• Atherton Real Estate: Pricing, Strategy and Estate Sales | October 2026

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    Catherine Bassick

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    Atherton Real Estate: Pricing, Strategy and Estate Sales | October 2026

    By Catherine Bassick · Bassick Advisors Intelligence

    Atherton’s record $10.725 million ZIP-code median is an important signal. For an owner deciding when and how to sell, the more consequential question is how a particular estate compares with the properties buyers can choose today. My approach starts with that distinction: translate the market data into a pricing, preparation and negotiation strategy for the individual property.

    In this October 2026 Atherton real estate market update, I examine the closed sales, active competition and estate-sale considerations that should inform that strategy. Woodside, Palo Alto, Los Altos Hills and Menlo Park provide regional context, while Atherton remains the focus.

    Atherton real estate: what the record prices mean for sellers

    The historic carriage house and water tower at Holbrook-Palmer Park in Atherton, California.
    Holbrook-Palmer Park, Atherton. Photograph taken in 2014.

    The national ranking placed Atherton ZIP 94027 first nationally at $10,725,000, up 29% from the prior year’s approximately $8.3 million. The January–September 2026 closed-residential-sales ranking recorded the first eight-figure ZIP median in the study’s history. The ZIP result and the town’s approximately $11.3 million single-family median cover different periods and property populations.

    MeasureReported figureSource and period
    Median sale price, ZIP 94027$10,725,000 (+29% year over year)closed sales Jan 1–Sep 30, 2026
    Median single-family sale price~$11,300,000 (+17.1% year over year)Jan–Aug 2026
    Single-family sales57 (35 above $10 million)Jan–Aug 2026
    Median days on market (sold)11 Jan–Aug 2026
    Median list price (active)$10,500,000 Oct 30, 2026
    Active inventory21 Oct 30, 2026
    Market Action Index42 (up from 38 a month earlier) — slight seller’s advantage Oct 30, 2026
    Median days on market (active)28Active-listing data, Oct 30, 2026
    Atherton median single-family sale prices, January–August: $9.65 million in 2025 and $11.3 million in 2026, up 17.1%.
    Atherton median single-family sale prices, January–August: $9.65 million in 2025 and $11.3 million in 2026, up 17.1%.

    The separate MLS analysis recorded 35 sales above $10 million during January–August and reported that 19.3% of single-family sales closed at least $1 million over asking. That does not mean every listing attracted a premium: the October 30 Bassick Advisors snapshot showed price reductions on 14% of active listings.

    My view: the median is the starting point

    The 57 single-family sales in the January–August analysis included 35 above $10 million. That concentration makes the mix of homes closing especially relevant. I would not apply the reported 17.1% town-median increase—or the separate 29% ZIP-median increase—to a prior valuation of your home. I would identify the closest completed sales and examine what distinguishes your property from each one.

    How I would position an Atherton estate

    Start with the competitive set. I assess the lot and its usability, privacy, condition, design, improvements and the alternatives available to the likely buyer. A newly built residence, an older home requiring substantial work and a property valued primarily for its land need different comparisons and presentation strategies.

    Prepare the property and the information together. Presentation should make the home’s strengths clear. The disclosure and due-diligence process should address material property questions early, with the appropriate inspectors and advisors. My aim is to give buyers the information they need to evaluate the opportunity and reduce avoidable uncertainty during negotiations.

    Price for the property’s actual position. A market can record substantial over-asking sales while other listings reduce their prices. Atherton’s October snapshot illustrates that distinction. I weigh comparable sales alongside current competition, then use buyer response to assess whether the positioning is working.

    For Atherton trustees, executors and family advisors

    An estate sale needs a real estate strategy that fits the administration plan. My role is to connect property preparation, pricing, marketing and offer evaluation with the client’s priorities, while coordinating with their attorney, tax advisor and appraiser as appropriate. Valuation purpose and date, decision authority, carrying costs, access, contents and security should be discussed before launch.

    When offers arrive, I consider the full proposal: price, financing, contingencies, timing and execution risk. The highest headline number and the strongest overall proposal may differ. Clear criteria and a documented comparison help the client make an informed decision.

    Discuss your Atherton property

    If you are considering a sale, purchase or estate-related decision in Atherton, contact me for a confidential property strategy discussion. We can review the relevant comparable sales, current competition and preparation priorities for your home.

    How Atherton compares with nearby Peninsula markets

    CommunityMedian asking priceActive homesMarket Action IndexSnapshot
    Atherton$10,500,0002142; prior month 38Oct 30, 2026
    Woodside$6,687,50028Not suppliedSep 27, 2026
    Palo Alto$4,244,0003471; prior month 64Oct 26, 2026
    Los Altos Hills$12,647,5001644; prior month 45Oct 26, 2026
    Menlo Park$4,336,5004053; prior month 55Oct 27, 2026

    These are asking prices and active inventory, not sale prices. Woodside’s older MLS snapshot is not directly comparable in time or necessarily in filtering. The Market Action Index compares sales rate with inventory; it is not a percentage or a home-appreciation rate. MLSListings Woodside data.

    Recent closed-sale results: a separate view

    TownApprox. median single-family sale priceYear-over-year changeSalesReported median days on market
    Atherton$11,300,000+17.1%5711
    Palo Alto$4,125,000+7.8%2709
    Menlo Park$3,580,000+8.5%1998

    January–August 2026 MLSListings data. These historical sold-home measures are distinct from the active-listing measures above. Off-MLS transactions may not appear. Comparable town-level results for Woodside and Los Altos Hills are not included in this report.

    Woodside real estate: land, privacy and preparation

    Formal garden paths, hedges and flowering borders at Filoli in Woodside, California.
    Filoli gardens, Woodside. Photograph taken in 2010.

