Massachusetts housing market update: October 2026
September 2026 closed single-family sales for Greater Boston and Eastern Massachusetts, town by town, with the monthly carrying cost of a median home.
Current issue: The Context Report No. 5, October 2026. Updated monthly. Past issues are kept as published.
1,791 single-family homes closed in September across the towns we track, fewer than in August in most regions. Prices are split: Andover's 12-month median is up 14.6% and Marblehead's about 10%, while Belmont is down 8.6% and Newton 6.4%. In Boston, the September median was $810,000 on 59 sales and the 12-month median was $871,250.
What stood out in September
- Read the 12-month number, not the monthly one. Boston's single-family median fell from $1,150,000 in August to $810,000 in September, but its 12-month median only moved from $875,000 to $871,250. Manchester-by-the-Sea went from $3,535,000 on 2 sales to $1,287,500 on 6, while its 12-month median held near $1.57 million. Small samples swing.
- Fewer closings. Greater Boston closed 395 single-family homes, down from 467 in August. Metro West fell from 318 to 236 and the Northwest suburbs from 161 to 97. The North Shore was the exception, up slightly from 238 to 244.
- Mixed prices. Ten of 26 Greater Boston towns and 12 of 21 Metro West towns show a lower 12-month median than a year ago. In the Southwest suburbs only 3 of 13 do.
September by region
| Region | Sept closings | Aug closings | Towns down vs. last year (12-mo median) |
|---|---|---|---|
| Greater Boston | 395 | 467 | 10 of 26 |
| Metro West | 236 | 318 | 12 of 21 |
| Northwest Suburbs | 97 | 161 | 2 of 9 |
| Southwest Suburbs | 155 | 203 | 3 of 13 |
| North Shore | 244 | 238 | 10 of 21 |
| South Shore | 424 | n/a | 5 of 21 |
| Merrimack Valley | 240 | 250 | 8 of 15 |
How to read the town tables
- Median is the September single-family median sale price. 12-mo median covers the trailing 12 months, and change compares it with the same period a year earlier.
- Carrying cost is estimated monthly principal, interest and property tax on the September median, 20% down, 30-year fixed, using the FY2026 tax rate. It excludes insurance, PMI, HOA, maintenance and closing costs.
- † jumbo loan used (80% of the median is above the 2026 conforming limit of $962,550 in Suffolk, Middlesex, Essex, Norfolk and Plymouth counties, $832,750 in Worcester County). * town offers a residential exemption that is not applied, so owner-occupants there may pay less tax. ‡ fewer than 5 sales; treat the median with caution.
Greater Boston
| Town | Sept median | Sales | Est. carrying cost / mo | 12-mo median | Change |
|---|---|---|---|---|---|
| Brookline †* | $2,575,000 | 9 | $16,764 | $2,570,000 | +2.4% |
| Cambridge †* | $2,400,000 | 6 | $14,910 | $2,475,000 | +6.1% |
| Winchester † | $1,900,000 | 11 | $12,502 | $1,755,000 | -6.4% |
| Newton † | $1,850,000 | 29 | $11,959 | $1,825,000 | -6.4% |
| Belmont † | $1,525,000 | 16 | $10,089 | $1,600,000 | -8.6% |
| Arlington † | $1,518,000 | 11 | $9,937 | $1,305,000 | +6.1% |
| Lexington † | $1,487,500 | 14 | $9,940 | $1,750,000 | -5.4% |
| Watertown †‡* | $1,302,500 | 3 | $8,692 | $1,055,000 | +5.8% |
| Somerville †* | $1,282,500 | 6 | $8,428 | $1,305,000 | -4.2% |
| Milton | $1,130,000 | 16 | $7,456 | $1,106,700 | +7.4% |
| Stoneham | $1,050,000 | 17 | $6,775 | $855,625 | +1.3% |
