In court-decided eviction outcomes for Wakefield, MA, tenants prevail in roughly 51.2% of contested cases. A higher number means landlords face stronger tenant defenses, longer calendars, and more required documentation, and landlord-friendliness drops as this rises.
Timeline
193d
filing → judgment
From the moment an unlawful-detainer notice is filed in Wakefield, MA until a money judgment is entered, a contested eviction takes about 193 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$11.9–29.9k
legal + lost rent
A typical eviction in Wakefield, MA costs landlords $11,866 to $29,888 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$1,958
28% stretched on rent
Average gross rent in Wakefield, MA is $1,958 per month per the U.S. Census American Community Survey (5-year 2023). 28% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
29.3%
of households
29.3% of occupied housing units in Wakefield, MA are renter-occupied (vs owner-occupied). A higher renter share usually correlates with more eviction filings, more turnover, and a more active rental market.
Poverty
4.6%
4.5% unemp.
4.6% of Wakefield, MA residents live below the federal poverty line, and unemployment runs at 4.5%. Both feed into the economic-stress sub-score in our Eviction Risk Score model because rent payment problems track poverty + joblessness more reliably than any other single signal.
Time machine
Scrub 50 years
197619861996200620162026
2026
● LIVE · today◀ REPLAY · historical
Nine-axis profile
9-axis profile · today
Shape of the risk surface
1 landlord · 10 tenant
Sub-scores · with sparkline
Where the score comes from
1 → 10 scale
Local political climate
Dem margin +39.5% (2024)
8.3
Regional political climate
County-weighted neighbor mix
8.3
State political climate
Massachusetts legislature & governorship
6.2
Economic stress
4.6% poverty · 4.5% unemp.
4.6
Supply constraint
$1,958 average · 29.3% renters
7.8
Rent Control risk
27.5% of income on rent
5.3
Eviction process difficulty
193 days filing → judgment
5.7
Tenant organizing strength
29.3% renters
6.4
Housing court bias
County bench composition
4.1
Geographic context
Risk heat across Wakefield and the region
Click any city to see its score
How Wakefield compares
Risk score vs. peers, county, state, and the U.S.
Rank in Middlesex County
Low
#25of 35 cities
#25 of 35 cities in Middlesex County for landlord eviction risk.
Rank in Massachusetts
Low
#173of 248 cities
#173 of 248 cities in Massachusetts for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
5.7
/ 10 · ELEVATED
The verdict
A Elevated-tier market.
Composite 5.7/10. Mid-range market; standard documentation usually wins. The 50-year curve shows a sharp climb.
50-yr trend+2.7 over 50 yr
197620012026
Steepening since 2010 · COVID inflection visible
193d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $1,958/mo. A contested eviction takes 193 days and costs $11,866–$29,888 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
29.3%
Renters
The renters
Who you'll be renting to.
Out of 27,793 residents, 29.3% rent. 28% are spending 30%+ income on rent, 4.6% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
8.3
Local + regional
The politics
Strong-tenant coastal market.
Local & regional political climate score 8.3 and 8.3 (Dem margin +39.5% (2024)). State climate at 6.2, a mid-range statehouse.
50-yr trendTracks county vote margin
197620012026
Built on 50-yr presidential margins back to 1976.
6.2
State politics
The process
Moderate calendar, moderate friction.
State political climate 6.2/10 sets the legislative ceiling for landlord remedies, and it shows up in the process. Eviction process difficulty reads 5.7, housing court bias 4.1, rent-control risk 5.3. Standard process speed for the state.
50-yr trendProcess difficulty +0.7 since '00
197620012026
Court-clerk data lands in the next release.
4.6
Economic stress
The stress
Economic pressure is the background risk.
Economic stress: 4.6. Supply constraint: 7.8. The numbers behind those: 4.6% poverty, 4.5% unemployment, 28% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Wakefield sits in the slow & expensive quadrant
Bubble size = population · color = risk score
Wakefield · 193d · ~$20.9k all-in ($108/day) · score 5.7National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0–4 4–7 7–10
Landlording in Wakefield, Massachusetts, presents an elevated-friction market where documented notices and proactive screening matter. The Eviction Risk Score is 5.7/10 (ELEVATED tier), drawn from the nine sub-axes shown above, covering rent-control exposure, eviction-process difficulty, housing-court bias, tenant-organizing strength, supply constraint, economic stress, and local, regional, and state political climate. This is not a quick-fix market: it's a Elevated-friction market where lease drafting, screening discipline, and well-documented notices materially change outcomes.
Wakefield is a city of 27,793 residents where 29.3% of occupied units are renter-occupied, and the typical renter spends 27.5% of income on rent. At an average rent of $1,958/month, the typical renter household here spends more than the federal 30% threshold on housing, a leading indicator of payment volatility and a precondition for the kinds of tenant defenses that show up most often in housing court.
01Process
How Wakefield eviction process actually works
Eviction process difficulty here reads 5.7/10, a number that combines statutory complexity (notice categories, just-cause rules, mandatory pre-filing disclosures) with operational realities (court calendar length and clerk responsiveness). The typical contested filing in Wakefield closes 193 days after the initial notice. For non-payment of rent the first step is a properly-formatted, properly-served pay-or-quit notice; for material lease breaches it's a cure-or-quit; for tenancies under just-cause protection an at-fault grounds notice (or a no-fault notice with statutory relocation assistance) is required.