    Woodside requires close attention to the property itself. Where relevant, land use, equestrian improvements, water, septic, access, easements and insurance availability belong in the preparation process. The available September MLS listing snapshot reported a $6,687,500 median asking price and 28 homes for sale. It does not establish a current weekly momentum trend. MLSListings Woodside data.

    MeasureReported figureSource and period
    Median list price$6,687,500MLSListings, September 2026
    Homes for sale28MLSListings, as of Sep 27, 2026
    Woodside September 27, 2026 listing snapshot: median asking price $6,687,500 across 28 homes.
    Woodside September 27, 2026 listing snapshot: median asking price $6,687,500 across 28 homes.

    For trustees and executors: identify property-specific inspection and disclosure needs early. A complete file can reduce uncertainty during negotiations; it cannot guarantee competition or a particular price. No Woodside Market Action Index is inferred here, and ZIP 94062 is not used as a substitute for the town.

    Palo Alto real estate: the strongest available momentum reading

    Tree-lined University Avenue at Waverley Street in downtown Palo Alto, California.
    University Avenue, Palo Alto. Photograph taken in 2020.

    Palo Alto’s October 26 Market Action Index of 71 was the highest among the four current town listing snapshots in this report, up from 64 a month earlier. That indicates stronger seller-side conditions within this comparison; Woodside lacks a matching weekly index. The active median asking price was $4.244 million, across 34 listings..

    MeasureReported figurePeriod
    Median single-family sale price~$4,125,000 (+7.8% year over year) Jan–Aug 2026
    Single-family sales270 (14 above $10 million)an–Aug 2026
    Median days on market (sold)9Jan–Aug 2026
    Cash share of purchases~40% Jan–Aug 2026
    Median sale price, ZIP 94301$4,290,000 (No. 18 in the U.S.)Jan 1–Sep 30, 2026
    Median list price (active)$4,244,000Oct 26, 2026
    Active inventory34Oct 26, 2026
    Market Action Index71 (up from 64 a month earlier) — strong seller’s market Oct 26, 2026
    Median days on market (active)21Oct 26, 2026
    Palo Alto Market Action Index increased from 64 a month earlier to 71 in the October 26, 2026 snapshot.
    Palo Alto Market Action Index increased from 64 a month earlier to 71 in the October 26, 2026 snapshot.

    On completed sales, the January–August MLS analysis reported approximately 40% cash purchases and 14 sales above $10 million. Separately, The national ranking placed ZIP 94301 eighteenth nationally at $4.29 million for January–September residential sales. The ZIP statistic does not represent every Palo Alto neighborhood or only single-family homes.

    For a fiduciary sale: agree on valuation support, preparation and offer criteria before launch. A short historical selling period is a reason to be ready, not a promise that the next home will sell in nine days. Compare price, financing, contingencies and timing together.

    Los Altos Hills real estate: high asking prices and a small sample

    View from a trail across the landscape in Los Altos Hills, California.
    Los Altos Hills landscape. Photograph taken in 2023.

    Los Altos Hills had the highest median asking price in this five-town comparison: $12,647,500 across 16 active homes. The listing snapshot reported a Market Action Index of 44, slightly below the prior month’s 45, and 49 median days on market for active listings. Sixteen listings are a small sample whose composition can materially affect the median..

    MeasureReported figurePeriod
    Median list price (active)$12,647,500Oct 26, 2026
    Active inventory16Oct 26, 2026
    Market Action Index44 (down from 45 a month earlier) — slight seller’s advantageOct 26, 2026
    Median days on market (active)49 Oct 26, 2026
    Price per square foot (active)$2,156 Oct 26, 2026
    Median sale price, ZIP 94022 (shared with Los Altos)$4,875,000 (No. 10 in the U.S.)Closed sales Jan 1–Sep 30, 2026
    Los Altos Hills active price-quartile median asking prices: $5.574 million, $9.644 million, $16.15 million and $25.425 million, October 26, 2026.
    Los Altos Hills active price-quartile median asking prices: $5.574 million, $9.644 million, $16.15 million and $25.425 million, October 26, 2026.

    The $12.65 million asking median and $4.875 million ZIP sale median are not a list-to-sale comparison. The ZIP-level figure covers residential sales in ZIP 94022, shared with Los Altos, during January–September. The listing dataset covers the current Los Altos Hills single-family inventory. Different geography, dates and property populations mean their difference cannot establish a typical discount or amount of overpricing.

    For an estate property: allow for valuation uncertainty and a property-specific marketing timeline. Document the evidence behind the asking price and plan carrying costs against realistic scenarios, rather than assuming the small active sample predicts the eventual sale.

    Menlo Park real estate: price segments matter

    Downtown Menlo Park, California, with its tree-lined commercial streetscape.
    Downtown Menlo Park. Photograph taken in 2013.

    Menlo Park’s October 27 listing snapshot showed a $4,336,500 median asking price, 40 active listings and a Market Action Index of 53, down from 55 a month earlier. The index remained in the report’s strong seller’s market category even as momentum eased. Its active-price quartiles ranged from a $1,753,500 median in the bottom quarter to $7,091,500 in the top quarter. These are active-listing segments—not closed-sale medians..

    MeasureReported figurePeriod
    Median single-family sale price~$3,580,000 (+8.5% year over year) Jan–Aug 2026
    Single-family sales199 (6 above $10 million)Jan–Aug 2026
    Median days on market (sold)8Jan–Aug 2026
    Cash share of purchases~37%Jan–Aug 2026
    Sale-to-list, September100.0% of asking (49 sales)September 2026
    Median sale price, ZIP 94025$2,825,000Closed sales Jan 1–Sep 30, 2026
    Median list price (active)$4,336,500,Oct 27, 2026
    Active inventory40Oct 27, 2026
    Market Action Index53 (down from 55 a month earlier) — strong seller’s marketOct 27, 2026
    Median days on market (active)28Oct 27, 2026
    Menlo Park active price-quartile median asking prices: $1.7535 million, $3.525 million, $5.0725 million and $7.0915 million, October 27, 2026.
    Menlo Park active price-quartile median asking prices: $1.7535 million, $3.525 million, $5.0725 million and $7.0915 million, October 27, 2026.

