Scarborough Beachside Living: Comparing Key Neighborhoods

You know Scarborough’s beaches are special. The question is which shoreline fits how you actually want to live. Each micro-neighborhood offers a different rhythm, from surf-at-dawn cottage lanes to quiet river coves and storied oceanfront estates. In this guide, you’ll compare Higgins Beach, Pine Point, Ferry Beach, and Prouts Neck side by side, along with the practical details that matter for daily life, guests, and resale. Let’s dive in.

Higgins Beach

Higgins feels like a classic Maine beach village. You’ll find a half mile of sand, a tight-knit summer community, and a strong surf culture. Lots are compact, and homes range from simple cottages to polished, year-round rebuilds.

Beach access is town operated. Bayview Avenue has metered on-street spaces in season, and the town runs paid municipal lots. Scarborough updated fees for 2025 to a flat daily lot rate and maintains separate meters on Bayview. For official rules, parking, and seasonal hours, check the Town of Scarborough’s beach page and local surf guidance from the Higgins Beach Association.

In summer, expect early surf sessions and a steady day-tripper flow, shaped by parking limits and enforcement. After Labor Day, the neighborhood quiets, and the small-village feel shines.

Pine Point and Hurd Park

Pine Point serves up a long, wide strand on Saco Bay with room to spread out. The profile is relaxed and family friendly, with kites in the breeze and easygoing beach days. The Visit Portland overview of Pine Point captures the setting well.

Hurd Park is the primary municipal access point, with a larger paid lot, restrooms, and concessions that make logistics simpler than street-constrained parking at Higgins. The town’s seasonal passes and daily fees apply here; see the Town of Scarborough’s beach page for details.

Housing is a mix of classic cottages, mid-century homes, and upgraded oceanfront properties. Many residents stay year round, and the area is quieter than neighboring resort towns off season.

Ferry Beach and Scarborough Beach State Park

On the west side of Prouts Neck near the Scarborough River, Ferry Beach is calmer and more protected. It suits paddlers, boaters, and sunset walkers. The Ferry Beach profile on OpenWaterData outlines amenities and setting.

Ferry Beach has town parking and a boat launch. Across the peninsula, Scarborough Beach State Park delivers a bigger, surf-oriented experience with lifeguards in season and state park facilities. Important note: town seasonal passes do not cover State Park parking. Rules for dogs and protected nesting birds vary between town beaches and the State Park, so always confirm the specific beach’s current policy on the town’s beach page.

Nearby housing ranges from modest cottages off Ferry Road to premium properties as you move onto Prouts Neck.

Prouts Neck

Prouts Neck is Scarborough’s historic oceanfront peninsula and one of its most exclusive addresses. You’ll find classic shingle-style cottages, large estates, and private ways serving a semi-private community. The Prouts Neck overview on Wikipedia explains the peninsula’s history and landmarks.

Many shoreline areas are associated with private clubs or private beaches. Town beaches adjacent to the Neck, such as Ferry and Western, operate under town rules and parking passes if you use those access points. Local anchors like the Black Point Inn operate seasonally, which adds to the summer-on-the-coast cadence.

Inventory on the Neck is limited, and land is scarce. Properties that come to market often command premium pricing, especially along the open ocean.

The practical differences that shape daily life

Beach parking and passes

Scarborough operates seasonal passes and daily fees at municipal lots from late May through Labor Day. For 2025, the Council approved a revised fee structure that includes a flat daily lot rate and separate metered parking on Bayview at Higgins. Non-resident season passes are capped. Review official details and current availability on the Town of Scarborough’s beach page and local reporting on the policy change from the Portland Press Herald.

What it means for you: if you plan to host frequent summer guests or rely on visitor parking for rental turnover, build the parking plan into your decision and budget.

Seasonality and services

Many beach-area businesses, inns, and clubs run May through October. On Prouts Neck, the Black Point Inn and private club amenities are typically seasonal. If you want year-round dining and nightlife, you may spend more time in central Scarborough or Portland. If you prefer a quiet, seasonal retreat, Higgins and Prouts Neck deliver that tone.

Flood zones and insurance

New FEMA digital flood maps for Cumberland County took effect on June 20, 2024. Some properties near the shore are newly mapped into Special Flood Hazard Areas, which can trigger lender requirements, impact insurance pricing, and shape what you can build or renovate. Before you bid, verify the DFIRM status and elevation certificates for the exact address and consult the town’s Floodplain Administrator. Start with the town’s FEMA flood map update page.