| Winthrop | $960,000 | 7 | $6,281 | $747,000 | +4.1% |
| Reading | $950,000 | 9 | $6,201 | $975,000 | +8.3% |
| Melrose | $950,000 | 17 | $6,241 | $968,000 | -0.7% |
| Medford | $860,000 | 11 | $5,447 | $905,000 | -0.5% |
| Wakefield | $855,000 | 13 | $5,636 | $850,000 | +1.7% |
| Dedham | $830,000 | 19 | $5,510 | $770,000 | -2.3% |
| Boston * | $810,000 | 59 | $5,384 | $871,250 | -1.0% |
| Woburn | $775,000 | 15 | $4,942 | $784,750 | +1.6% |
| Quincy | $772,500 | 40 | $5,095 | $755,000 | +3.4% |
| Waltham * | $760,000 | 11 | $4,920 | $870,000 | -1.6% |
| Malden * | $682,000 | 15 | $4,477 | $710,000 | +1.4% |
| Revere | $675,000 | 17 | $4,292 | $668,000 | +1.2% |
| Everett * | $670,000 | 7 | $4,466 | $670,000 | +0.1% |
| Saugus | $652,500 | 16 | $4,230 | $699,450 | +1.7% |
| Chelsea ‡* | $387,000 | 1 | $2,543 | $711,000 | +9.2% |
Metro West
| Town | Sept median | Sales | Est. carrying cost / mo | 12-mo median | Change |
|---|---|---|---|---|---|
| Wellesley † | $3,075,000 | 15 | $20,001 | $2,367,500 | +7.9% |
| Dover † | $1,782,500 | 6 | $11,746 | $2,050,000 | +14.1% |
| Weston † | $1,710,850 | 13 | $11,229 | $2,565,000 | -1.3% |
| Needham † | $1,570,000 | 15 | $10,298 | $1,770,000 | -1.7% |
| Hopkinton † | $1,200,000 | 13 | $8,198 | $1,168,444 | +12.4% |
| Sherborn †‡ | $1,185,000 | 2 | $8,250 | $1,270,000 | -4.2% |
| Bolton †‡ | $1,155,500 | 4 | $8,276 | $910,000 | -10.8% |
| Natick | $1,135,000 | 19 | $7,523 | $1,082,500 | -1.6% |
| Sudbury † | $1,077,500 | 10 | $7,377 | $1,200,000 | -2.3% |
| Southborough | $1,015,000 | 5 | $6,913 | $940,000 | -10.0% |
| Holliston | $991,250 | 8 | $6,745 | $741,900 | -1.1% |
| Wayland | $971,000 | 6 | $6,651 | $1,244,000 | +9.7% |
| Littleton | $890,000 | 11 | $6,036 | $810,000 | -1.6% |
| Westborough | $818,000 | 6 | $5,678 | $770,000 | -5.3% |
| Northborough | $797,500 | 10 | $5,462 | $765,000 | +5.9% |
| Stow ‡ | $767,000 | 4 | $5,448 | $885,000 | +6.6% |
| Ashland | $759,000 | 12 | $5,065 | $735,000 | -2.0% |
| Framingham | $725,000 | 37 | $4,785 | $704,000 | -1.3% |
| Marlborough | $670,000 | 21 | $4,350 | $620,000 | 0.0% |
| Hudson | $599,950 | 12 | $4,075 | $675,000 | +5.5% |
| Maynard | $575,000 | 7 | $4,024 | $647,000 | +1.7% |
Northwest Suburbs
| Town | Sept median | Sales | Est. carrying cost / mo | 12-mo median | Change |
|---|---|---|---|---|---|
| Concord †* | $1,550,000 | 11 | $10,454 | $1,742,500 | +1.0% |
| Boxborough †‡ | $1,500,000 | 3 | $10,409 | $1,100,000 | +18.0% |
| Bedford | $1,094,000 | 8 | $7,280 | $1,070,500 | -7.7% |
| Westford | $958,000 | 6 | $6,425 | $907,500 | -6.4% |
| Burlington | $900,000 | 13 | $5,704 | $865,500 | +0.6% |
| Acton | $880,000 | 11 | $6,131 | $996,000 | +4.8% |
| Wilmington | $852,500 | 12 | $5,597 | $789,950 | +6.0% |
| North Reading | $825,000 | 13 | $5,527 | $945,000 | +5.6% |
| Billerica | $715,000 | 20 | $4,706 | $718,000 | +1.0% |
Southwest Suburbs
| Town | Sept median | Sales | Est. carrying cost / mo | 12-mo median | Change |
|---|---|---|---|---|---|
| Westwood † | $1,505,000 | 9 | $10,128 | $1,239,000 | +1.9% |
| Medfield ‡ | $1,085,000 | 4 | $7,314 | $1,150,000 | +7.2% |
| Sharon | $998,500 | 14 | $7,033 | $852,500 | +0.3% |
| Wrentham | $937,500 | 8 | $6,175 | $808,500 | +9.6% |
| Canton | $919,500 | 9 | $5,909 | $850,000 | +4.9% |
| Walpole | $892,764 | 17 | $5,938 | $850,000 | +8.3% |