    The January–August single-family MLS analysis recorded six sales above $10 million and approximately 37% cash purchases. The September MLSListings summary reported 49 sales and a 100.0% sale-to-list measure; that aggregate does not mean every home sold exactly at asking. the national ZIP-code study’s $2.825 million median for ZIP 94025 is another separately defined residential dataset.

    For sellers and fiduciaries: choose comparable properties within the home’s actual segment. The citywide eight-day sold-home median does not establish the selling time for either price quartile, and an active-price quartile does not identify a buyer’s motives or use of the home.

    County context: San Mateo and Santa Clara are not interchangeable

    CountySeptember 2026 median sold pricePrice change vs. Sep 2025Sales change vs. Sep 2025
    San Mateo$2,327,500+8.3%−8.6%
    Santa Clara$1,920,000−4.0%+1.5%

    The September 2026 county report covers existing single-family detached-home sales. Santa Clara active listings were reported 26.4% higher year over year in the reports reviewed. County figures blend many communities; neither county’s percentage should be applied to an individual Peninsula property..

    What this means for buyers, sellers and estate representatives

    For buyers

    Review financing, disclosures and property priorities early, particularly where current inventory and historical sales suggest competition. A cash-heavy market can make preparation useful, but the best offer still depends on the property and seller’s priorities.

    For sellers

    Use recent comparable sales alongside the homes competing with yours today. Condition, lot, design, location and preparation influence positioning. A rise in a city median can reflect which homes sold, rather than appreciation of every home.

    For trustees, executors and families

    Coordinate the real estate plan with the client’s attorney, tax advisor and appraiser as appropriate. Clarify the valuation purpose and date, property access, contents, security, carrying costs and decision authority before marketing. A broker’s pricing opinion serves a different purpose from an independent appraisal; legal and tax questions belong with the relevant professionals.

    A confidential conversation about your Peninsula property

    A regional headline starts the conversation. Your property’s own comparable sales and current competition should shape the plan. Contact Catherine Bassick for a confidential discussion about a home in Atherton, Woodside, Palo Alto, Los Altos Hills or Menlo Park.

    Browse current listings: Atherton homes · Woodside homes · Palo Alto homes · Menlo Park homes. For Los Altos Hills, request a tailored search directly.

    Frequently asked questions

    How should I price an Atherton home in this market?

    Use property-specific comparable sales and current competing listings. Consider the lot, privacy, condition, design and improvements rather than applying a townwide percentage change to an earlier value. Catherine Bassick’s approach connects that analysis with preparation, marketing and offer strategy.

    Which Peninsula ZIP code had the highest sale-price median in 2026?

    Atherton’s 94027 ranked first in the national ZIP-code study’s January–September 2026 residential-sales study, at $10,725,000. A ZIP median is not the value of an individual home.

    Which Peninsula market had the strongest October momentum?

    Palo Alto had the highest Market Action Index among the four available late-October listing reports, at 71. Woodside did not have a comparable weekly index in the reports reviewed.

    Are Peninsula homes selling above asking price?

    The January–August MLS analysis reported that 19.3% of Atherton single-family sales closed at least $1 million above asking. Results vary by home and segment; neither a city median nor a sale-to-list average predicts a particular outcome.

    Why are Los Altos Hills asking prices higher than the 94022 sale median?

    The statistics cover different geography, time periods and property populations. The active Los Altos Hills single-family median cannot be compared directly with a shared-ZIP residential sale median to calculate a discount.

    What should an estate representative prepare before listing?

    Establish a property-specific valuation strategy, coordinate authority and title questions with legal advisors, assess condition and insurance, plan carrying costs and agree on offer criteria. Requirements depend on the property and estate circumstances.

    Sources, dates and methodology

    Prepared October 30, 2026. The active-listing tables use Altos single-family reports dated October 30 for Atherton, October 26 for Palo Alto and Los Altos Hills, and October 27 for Menlo Park. Woodside uses the September MLS listing snapshot, as of September 27. These are dated observations, not a continuously updating feed.

    Closed-sale town figures are January–August MLSListings results compiled by Xin Jiang and published by Embarcadero Media. This report relies on the published MLS analysis rather than a direct extract of the underlying MLS records. ZIP ranking uses recorded residential closings from January 1 through September 30, 2026, with its own inclusion rules. C.A.R. county figures cover September existing single-family detached-home sales. The sources differ in geography, period and property types.

    Source links: Altos: Atherton · Altos: Palo Alto · Altos: Los Altos Hills · Altos: Menlo Park · MLSListings Woodside data · MLSListings Menlo Park data · January–August MLS analysis · PropertyShark ZIP ranking · C.A.R. September report.

    All medians reflect the homes listed or sold in the stated sample. Sold-home and active-listing days on market are different measures. ZIP 94022 includes Los Altos as well as Los Altos Hills; ZIP 94062 is not treated as Woodside alone. This article does not establish that any town’s price quartile has a particular selling time. Market data and analysis are informational, subject to errors, omissions and change, and do not replace property-specific appraisal, legal or tax advice.

    Photograph credits

    Holbrook-Palmer Park, Atherton: LPS.1, 2014. Original photograph · CC0 1.0. Resized for web; composition unchanged. Filoli gardens, Woodside: Daderot, 2010. Original photograph · Public domain. Resized for web; composition unchanged. University Avenue, Palo Alto: Brian Sterling, 2020. Original photograph · CC BY-SA 2.0. Resized for web; composition unchanged. Los Altos Hills landscape: SinaSabet28, 2023. Original photograph · CC0 1.0. Resized for web; composition unchanged. Downtown Menlo Park: LPS.1, 2013. Original photograph · CC0 1.0. Resized for web; composition unchanged.

