Market intelligence · Boston, MA

Boston childcare real estate: values, cap rates & market data.

Q: Can I sell my center without my staff or competitors finding out?

Yes. Little Scholars runs confidential sale processes — buyers are qualified and sign NDAs before any identifying information about your center is shared.

What childcare centers and daycare properties are worth in the Boston market — grounded in our own sold-comps database, our 2025 tuition survey, and U.S. Census data.

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249,514

Children under 5 in the Boston metro (2023)

+2.2%

Population change, 2018–2023

$112,484

Median household income — above the U.S. national median

−3.6%

Change in under-5 population, 2018–2023

Source: U.S. Census Bureau, ACS 5-Year Estimates (2018 & 2023), Boston–Cambridge–Newton, MA-NH Metro Area.

What this means for owners

The most expensive childcare in America — and it's still full.

Greater Boston's median household income reached $112,484, and infant care at the national chains' schools here runs up to $3,572 a month — the highest rates in our entire 2025 survey. Four of the eight schools we surveyed told us they were full or waitlisted.

That combination — the country's richest tuition against a metro where childcare real estate almost never trades (7 sales in our dataset) — makes an operating Boston-area center one of the scarcest assets we track. Sellers here negotiate from strength.

2025 tuition rates · Boston market

Real rates from Boston-market schools.

Actual monthly tuition rates our team received from national-chain schools in this market during our 2025 survey — not averages. Tuition drives revenue, and revenue drives value.

$3,226

Median infant rate / mo · Boston market

$2,631

Median preschool rate / mo · Boston market

74%

Median occupancy (enrollment ÷ licensed capacity), schools reporting

Brand	Location	Infant / mo	Pre-K / mo	Licensed capacity
KinderCare	Cambridge (Cambridgepark Dr)	$3,572	$3,118	156
KinderCare	Needham (Highland Ave)	$3,529	$2,879	100
KinderCare	Lexington (Marrett Rd)	$3,334	$2,879	243
KinderCare	Westwood (Providence Hwy)	$3,226	$2,901	176
KinderCare	North Chelmsford (Research Pl)	$2,685	$2,295	122
KinderCare	Mansfield (West St)	$2,620	$2,382	178
KinderCare	Chelmsford (Billerica Rd)	$1,949	$1,624	157
KinderCare	Framingham (Cochituate Rd)	—	$1,930	123

Disclosure: these rates and enrollment figures were manually received by our team, directly from each school, during our 2025 survey. Only schools that shared rates are shown; figures may have changed since. Medians are computed across the schools shown; median occupancy uses only schools that reported exact enrollment. Licensed capacity per state licensing records. Source: Little Scholars 2025 brand rate survey.

Cap rates & valuation context

What childcare properties trade at in Massachusetts.

Massachusetts childcare rarely trades — our dataset holds 7 sales at a median of $325 per square foot. The four sales that reported a cap rate ranged widely, from the high-6s to the mid-8s, so treat cap figures here as directional: with this little supply, lease quality and enrollment set the price.

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Source: Little Scholars sold-comps dataset — 7 Massachusetts childcare sales (4 with reported cap rate), within 592 transactions across 41 states; compiled from public records, updated June 2026.

6.7–8.5%

Reported cap-rate spread, MA sales

$325

Median price per SF, MA

MA childcare sales in our dataset

7.11%

National median sold cap, for context

Brand (national)	Median sold cap	Median $/SF
KinderCare	6.67%	$381
La Petite Academy	6.89%	$207
Kiddie Academy	6.46%	$378
Tutor Time	8.47%	$372
Childtime	6.20%	$262

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Why Little Scholars

The childcare broker who's run one.

30⁺

Years in the industry

70⁺

Centers sold

18⁺

States nationwide

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FAQ

Questions from Boston owners.

How much does daycare tuition cost in Boston?

In our 2025 survey of national-chain schools in the Boston market, actual rates ran roughly $1,949–$3,572/mo for infants and $1,624–$3,118/mo for Pre-K, with medians of $3,226 and $2,631. Rates were received directly from each school and vary by program and location.

What cap rates do childcare properties sell at in Massachusetts?

Massachusetts childcare properties rarely trade — Little Scholars' dataset holds 7 sales at a median of $325 per square foot, and the four that reported cap rates ranged from the high-6% range to the mid-8s. Nationally, childcare has sold at a 7.11% median cap. With supply this scarce, lease quality and enrollment drive individual pricing.

How much is my Boston daycare business worth?

Childcare businesses are usually valued on a multiple of SDE or EBITDA, and the real estate on its income and comparable sales. Our instant valuation tool estimates both — free and confidential.

Who buys childcare centers in Greater Boston?

Regional and national operators, franchisees, and net-lease real-estate investors. We maintain a network of 2,800+ childcare and net-lease investors who actively acquire early-education assets across 18+ states.

Can I sell my center without my staff or competitors finding out?

Yes. We run confidential sale processes — buyers are qualified and sign NDAs before any identifying information about your center is shared. Here's how our process works.

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