Martins Landing

Independent Assessment

The original lead described Martins Landing as a 'Del Webb (PulteGroup) condominium community,' sourced from delwebb.com's own North Reading community page. On independent research, every builder-specific source found for Martins Landing -- Pulte's own site, newhomesource.com, Zillow, Livabl, and multiple local condominium directories -- consistently identifies the builder as Pulte Homes, not Del Webb. Del Webb and Pulte Homes are both PulteGroup brands, and Del Webb's own national website does surface North Reading among its Greater Boston area search results, which likely explains the original lead's framing; but the community itself was built and is marketed under the Pulte Homes name, not the Del Webb name. A meaningful, unresolved discrepancy in total unit count was also found -- most sources describe a plan for 450 condominium homes, while at least one source cites as many as 502 -- and it could not be determined which figure reflects the community's actual, current built-out scale.

Who May Find This Community Appealing

Buyers who want a PulteGroup-quality, lower-maintenance condominium alternative to a single-family Del Webb home -- without sacrificing brand-name construction standards -- will find Martins Landing appealing, particularly those drawn to North Reading's location just north of Boston. Its large scale (likely 450-plus units) also suggests a more active resale market, which may appeal to buyers who want more unit-type and pricing options to choose from.

Homes, Builders & Development History

Pulte Homes began construction of Martins Landing around 2018, building one- and two-bedroom condominium homes ranging from roughly 945 to 1,469 square feet, with one or two bathrooms and options for underground parking. The development spans multiple buildings along Martins Landing Way (addresses cited across sources include 230, 250, 280, 300, and 320 Martins Landing Way), reflecting either a multi-phase build-out or inconsistent address reporting across sources.

Current Pricing & Market Positioning

Original unit pricing (likely reflecting an income-restricted affordable-housing tier) was reported at $251,800 for one-bedroom units and $282,100 for two-bedroom units, with monthly condo fees of $164 and $196 respectively. Current market resale pricing is substantially higher, averaging around $628,000, with individual listings' HOA fees ranging roughly from $363 to $535-plus per month depending on unit size. Buyers should confirm current market-rate and any remaining affordable-unit pricing directly with a local agent or the Town of North Reading's affordable-housing office.

New Construction vs. Resale Considerations

Conflicting signals were found on Martins Landing's current construction status -- some sources describe ongoing development phases while others describe an established resale market with substantial price appreciation over original pricing. Buyers should confirm directly with Pulte Homes and a local agent whether any new-construction units remain available or whether all current purchases are resale transactions.

Taxes, Insurance & Special Assessments

Homes at Martins Landing are subject to Town of North Reading property tax administration; North Reading's residential tax rate was reported at approximately $13.02 per $1,000 of assessed value for FY2026. On a unit priced near $628,000, that rate implies a property tax bill in the range of roughly $8,180 per year before any exemptions, though buyers should confirm the current rate with the North Reading Assessor's Office. The association's master insurance coverage and any special-assessment history have not been independently confirmed.

Community Layout & Lifestyle

Martins Landing offers a large-scale condominium lifestyle centered on a clubhouse, fitness center, and multiple outdoor gathering spaces with grilling stations -- an extensive shared-amenity package, reflecting its larger overall unit count. Walking and biking trails through parks and natural space give residents outdoor recreation options without leaving the community grounds.

Shopping, Healthcare & Airport Access

Martins Landing is located along Martins Landing Way in North Reading, Massachusetts, just north of Boston in Middlesex County. Buyers should confirm the specific building address and current drive times to area medical facilities and shopping destinations, since the community spans multiple street numbers along the same way.

Age Qualification & Material Ownership Restrictions

Pulte Homes' own community materials and multiple independent directories describe Martins Landing as an active-adult community for residents 55 and older, which is treated as a reasonably confirming, builder-sourced basis for presenting it as legally age-restricted 55+. Martins Landing likely falls under Massachusetts's own registration-based over-55 exemption (M.G.L. c. 151B, § 4, paragraph 7), which requires biennial registration with the state housing agency and at least one resident 55 or older per unit, though the community's recorded declaration was not independently reviewed for the exact mechanism or verification procedure. Buyers should confirm current eligibility rules directly with the condominium association.

Tradeoffs & Limitations

Martins Landing's total unit count (450 versus 502 depending on source) could not be reconciled and the community's exact current build-out status was not determined; buyers should confirm both directly with a local agent or the association. Original affordable-tier pricing ($251,800-$282,100) is dramatically lower than current market resale pricing (averaging around $628,000), reflecting either an initial affordable-housing allocation, historical pricing from years ago, or a mix of both -- the two could not be fully disentangled, and buyers should treat the affordable-tier figures as historical rather than representative of current market pricing.

Comparison With Nearby Communities

Martins Landing is substantially larger in scale (likely 450-plus units) than Highcrest at Meadow Walk in Sudbury (57 units) or Holliston Woods in Holliston (66 units), giving it a more active resale market and a wider range of available unit types. Unlike those two communities, which are both confirmed sold out of new construction, it could not be determined with confidence whether Martins Landing remains an active new-construction seller.

Current Listings

A connected local agent, or the Pulte Homes sales office directly, can provide current available Martins Landing listings and confirm remaining new-construction inventory, if any.

Is Martins Landing a Del Webb community?

Not by brand name. Every builder-specific source found for Martins Landing identifies Pulte Homes as the builder. Del Webb and Pulte Homes are both PulteGroup brands, and Del Webb's own national site does list North Reading among its Greater Boston results, but the community itself is marketed under the Pulte Homes name.

How many units are in Martins Landing?

Sources conflict: most describe a plan for 450 condominium homes, while at least one source cites as many as 502 units. The discrepancy could not be reconciled; buyers should confirm the current count with the association.

What does a unit at Martins Landing cost?

Current market resales average around $628,000. Original pricing (likely an affordable-housing tier) was reported much lower, at $251,800 for one-bedroom and $282,100 for two-bedroom units -- treat those figures as historical, not current.

Is Martins Landing a legally age-restricted 55+ community?

Pulte Homes' own materials and multiple independent directories describe it as an active-adult community for residents 55 and older. Buyers should confirm the exact restriction with the association, as the recorded declaration was not independently reviewed.