    Catherine Bassick | CA DRE #01380305
    Douglas Elliman Real Estate
    600 California Street, 11th Floor

    Real Estate Decisions That Protect The Estate.

  • Boston and MetroWest Real Estate Market Update October 2026

    Published by

    Catherine Bassick

    on

    Boston and MetroWest Real Estate Market Update October 2026

    By Catherine Bassick · Bassick Advisors Intelligence

    Boston condominium prices rose sharply while sales counts barely moved. Across six suburban communities, the picture was more varied: Wellesley and Dover posted higher median prices, while Weston, Newton, Needham, and Natick recorded lower medians than a year earlier. The useful question is how a particular property compares with the homes actually trading in its own market.

    This analysis draws on two Bassick Advisors reports supplied for this article: the Weekly Report 10.23.2026, containing Boston condominium data, and the Wellesley Office Snapshot, dated October 23, 2026. The Boston overview states that its LINK figures were reported on October 25, 2026. These are dated snapshots, not live market readings. [1, 2]

    The market in five numbers

    MeasureReported resultPeriod / scope
    Boston condo sales1,971; +1.13% year over year2026 YTD, defined Boston market
    Boston median condo price$1,080,000; +11.92%2026 YTD versus 2025 YTD
    Boston closed-sale dollar volume$3,118,632,936; +14.26%2026 YTD versus 2025 YTD
    Wellesley median price$2,400,000; +8.2%YTD October 23, 2026 versus 2025
    Suburban months of supply2.0 to 5.3 monthsSix-town snapshot, October 23, 2026

    The Boston changes above are reported in the source. The Wellesley percentage is calculated from the snapshot’s rounded price figures. The suburban supply range is taken from the six town tables. [1, p. 1; 2]

    Boston condo prices outpaced growth in transactions

    Boston recorded 1,971 year-to-date condominium closings, just 22 more than the 1,949 reported for the comparable 2025 period. Yet dollar volume increased from $2.729 billion to $3.119 billion, and the average sale price rose from $1,400,390 to $1,582,259. The median increased from $965,000 to $1,080,000. [1, p. 1]

    Interpretation: higher prices alongside nearly flat transaction counts suggest a shift in the mix and value of properties closing. These aggregate figures do not establish that every Boston condominium appreciated by roughly 12% or 13%. Building, location, size, condition, and the presence of new-development closings can influence the result.

    YTD yearClosingsClosed-sale dollar volumeAverage priceMedian price
    20192,434$3,153,554,836$1,295,626$874,000
    20202,086$2,653,236,577$1,271,925$859,000
    20213,060$3,765,428,679$1,230,532$850,000
    20222,528$3,388,784,333$1,340,500$935,500
    20232,000$3,086,095,102$1,543,048$990,000
    20241,899$2,727,192,093$1,436,120$985,000
    20251,949$2,729,359,258$1,400,390$965,000
    20261,971$3,118,632,936$1,582,259$1,080,000

    Source: Boston report, page 1. All rows are year-to-date figures; they are not full-year totals. The source also reports five-year average/median appreciation measures of 5.7%/5.4%, and ten-year measures of 3.7%/3.6%; their calculation method is not explained, so they are preserved as source-reported measures rather than independently validated growth rates.

    More than half of Boston condo closings were at $1 million or above

    The report records 1,070 Boston condominium sales at $1 million or more, representing 54.29% of YTD closings, compared with 925 sales and 47.46% in 2025. Sales below $1 million declined from 1,024 to 901. The $3 million–$9.99 million segment increased from 131 to 186 closings, while the $10 million-plus category rose from 10 to 15. These are market counts, not Bassick Advisors sales totals. [1, p. 5]

    Price category2025 YTD closings2026 YTD closings2026 reported share
    Under $500,0001581145.78%
    $500,000–$999,99986678739.93%
    $1 million–$1.499 million42245122.88%
    $1.5 million–$1.99 million18121510.91%
    $2 million–$2.499 million1061075.43%
    $2.5 million–$2.99 million75964.87%
    $3 million–$9.99 million1311869.44%
    $10 million+10150.76%

    Price-band labels follow the source’s abbreviated boundaries; they should not be interpreted as a new classification of individual transactions. Complete 2019–2026 price and price-per-square-foot tables appear in the source appendix. The report separately records 95 closings at $3 million–$3.99 million, 41 at $4 million–$4.99 million, and 50 at $5 million–$9.99 million in 2026. [1, pp. 2, 5]

    Boston neighborhoods show why location still matters

    Historic Back Bay brownstones with landscaped front gardens on a Boston street.
    Back Bay’s historic streetscape offers a different setting from Boston’s newer residential towers.

    South Boston had the largest 2026 YTD closing count among the report’s neighborhood groups, with 385 sales. Back Bay generated the largest dollar volume, at $741.2 million from 301 closings. Midtown/Downtown recorded 201 closings and $403.2 million in volume; Beacon Hill recorded 148 closings and $289.4 million. [1, p. 3]

    Neighborhood group2026 YTD closings2026 YTD dollar volume
    Back Bay301$741,187,790
    Beacon Hill148$289,362,499
    Fenway88$83,503,918
    Midtown / Downtown201$403,208,181
    North End36$27,969,599
    South End / Bay Village350$506,235,965
    Seaport119$273,751,304
    West End30$21,194,400
    Waterfront117$189,139,129
    Charlestown / Navy Yard196$210,270,810
    South Boston385$372,809,341

    Bay Village is grouped with the South End. Midtown/Downtown includes Midtown, Chinatown, and the Financial, Theatre, and Leather districts. The full report’s market boundary also includes the neighborhoods listed in its page 1 scope statement. This defined market is not every property or neighborhood in the City of Boston.