| Franklin | $801,000 | 13 | $5,259 | $772,500 | +10.4% |
| Foxboro | $780,000 | 13 | $5,224 | $736,500 | +1.3% |
| Mansfield | $777,500 | 16 | $5,213 | $714,275 | -1.9% |
| Medway | $720,000 | 11 | $4,882 | $740,000 | -1.3% |
| Norwood | $702,500 | 14 | $4,519 | $751,000 | -1.2% |
| Stoughton | $667,500 | 22 | $4,404 | $650,000 | +3.0% |
| Millis | $540,000 | 5 | $3,721 | $772,000 | +5.8% |
North Shore
| Town | Sept median | Sales | Est. carrying cost / mo | 12-mo median | Change |
|---|---|---|---|---|---|
| Newburyport † | $1,374,950 | 12 | $8,839 | $1,090,000 | -6.4% |
| Lynnfield † | $1,307,000 | 9 | $8,642 | $1,107,000 | +6.4% |
| Manchester-by-the-Sea † | $1,287,500 | 6 | $8,217 | $1,565,500 | +16.0% |
| Wenham ‡ | $1,153,000 | 3 | $8,009 | $1,176,500 | +19.7% |
| Marblehead | $1,127,500 | 14 | $7,134 | $1,132,500 | +10.0% |
| Middleton | $1,050,000 | 6 | $6,996 | $982,500 | -4.1% |
| Topsfield | $1,001,000 | 7 | $6,926 | $987,750 | -0.7% |
| Newbury | $990,000 | 5 | $6,555 | $940,000 | -1.1% |
| Essex ‡ | $970,000 | 3 | $6,500 | $902,500 | -13.2% |
| Rowley ‡ | $960,000 | 3 | $6,357 | $894,750 | +1.1% |
| Ipswich | $890,000 | 11 | $5,796 | $900,000 | -1.6% |
| Gloucester | $882,500 | 10 | $5,639 | $770,000 | +2.7% |
| Swampscott | $875,000 | 6 | $5,787 | $862,875 | -5.7% |
| Rockport | $866,000 | 7 | $5,472 | $950,000 | +8.6% |
| Beverly | $825,000 | 25 | $5,375 | $806,000 | +8.9% |
| Danvers | $783,000 | 19 | $5,091 | $730,000 | +0.7% |
| Hamilton | $750,000 | 9 | $5,150 | $831,500 | -6.3% |
| Salem | $725,000 | 17 | $4,721 | $710,000 | +1.4% |
| Peabody | $703,000 | 27 | $4,501 | $710,000 | +2.9% |
| Salisbury | $672,000 | 6 | $4,329 | $660,000 | -4.2% |
| Lynn | $585,000 | 39 | $3,786 | $580,000 | -3.3% |
South Shore
| Town | Sept median | Sales | Est. carrying cost / mo | 12-mo median | Change |
|---|---|---|---|---|---|
| Hingham † | $2,030,000 | 20 | $13,255 | $1,497,500 | +10.5% |
| Cohasset †‡ | $1,783,000 | 2 | $11,773 | $1,600,000 | +12.7% |
| Norwell † | $1,543,500 | 14 | $10,382 | $1,100,000 | -6.8% |
| Scituate † | $1,215,000 | 24 | $7,868 | $1,115,000 | +1.4% |
| Duxbury † | $1,205,000 | 20 | $7,817 | $1,250,000 | +5.5% |
| Hanover | $1,190,000 | 5 | $7,917 | $912,500 | +14.4% |
| Hull | $948,000 | 10 | $6,176 | $785,000 | +13.9% |
| Marshfield | $830,250 | 20 | $5,326 | $833,000 | +1.5% |
| Plymouth | $710,000 | 74 | $4,728 | $715,000 | +5.2% |
| Weymouth | $665,000 | 40 | $4,294 | $675,750 | +4.6% |
| Plympton | $652,500 | 74 | $4,493 | $695,000 | -9.4% |
| Kingston | $630,000 | 17 | $4,210 | $728,000 | -6.8% |
| Halifax | $625,000 | 15 | $4,242 | $607,500 | +16.3% |
| Pembroke | $622,500 | 20 | $4,106 | $675,000 | +2.7% |
| Whitman | $617,500 | 6 | $4,151 | $565,000 | +7.6% |
| Randolph | $605,000 | 22 | $3,980 | $607,500 | +4.7% |
| Abington | $597,000 | 14 | $3,989 | $610,000 | -1.2% |
| Carver ‡ | $545,400 | 3 | $3,680 | $560,185 | -3.8% |
| Rockland | $505,000 | 7 | $3,419 | $610,000 | +9.9% |
| Holbrook | $499,900 | 11 | $3,311 | $550,000 | +4.8% |
| Hanson | $489,500 | 6 | $3,281 | $625,000 | +3.3% |
Merrimack Valley
| Town | Sept median | Sales | Est. carrying cost / mo | 12-mo median | Change |
|---|---|---|---|---|---|
| Boxford ‡ | $1,142,500 | 4 | $7,703 | $1,085,000 | -0.2% |
| Andover | $1,075,000 | 28 | $7,138 | $1,180,000 | +14.6% |
| North Andover | $1,050,000 | 18 | $6,878 | $962,500 | +1.9% |