Short-term rentals

Scarborough studied a townwide short-term rental registration and inspection program in 2023 through 2025. A draft registration ordinance failed an initial Council reading on October 15, 2025, so the regulatory picture remains in flux. If rental income is part of your plan, track the town’s updates and confirm current requirements on the Short-Term Rentals project page before you buy.

Sewer vs septic and permits

Along the coast, not every property is tied to municipal sewer. Shoreland zoning, setback rules, and floodplain regulations also shape what is possible on a given lot. Build a quick due-diligence step into your process to confirm sewer or septic, and speak with Planning and Codes about renovations. The town’s beach page is a good gateway to municipal contacts.

Commute and access

Scarborough’s beach neighborhoods sit within the Greater Portland commuting shed. Depending on your exact address and traffic, you can expect a drive into Portland of roughly 15 to 30 minutes in normal conditions. For a clear picture, test your route with a map app at your target times.

Neighborhood fit: quick pointers

• Choose Higgins Beach if you want a compact, surf-forward cottage neighborhood with a strong summer community, and you are comfortable planning around metered and municipal lot parking.
• Choose Pine Point if you want a wide, easy-access beach day with family-friendly logistics at Hurd Park, and a mix of classic cottages and upgraded homes.
• Choose Ferry Beach if you prefer calmer water near the river, boat launch access, and low-key sunset walks, with town parking close by.
• Choose Prouts Neck if you value privacy, architecture, and oceanfront prestige within a historic, semi-private peninsula, and plan for seasonal operations at local amenities.

A day in the life: four ways to live beachside

• Higgins Beach: Coffee on the porch, an early surf check, then a beach walk before Bayview meters fill. Lunch back at the cottage and a quiet evening as day-trippers head out. For surf timing and neighborhood etiquette, review the Higgins Beach Association info.
• Pine Point: Pack the car for Hurd Park, grab a concession snack, and spread out on the wide sand. Kite time in the afternoon and an easy load-out back to the lot. See the Visit Portland Pine Point overview for a sense of the scene.
• Ferry Beach: Launch a kayak near the Scarborough River in the morning, nap on the sand after lunch, then catch a pastel sunset. The OpenWaterData page shows local conditions and amenities.
• Prouts Neck: Hike the shoreline paths, tour the peninsula’s cultural touchpoints, and finish with a classic porch moment at the Black Point Inn in season.

Buyer checklist before you write an offer

• Confirm how you will access the beach day to day and where guests will park. Review current passes, fees, and hours on the Town of Scarborough’s beach page and plan around peak weekends.
• Verify flood mapping for the exact address. Start with the town’s FEMA flood map update page and ask for an elevation certificate if applicable.
• Ask whether the property is on municipal sewer or a private septic system, and what that means for future renovations.
• If you want rental income, monitor the town’s Short-Term Rentals project page and confirm current registration, inspection, and tax requirements.
• Map your commute during your typical drive window and test the route from the specific address.

Ready to compare homes by beach, block, and lifestyle fit? For a private, concierge-level search and property-specific due diligence, connect with Emilie Levecque.

FAQs

What are Scarborough’s 2025 beach parking fees and passes?

• Scarborough uses seasonal passes and daily lot fees. For 2025 the town adopted a flat daily lot rate for municipal lots, with separate meters on Bayview at Higgins. Non-resident passes are capped. Confirm current details on the town’s beach page and see local reporting on changes from the Portland Press Herald.

Do dog rules differ by Scarborough beach and season?

• Yes. Dog access windows and leash rules vary by beach and by time of year, and nesting-bird protections can add seasonal limits. Always check the latest rules on the Town of Scarborough’s beach page before you go.

How do the 2024 FEMA flood map changes affect buying near Scarborough’s beaches?

• New DFIRMs took effect June 20, 2024, and some properties are now mapped into Special Flood Hazard Areas. Verify the exact address on the town’s FEMA flood map page, review elevation data, and speak with your lender and insurer early.

Can I use a Scarborough town beach pass at Scarborough Beach State Park?

• No. Scarborough Beach State Park is state operated with separate fees and lifeguards in season. Town passes apply only to town-operated beaches, not the State Park. Check details on the town’s beach page.

What is the status of short-term rental rules for Scarborough beach houses?

• The town studied an STR registration and inspection program in 2023–2025, and a draft ordinance failed an initial Council reading on October 15, 2025. The policy environment is evolving. For updates and current requirements, use the Short-Term Rentals project page.