The slow part of Wakefield's timeline is usually the calendar, not the motion practice. Housing court bias scores 4.1/10 here, meaning judges read borderline procedural defects in the tenant's favor more often than the national norm. The practical implication: every notice and every proof of service needs to be airtight before it gets filed.
02Cost
What it costs (and how long it takes)
An all-in eviction in Wakefield runs $11,866 to $29,888 per case once you account for filing fees, attorney time, lost rent during pendency, sheriff lockout, and unit turnover. That range is wide because the upper bound assumes a tenant answer plus motion practice, common when housing court bias is high. The lower bound assumes a default judgment after proper service.
For landlords running the numbers on holding costs vs. cash-for-keys: if your projected timeline times your monthly rent already exceeds the high-end cost number, cash-for-keys at 1–2 months' rent is typically the economically rational choice. With 193 days of typical timeline and $1,958/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 6.4/10 in Wakefield, and the city has limited rent control exposure (5.3/10). Operations practice that survives audit in this environment looks like:
Screening discipline. Document income (verified at 2.5 to 3x rent), credit (with a clear minimum), and prior-tenancy reference checks, but do not screen on protected categories or source-of-income where banned. Keep a written, consistent screening criteria document for every applicant.
Lease specificity. Use a state-specific lease that names every term clearly: rent due date, late fees within statutory caps, deposit handling, smoke and CO disclosure, lead paint disclosure (pre-1978 stock), and a clean attorney's-fees clause.
Security deposit handling. Itemize deductions within the statutory window. Photograph move-in/move-out condition. In Massachusetts, deposit cap and refund window are statute, so exceed them at your own risk.
Mid-tenancy documentation. Keep date-stamped records of every rent receipt, every habitability request, every notice served. The day you need them in court is too late to start.
04Strategy
What an everyday landlord should actually do here
If you own one to four units in Wakefield: hire a property manager who knows the local court. The pricing differential between self-managing and hiring out is small relative to the cost of one botched eviction in a ELEVATED tier market. If you own five or more: build relationships with a local landlord-side attorney before you need one, since retainer fees are negligible compared to emergency-rate billing when an eviction is already moving.
The avoidable mistakes here are all upstream of the filing: weak screening, an informal lease, sloppy rent receipts, and notice templates pulled off the internet that don't match Massachusetts's statutory language. Fix those four, and most cases settle or default. Skip them, and a $29,888 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Wakefield
Trap · 29.3%
29.3% renter share against 27,793 residents produces roughly 8,143 rental occupants in Wakefield. Suffolk County voted D 63.2% in 2020. Eviction filings tend to cluster in the multifamily rental corridor.
05FAQ
Frequently asked questions
Q1
What's the absolute fastest I can evict someone for not paying rent in Wakefield?
Even with perfect execution, you're looking at a minimum of 30-45 days to get through the initial notice and court filing. That's before any hearings, continuances, or a trial. The 193-day average timeline for a full eviction process is a more realistic expectation.
Q2
Can I evict a tenant in Wakefield for a lease violation that isn't non-payment?
Yes, you can. For a material breach of the lease (e.g., unauthorized pets, property damage), you typically need to serve a notice to cure or quit. The notice period depends on the lease and the violation, but usually, it's a 30-day notice to quit. If they don't fix the issue or move, you can then file for eviction.
Q3
Is rent control a risk in Wakefield?
Currently, there is no statewide rent control in Massachusetts. However, the topic frequently comes up in state legislative discussions. While Wakefield doesn't have local rent control, it's something landlords in Massachusetts should keep an eye on. See our Massachusetts rent control rules for more.
Q4
What if my tenant claims my property has issues (e.g., no heat, leaks) when I try to evict them?
This is a common tenant defense in Massachusetts, known as a "warranty of habitability" defense. If a tenant can prove there are serious habitability issues you failed to address, it can significantly complicate your eviction case and potentially lead to damages being awarded to the tenant. Always address maintenance requests promptly and keep records.
Q5
Do I really need an attorney for an eviction in Wakefield?
For an everyday landlord, yes, absolutely. Massachusetts landlord-tenant law is complex, and the courts are not forgiving of procedural errors. Trying to handle an eviction yourself will almost certainly lead to delays, increased costs, and likely a dismissal of your case. It's an investment to protect your property and income. You can learn more about this on our Suffolk County eviction guide.
A 5.7/10 places Wakefield in the 42nd percentile of Massachusetts cities on the Eviction Risk Score index. The score is the average of the nine sub-axes, all calibrated on a national 1 to 10 scale where 1 is most landlord-friendly and 10 is most tenant-protective. The 50-year reconstruction shows this score has risen sharply since 1976, a structural drift driven by court-calendar growth, rent-control adoption, and the rise of tenant-side legal aid. The trajectory matters more than the snapshot: the score is the climate, not the weather.
Neighborhoods in Wakefield (1 with eviction-risk data)
Click a neighborhood to see its pop-weighted score, constituent census tracts, and demographics. Sorted by population.