    Six suburban towns six different market profiles

    Aerial view of a substantial suburban home with landscaped grounds and mature trees.
    Suburban estate living. Illustrative property image from the Bassick Advisors media library; not a sale identified in this report.

    The Wellesley Office Snapshot combines closed-sale measures with listing inventory and months of supply. The table below keeps those measures distinct. Median and average prices are converted from the source’s thousands-of-dollars notation into full dollars. [2]

    TownYTD salesMedianMedian YoYAverageAvg $/sq. ft.Avg days on marketListingsMonths supply
    Wellesley203$2,400,000+8.2%$2,677,000$66334482.1
    Weston85$2,565,000-3.2%$3,312,000$59765383.7
    Newton383$1,850,000-5.2%$2,147,000$627371433.3
    Needham209$1,770,000-1.7%$1,992,000$56236572.7
    Natick229$1,075,000-2.3%$1,251,000$47134482.0
    Dover54$2,050,000+9.9%$2,353,000$47257275.3

    Wellesley higher prices with fewer closings

    Wellesley’s median reached $2.4 million, up 8.2%, and its average reached $2.677 million, up 7.5%. Closings declined from 224 to 203, while listing inventory fell from 54 to 48 and supply declined from 2.6 to 2.1 months. Average market time increased from 29 to 34 days. Sales at $3 million or above rose from 51 to 65; the $4 million-plus count increased from 20 to 32. These figures suggest a stronger upper-price mix, alongside a lower overall transaction count. [2]

    Weston a lower median and a higher average

    Weston’s median declined 3.2% to $2.565 million, while its average increased 8.3% to $3.312 million. YTD sales declined from 96 to 85. Inventory fell from 46 to 38, supply moved from 5.5 to 3.7 months, and average market time rose from 53 to 65 days. The divergence between median and average is a reason to examine individual sales rather than rely on a single headline. [2]

    Newton and Needham more listings than a year earlier

    Newton recorded 383 sales versus 419, a $1.85 million median versus $1.952 million, and 143 listings versus 116. Supply increased from 2.9 to 3.3 months; average market time held at 37 days. Needham recorded 209 sales versus 213, a $1.77 million median versus $1.8 million, and 57 listings versus 42. Supply rose from 2.2 to 2.7 months, while average market time increased from 31 to 36 days. These inventory figures indicate more listed choices at the snapshot date, not that every buyer has the same negotiating position. [2]

    Natick and Dover diverged on median prices

    Natick’s median declined 2.3% to $1.075 million, while its average was nearly unchanged at $1.251 million. Sales declined from 237 to 229, inventory held at 48, and supply fell from 2.3 to 2.0 months. Average market time rose from 29 to 34 days. Dover’s median increased 9.9% to $2.05 million and its average increased 10.5% to $2.353 million. Sales rose from 50 to 54, inventory increased from 26 to 27, and supply increased from 4.8 to 5.3 months. Dover’s $3 million-plus sales increased from 8 to 11, and $4 million-plus sales increased from 2 to 6. [2]

    Full-service buildings and new developments require separate comparisons

    The Boston report separates selected full-service building resales from developments that are not sold out. Its selected-resale summary reports 255 closings, including 216 at or above $1,000 per square foot, 185 at or above $1 million, and 105 at or above $2 million. These are the report’s selected-building figures, not citywide totals. [1, p. 12]

    Examples from the selected-building section include One Dalton at $103,455,000 in reported volume and $2,866 per square foot; Millennium Tower at $50,377,999 and $1,438 per square foot; and Harbor Towers at $33,071,820 and $910 per square foot. The figures illustrate the range across distinct buildings; they are not interchangeable comparable sales. [1, pp. 9–11]

    DevelopmentListed YTD closingsReported dollar volumeReported average $/sq. ft.Reported sold-out status
    The Parker15$13,352,000$1,15678% (131/168)
    St. Regis11$30,603,000$1,72464% (73/114)
    Winthrop Center30$99,860,500$2,09947% (149/317)
    Raffles Boston7$30,510,000$3,26986% (126/146)
    The Archer6$21,620,000$1,42298% (61/62)
    The Sudbury4$15,100,000$1,72076% (42/55)
    Ritz-Carlton Residences South Station39$110,396,090$2,25223% (39/166)

    Source: Boston report, pages 13–15. Sold-out status is cumulative, while the closing counts and volume shown here are the listed YTD figures. All individual units, sizes, prices, dates, and building notes are preserved in the complete source appendix. The active property listings on pages 16–17 are asking prices and must not be read as closed-sale results.

    What this means for a significant property or an estate

    For owners, trustees, and family advisors, these reports provide context for a property-specific conversation. A Boston condo, a Wellesley home, and a Dover estate face different comparable sales, buyer pools, carrying costs, and timelines. The suburban snapshot itself shows that higher prices and slower sales can coexist.

    My approach is to connect the broader data with the property: its condition, setting, competitive listings, recent closings, and the owner’s priorities. For an estate, that also means coordinating the real estate strategy with the fiduciary and the client’s legal and financial advisors. A rising average price alone is not a valuation of a particular home.

    Real Estate Decisions That Protect The Estate.

    To discuss how these market conditions relate to your property, contact Catherine Bassick at catherine@bassickadvisors.com.

    Questions buyers sellers and fiduciaries are asking

    Did Boston condo prices rise in the October 2026 report?

    Yes. The Boston overview reports a YTD median of $1,080,000, up 11.92%, and an average of $1,582,259, up 12.99%. Closings increased 1.13%. These are aggregate results for the report’s defined Boston condominium market, not appreciation estimates for individual units.

    Which suburban towns had higher median prices?

    Among the six towns in the snapshot, Wellesley and Dover had higher 2026 YTD medians than in 2025. Weston, Newton, Needham, and Natick had lower medians.

    Are the listing prices in the Boston report completed sales?

