in Plymouth County today, and its history should not be confused with Cohasset's own, different Norfolk County story.

Hull's defining geographic fact is its extreme, almost all-water footprint: 26.9 square miles total, of which only 2.8 square miles is land and roughly 24.1 square miles — 89.6% — is water, per Wikipedia's own infobox data. That is a meaningfully higher water share than Cohasset's already-notable 68.9%, making Hull by a wide margin the most water-dominated town in this five-town South Shore cluster. Hull sits on the narrow, hook-shaped Nantasket Peninsula, the southern entrance to Boston Harbor, stretching roughly seven miles by one real-estate-marketing estimate from Nantasket Beach at its southern end up to Pemberton Point at its northern tip — this research did not find an authoritative government-sourced exact-mileage coastline figure, so no precise number is asserted here. Hull sits about 20 miles from Boston by land but only about 5 miles by water, a genuinely distinctive fact that directly explains why ferry service (below) is such a practical commuting option here, unlike anywhere else in this cluster. Named places across the peninsula include Hull Village (the historic core, near Fort Revere), Pemberton/Pemberton Point (the northern tip, historically called Windmill Point), Telegraph Hill, Allerton/Allerton Hill (named for Mayflower passenger Isaac Allerton, and home to the Fitzgerald/Kennedy summer house below), Gunrock, Green Hill, Straits Pond, Crescent Beach, Atlantic Hill, Rockaway, Sagamore Hill, Hampton Circle, Sunset Point, Stony Beach, and Nantasket Beach itself. Hull Gut, a naturally dredged channel roughly half a mile wide and about 35 feet deep running between Pemberton Point and Peddocks Island, forms the harbor's southern entrance and carries strong currents and heavy commercial traffic; Peddocks Island itself sits across the Gut but is administratively part of neighboring Hingham, not Hull. Even at the more conservative population figures below, Hull's 2.8 square miles of land carrying over 10,000 residents makes it one of the most densely populated small coastal towns in Massachusetts on a per-land-square-mile basis.

Population figures for Hull show real cross-source variance worth stating plainly rather than smoothing over. Wikipedia's own 2020 Census infobox figure is 10,072 residents, with a density around 3,600 per square mile; a separately reported "2020 Census" figure from World Population Review gives 10,478 for the same nominal year, an unresolved discrepancy this research could not fully reconcile. More recent secondary estimates cluster closer to Wikipedia's figure and suggest an essentially flat population: Neilsberg.com gives 10,118 (2021), 10,069 (2022), and 10,108 (2023); DataUSA gives a 2024 estimate of 10,138; World Population Review separately projects 10,053 for 2026. Repeated attempts to fetch the U.S. Census Bureau's own QuickFacts page for Hull directly were unsuccessful in the underlying research for this page, so no single authoritative current-year population figure is asserted here — the defensible framing is roughly 10,000-10,150 year-round residents in recent years, essentially flat, rather than one precise number.

Property Tax — Not Confirmed
Hull's current property-tax rate per $1,000 of assessed value could not be confirmed from a primary source in the underlying research and is not guessed or borrowed from another town here. Confirm directly with the Town of Hull Assessors' Office or the Massachusetts DLS "Tax Rates by Class" database
Home Values — Three Sources, Three Figures
Zillow ZHVI $731,712 (up 2.2% YoY, late June 2026) — the lowest ZHVI in this cluster; Redfin median sale price $725,000 (up 19.8% YoY, November 2025); Ownwell median home value $536,850 — always specify the source, do not blend into one number
Schools (Niche)
Overall grade B; #128 of 217 Best School Districts statewide — honestly the lowest-ranked in this cluster (behind Duxbury #20, Scituate #45, Cohasset #47, Marshfield #61) — but with a genuinely strong 8:1 student-teacher ratio versus a 16:1 national average
Cluster's Most Affordable Town
Every home-value measure found in this research places Hull below every other town in this cluster, a genuinely distinctive, sourced affordability position for Boston-adjacent, water-view real estate

Independent research. No ads. No sponsored listings. Data sourced from: Wikipedia's entries on Hull, Massachusetts, Fort Revere, Fort Duvall, Nantasket Beach, Paragon Park, the Paragon Park Carousel, Hull Gut, Pemberton Point, Joshua James (lifesaver), and Hull Public Schools; accessgenealogy.com's reproduction of an 1867 Massachusetts gazetteer entry for Hull; fortrevere.org's official history pages; FEMA.gov's June 22, 2026 press release on the New England pre-disaster-mitigation funding round, corroborated by Boston Globe coverage the same day; the Metropolitan Area Planning Council's "Town of Hull Hazard Mitigation Plan, 2024 Update" draft; the Town of Hull's own website, including its Harborview Coastal Bank Stabilization Project page; Buildings of New England's "Honey Fitz Summer House" feature, cross-corroborated by JFK Presidential Library archival photograph captions; HullNext's and coastalneighborhoods.com's neighborhood-guide pages; Niche's current rankings for Hull Public Schools; the Massachusetts Department of Elementary and Secondary Education's district enrollment profile; Zillow's, Redfin's, and Ownwell's respective Hull home-value pages; the UMass Amherst Wind Energy Center's wind-turbine case study, a December 2022 Boston Globe article, and a December 2025 Hull Times headline on the wind-turbine program; South Shore News's reporting on the May 2026 Town Meeting; Mass.gov's MBTA Communities compliance list; and the MBTA's own ferry-route guide. Several facts are genuinely unresolved and disclosed rather than invented, exactly as in this cluster's other town pages: Hull's specific current property-tax rate (not confirmed from any primary source, and not carried forward from another town); the exact current population figure (presented as a range, roughly 10,000-10,150, rather than one precise number, since Wikipedia's 2020 Census figure of 10,072 and a separately reported World Population Review figure of 10,478 do not agree); precise F1/F2H ferry sailing frequency and crossing time (not confirmed — check the MBTA's own live schedule); the Stony Beach seawall's reported $11 million figure (reported via secondary sources, not independently confirmed against a primary press release); the outcome of the live, unresolved June 2026 Harborview Road FEMA application (application deadline was July 22, 2026; status as of publication should be reconfirmed); and Hull's specific current FEMA Community Rating System class (not confirmed and not assumed to match any other town). Hull's two coastal-defense forts — Fort Revere on Telegraph Hill and Fort Duvall on Spinnaker Island — are distinct fortifications with distinct armament histories and are never conflated here, and the Fitzgerald/Kennedy family's Hull summer house is presented as predating, not as the same as, the later Hyannis Port compound. Hull's municipal wind turbines (Hull Wind One and Two, installed 2001 and 2006) are described only in the past tense, as both were demolished between 2024 and December 2025 and no turbine currently stands in Hull. All tax, insurance, and legal information on this page is informational only — confirm current figures directly with the Town of Hull, a Massachusetts-licensed insurance agent, a local real estate agent, or the relevant town or state office before making a purchase decision. Nothing on this page is legal, tax, insurance, or financial advice.

Find a Local Specialist →