| Groveland ‡ | $982,639 | 2 | $6,579 | $732,500 | -3.3% |
| Georgetown | $962,500 | 8 | $6,507 | $765,000 | +3.4% |
| West Newbury ‡ | $830,000 | 3 | $5,362 | $975,000 | -6.7% |
| Tewksbury | $756,500 | 16 | $5,039 | $742,500 | +2.4% |
| Merrimac | $679,500 | 6 | $4,562 | $685,000 | -3.2% |
| Chelmsford | $679,250 | 23 | $4,564 | $721,000 | -0.6% |
| Amesbury | $640,300 | 13 | $4,398 | $687,500 | -2.4% |
| Methuen | $633,000 | 32 | $4,102 | $600,000 | -3.2% |
| Haverhill | $615,000 | 27 | $3,996 | $610,000 | +3.4% |
| Dracut | $610,000 | 21 | $3,916 | $590,000 | +1.7% |
| Lowell | $545,000 | 26 | $3,575 | $535,000 | +1.2% |
| Lawrence | $525,000 | 13 | $3,325 | $525,000 | -2.8% |
What this means if you are buying or selling
If you are selling, the September dip in closings reflects contracts signed in the summer. Fall listings face fewer buyers than spring, but also less competition from other sellers. Pricing to the most recent comparable sales matters more than any town median.
If you are buying, the carrying cost column is a starting point for budgeting. Add insurance, and HOA fees for condos, and get a pre-approval based on your own rate. In towns marked with an asterisk, ask about the residential exemption, which can lower the tax bill on a home you live in.
Town-wide medians are a blunt tool. For a read on your street or building, request a home value review or contact us.
Sources
- The Context Report No. 5, October 2026 (Team Brusil). MLS PIN closed single-family sales, September 2026, data pulled October 4, 2026.
- Massachusetts Department of Revenue, FY2026 residential tax rates (used for carrying cost)
- Mortgage News Daily, trailing 30-day average 30-year fixed and jumbo rates (used for carrying cost)
Questions this page answers
Is the Massachusetts housing market slowing down?
Activity dipped from August to September, which is a normal seasonal pattern. Across the 129 towns we track in Eastern Massachusetts, single-family closings fell in most regions month over month. Prices are mixed: some towns are up double digits over the past 12 months and others are down. There is no single statewide story.
Why did the Boston median price drop so much in one month?
Monthly medians move a lot when a handful of high or low sales close in the same month. Boston's single-family median went from $1,150,000 in August to $810,000 in September, while its 12-month median barely moved, from $875,000 to $871,250. The 12-month figure is the better read on direction.
What is the carrying cost in this report?
It is the estimated monthly principal, interest and property tax on the town's median-priced single-family home, with 20% down on a 30-year fixed loan. It leaves out insurance, PMI, HOA fees, maintenance and closing costs, so your real monthly cost will be higher.
Where does this data come from?
Closed single-family sales reported to MLS Property Information Network (MLS PIN) for September 2026, pulled October 4, 2026, as published in The Context Report No. 5 (October 2026), Team Brusil's monthly market report.
How often is this page updated?
Monthly, after each new Context Report. Older issues will move to the market report archive.
Can I get numbers for my street or neighborhood?
Yes. Town medians hide a lot. Call or text us and we will pull recent sales for your area, or request a home value review.