    No. The active listing tables on pages 16–17 show asking prices. The closed-sale and selected-building resale tables describe different data and should be evaluated separately.

    Can these reports determine an estate property’s value?

    They provide market context, but they do not replace a property-specific valuation or an appraisal where one is required. Comparable sales, condition, location, and the relevant valuation date still matter.

    Sources scope and data quality

    Bassick Advisors branded report copies: Boston Weekly Report · Wellesley Office Snapshot. .

    [1] Bassick Advisors, Weekly Report 10.23.2026.pdf, 18 pages; LINK is identified as the primary source, with MLS also identified in certain tables. Page 1 states “As Reported in LINK on 10-25-2026.” [2] Bassick Advisors, Wellesley Office Snapshot_23OCT2026.pdf, one page, marked “YTD 10/23/2026.” The suburban sheet does not explicitly identify its property-type filter or underlying data provider; the article does not infer those details.

    In the Boston tables, “absorption” is the label used for aggregate closed-sale dollar volume; it is not a monthly inventory absorption rate. YTD comparisons are kept separate from full-year totals. A dash indicates an unavailable or unreported value, not zero. Price-tier counts in the suburban report are cumulative thresholds and must not be added together. Source-reported data is subject to errors and omissions.

    Items requiring source clarification: Boston page 2 shows $0 for 2025 average and median prices, while page 1 supplies $1,400,390 and $965,000; this article uses page 1. Page 3’s 2026 dollar-volume share percentages do not reconcile with the stated market total, so the neighborhood table above uses counts and dollars without repeating those shares. Page 4’s 2026 $1,000–$1,999-per-square-foot total conflicts with page 2’s component bands; page 5’s reported 66.33% share for $1,000-plus sales does not reconcile with 1,184 divided by 1,971. These disputed percentages are not used in the analysis. The 22 Liberty section on page 9 reports 28 sales but displays six transaction rows; its counts and volume should be confirmed before reliance. Formula errors such as the Mandarin’s “#DIV/0!” denote an unavailable average, not a market price.

    The source graphics below retain their original numerical data, historical series, annotations, source labels, and disclaimers. The reports are presented with Bassick Advisors branding. Read them alongside these qualifications. Graph-only historical points without an explicit numerical table have not been estimated. The suburban overview graph’s geographic aggregation and weighting are not specified, so the analysis relies on the labeled town tables instead.

    Complete suburban data 2020 through 2026

    Every metric in the six town tables is reproduced below. Median and average prices retain the source’s $000s units here: for example, $2,400 means $2,400,000. “Total Sales” is a full-year figure for completed years; 2026 remains unreported. These historical totals should not be compared directly with a partial-year closing count.

    Wellesley

    Metric2020202120222023202420252026
    YTD Sales273277261187209224203
    Total Sales345330306223253272–
    Median ($000's)$1,633$1,655$1,950$1,920$2,120$2,218$2,400
    Average ($000's)$1,867$1,977$2,107$2,240$2,327$2,490$2,677
    Avg PSF$495$554$609$623$659$659$663
    Avg DOM46261832242934
    Avg Acres0.460.450.430.430.410.430.34
    Listing Inventory45293641415448
    Mo Supply1.81.01.31.62.22.62.1
    750k+265273257184209221203
    1M+232254243175203217200
    2M+8110312885118139129
    3M+31363735435165
    4M+12161414152032

    Weston

    Metric2020202120222023202420252026
    YTD Sales137156108109879685
    Total Sales170180130127101122–
    Median ($000's)$1,600$1,960$2,380$2,230$2,390$2,650$2,565
    Average ($000's)$2,086$2,340$2,642$2,929$2,866$3,057$3,312
    Avg PSF$412$471$555$568$581$595$597
    Avg DOM71543462525365
    Avg Acres1.431.541.531.451.391.551.39
    Listing Inventory62334333394638
    Mo Supply4.92.32.93.03.75.53.7
    750k+135154106109879685
    1M+118140102107859583
    2M+46776666557158
    3M+25372633263631
    4M+12171320161618

    Newton

    Metric2020202120222023202420252026
    YTD Sales439530443361400419383
    Total Sales578653534428478528–
    Median ($000's)$1,300$1,542$1,665$1,786$1,820$1,952$1,850
    Average ($000's)$1,488$1,777$1,973$1,987$2,125$2,167$2,147
    Avg PSF$478$531$584$582$618$619$627
    Avg DOM41312632343737
    Avg Acres0.270.280.290.280.280.280.22
    Listing Inventory132688686119116143
    Mo Supply2.71.41.61.93.32.93.3
    750k+411518430350392415379
    1M+313440383316362390353
    2M+76149164148170201177
    3M+25465949697266
    4M+7182220342321

    Needham

    Metric2020202120222023202420252026
    YTD Sales224249232202185213209
    Total Sales292297268248225252–
    Median ($000's)$1,228$1,350$1,500$1,476$1,726$1,800$1,770
    Average ($000's)$1,353$1,450$1,679$1,648$1,888$1,956$1,992
    Avg PSF$415$458$538$510$540$554$562
    Avg DOM35211832303136
    Avg Acres0.380.430.370.450.430.370.34
    Listing Inventory47153934464257
    Mo Supply1.80.61.61.52.22.22.7
    750k+212243228199183212206
    1M+155192196167175193194
    2M+19396957678988
    3M+2386142022
    4M+0130654

    Natick

    Metric2020202120222023202420252026
    YTD Sales285293238187209237229
    Total Sales361357298228251282–
    Median ($000's)$685$740$901$915$979$1,100$1,075
    Average ($000's)$763$851$1,004$1,081$1,139$1,247$1,251
    Avg PSF$338$384$423$435$464$473$471
    Avg DOM36222631272934
    Avg Acres0.460.430.480.550.430.450.38
    Listing Inventory42293531414848
    Mo Supply1.51.01.21.22.22.32.0
    750k+117144163132165205196
    1M+6176948399136125
    2M+0158132122
    3M+0000103
    4M+0000000

    Dover

    Metric2020202120222023202420252026
    YTD Sales90656749505054
    Total Sales1118577606561–
    Median ($000's)$1,349$1,499$1,700$1,695$1,690$1,865$2,050
    Average ($000's)$1,556$1,752$1,858$2,019$1,932$2,129$2,353
    Avg PSF$316$373$434$389$428$440$472
    Avg DOM119914242275457
    Avg Acres2.722.642.552.691.732.022.72
    Listing Inventory29161211222627
    Mo Supply4.51.71.71.74.44.85.3
    750k+86636548505053
    1M+67575946464653
    2M+20142416142228
    3M+65766811
    4M+0213226

    Market charts and transaction details

    This appendix includes Bassick Advisors branded versions of all 19 source pages: all charts, historical series, development notes, individual closed sales, active listings, inventory comparisons, footnotes, and disclaimers. All report pages are displayed below for continuous reading. A searchable text transcription remains available beneath each chart. The source graphic controls where extraction merges columns or fragments rotated labels; the transcription is not a corrected dataset.

    01 · Boston YTD closings prices and historical inventory

    Bassick Advisors Boston weekly report page 1: Boston YTD closings prices and historical inventory.
    Bassick Advisors Boston weekly report page 1: Boston YTD closings prices and historical inventory.
    Searchable source transcription 
    Section: 1.1
Page 1:18
BOSTON
Closed Condominium Sales
Year to Date
Calendar Years 2019 - 2026
(As Reported in LINK on 10 - 25 - 2026)
% INCREASE
YTD 2019 YTD 2020 YTD 2021 YTD 2022 YTD 2023 YTD 2024 YTD 2025 YTD 2026 (DECREASE)
Transactions 2434 2086 3060 2528 2000 1899 1949 1971 1.13%
81.7% 80.0% 83.7% 85.8% 86.7% 82.4% 83.3%
Year End Total 2978 2607 3656 2945 2308 2304 2341
Absorption $3,153,554,836 $2,653,236,577 $3,765,428,679 $3,388,784,333 $3,086,095,102 $2,727,192,093 $2,729,359,258 $3,118,632,936 14.26%
78.4% 80.3% 82.0% 85.0% 85.5% 81.5% 82.5%
Year End Total $4,022,105,730 $3,306,199,701 $4,591,515,981 $3,987,989,693 $3,611,271,778 $3,347,016,149 $3,309,923,592
Average $1,295,626 8.6% $1,271,925 -1.8% $1,230,532 -3.3% $1,340,500 8.9% $1,543,048 15.1% $1,436,120 -6.9% $1,400,390 -2.5% $1,582,259 12.99%
Median $874,000 1.9% $859,000 -1.7% $850,000 -1.0% $935,500 10.1% $990,000 5.8% $985,000 -0.5% $965,000 -2.0% $1,080,000 11.92%
Market Includes: Back Bay, Bay Village, Beacon Hill, Chinatown, Charlestown & NavyYard, Fenway, Financial - Theatre - Leather Districts, Downtown & Midtown,
North End, Seaport, South Boston, South End, West End, Waterfront
5 Yr Appreciation (Avg. 2021 - 2026) 5.7% 10 Yr Appreciation (Avg 2016 - 2026) 3.7%
5 Yr Appreciation (Median 2021 - 2026) 5.4% 10 Yr Appreciation (Median 2016 - 2026) 3.6%
Condominium Average & Median Price
2000-2026 YTD
$1,800,000
$1,600,000
$1,400,000
$1,200,000
$1,000,000
$800,000
$600,000
$400,000
$200,000
$0
YTD Average YTD Median
New Development skew upward pricing: Pier 4, One Dalton, Echelon totaling $583,455,824
5000 6.0
4500
5.0
4000
3500
4.0
3000
2500 3.0
2000
2.0
1500
1000
1.0
500
0 0.0
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Condominium Sales & Inventory
2000-2026
Inventory Q1 (Mar) Annual TranYseaarctions Months of Inventory Q1 (Mar)
Disclaimer: Data is taken from sources deemed reliable but is subject to errors and omiss©io2n0s2.0 All rights reserved

    02 · Price segmentation and historical development closing notes

    Bassick Advisors Boston weekly report page 2: Price segmentation and historical development closing notes.
    Bassick Advisors Boston weekly report page 2: Price segmentation and historical development closing notes.
    Searchable source transcription 
    Section: 1.1.2
Page 2:18
Weekly Year to Date Price Segmentation
2019 - 2026 Year to Date
Year to Date
Condominiums Sales Data
Boston Market
Source: LINK
2019 2020 2021 2022 2023 2024 2025 2026
Transactions 2,434 2,086 3,060 2,528 2,000 1,899 1,949 1,971
Absorption $3,153,554,836 $2,653,236,577 $3,765,428,679 $3,388,784,333 $3,086,095,102 $2,727,192,093 $2,729,359,258 $3,118,632,936
$0 - $499 K 242 175 320 176 169 144 158 114
$500 - $999K 1,212 1,063 1,560 1,215 846 827 866 787
$1M - $1.99M 630 603 815 728 599 616 603 666
$2M - $2.99M 188 140 199 226 205 155 181 203
$3M - $3.99M 56 41 69 96 68 62 55 95
$4M - $4.99M 38 17 30 29 39 45 30 41
$5M - $9.99M 60 37 54 49 55 42 46 50
$10M+ 8 10 13 9 19 8 10 15
$0 - $999 /Sq' 1,369 1,202 1,807 1,249 898 879 933 787
$1,000 - $1,499 / Sq' 824 669 949 967 752 751 745 830
$1,500 - $1,999 / Sq' 139 145 218 244 191 165 189 237
$2,000 - $2,499 / Sq' 67 28 52 42 72 55 38 64
$2,500 - $2,999 / Sq' 25 241 27 215 17 304 16 312 49 350 32 269 25 271 38 354
102 70 86 68 159 104 82 117
$3,000 - $3,999 / Sq' 7 12 13 10 29 15 15 10
$4,000+ / Sq' 3 3 4 0 9 2 4 5
Average $1,295,626 $1,271,925 $1,230,532 $1,340,500 $1,543,048 $1,436,120 $0 $1,582,259
Median $874,000 $859,000 $850,000 $935,500 $990,000 $985,000 $0 $1,080,000
NOTES:
1) Initial Closings of Pier 4, One Dalton, & Echelon
Pier 4 One Dalton Echelon Totals
Initial Closing Date May-19 May-19 Dec-19
Absorption $314,714,642 $420,035,874 $54,223,034 $788,973,550
Closings 95 79 36 210
Average PSF $2,092 $2,513 $1,590
Total Market 106 160 255
2) 2020 Closings of Pier 4, One Dalton, & Echelon
Pier 4 One Dalton Echelon Totals
Absorption $30,989,400 $304,925,150 $247,541,274 $583,455,824
Closings 9 39 141 189
Average PSF $2,074 $3,103 $1,717
Total Market 106 160 255
3) 2021 Closings of Pier 4, One Dalton, & Echelon
Pier 4 One Dalton Echelon Totals
Absorption $110,837,900 $100,865,518 $244,750,694 $456,454,112
Closings 21 21 138 180
Average PSF $2,568 $2,662 $1,692
Total Market 106 160 255
4) 2022 Closings of Pier 4, One Dalton, The Parker, & St. Regis
One Dalton Echelon The Parker St. Regis Totals
Absorption $89,235,000 $160,424,502 $27,794,000 $93,585,500 $371,039,002
Closings 17 77 35 21 150
Average PSF $2,676 $1,919 $1,436 $2,745
Total Market 160 255 168 114
5) 2023 Closings of One Dalton, Raffles, Winthrop Center, & St. Regis
One Dalton Raffles Winthrop Ctr St. Regis Totals
Absorption $101,867,500 $351,514,985 $168,175,025 $85,387,500 $706,945,010
Closings 12 86 46 24 168
Average PSF $3,089 $2,767 $2,275 $2,674
Total Market 160 146 317 114
6) 2024 Closings of One Dalton, Raffles, Winthrop Center, & St. Regis
One Dalton Raffles Winthrop Ctr St. Regis Totals
Absorption $86,053,500 $100,467,000 $125,177,194 $92,005,505 $403,703,199
Closings 15 29 40 15 99
Average PSF $2,973 $3,021 $2,088 $2,375
Total Market 160 146 317 114
Disclaimer: Data is taken from sources deemed reliable but is subject to errors and omiss©io2n0s2.0 All rights reserved

    03 · Neighborhood closings and dollar volume 2019–2026

    Bassick Advisors Boston weekly report page 3: Neighborhood closings and dollar volume 2019–2026.
    Bassick Advisors Boston weekly report page 3: Neighborhood closings and dollar volume 2019–2026.
    Searchable source transcription 
    Section: 1.2
Page 3:18
Closed Condominium Sales by Neighborhood
Year to Date
Year to Date 2019 - 2026
Boston Market
YTD 2019 YTD 2019 YTD 2020 YTD 2020 YTD 2021 YTD 2021 YTD 2022 YTD 2022
Transactions % Share Absorption % Share Transactions % Share Absorption % Share Transactions% Share Absorption % Share Transactions % Share Absorption % Share
TOTAL 2434 $3,153,554,836 2086 $2,653,236,577 3060 $3,765,428,679 2528 $3,388,784,333
Back Bay 353 15% $750,865,782 24% B.Bay 258 12% $671,951,396 25% B.Bay 358 12% $813,461,150 22% B.Bay 318 13% $694,208,258 20%
Beacon Hill 146 6% $215,357,818 7% B.Hill 112 5% $159,644,638 6% B.Hill 180 6% $258,309,675 7% B.Hill 137 5% $223,172,962 7%
Fenway 113 5% $98,137,576 3% Fenwy 73 3% $54,625,169 2% Fenwy 166 5% $132,659,452 4% Fenwy 112 4% $95,956,269 3%
Mid | Downtown B 158 6% $239,050,267 8% Mid/Dwn 88 4% $132,243,234 5% Mid/Dwn 148 5% $227,222,711 6% Mid/Dwn 158 6% $309,057,058 9%
North End 52 2% $34,648,910 1% N.End 73 3% $52,670,099 2% N.End 91 3% $67,565,600 2% N.End 71 3% $63,517,149 2%
South End A 442 18% $548,399,192 17% S.End 397 19% $506,617,486 19% S.End 604 20% $713,008,515 19% S.End 609 24% $832,031,489 25%
Seaport 190 8% $433,693,569 14% Seaprt 197 9% $335,827,005 13% Seaprt 218 7% $440,138,582 12% Seaprt 114 5% $221,618,265 7%
West End 49 2% $34,960,000 1% W.End 31 1% $19,931,000 1% W.End 45 1% $30,768,509 1% W.End 49 2% $37,127,459 1%
Waterfront 114 5% $163,266,849 5% Watrfrnt 99 5% $118,380,583 4% Watrfrnt 136 4% $178,012,910 5% Watrfrnt 87 3% $131,686,600 4%
Charlestown / Navy 273 11% $209,303,495 7% Charls 249 12% $202,664,955 8% Charls 338 11% $285,501,507 8% Charls 287 11% $276,197,227 8%
South Boston 544 22% $425,871,378 14% S.Bos 509 24% $398,681,012 15% S.Bos 776 25% $618,780,068 16% S.Bos 586 23% $504,211,597 15%
Average $1,295,626 $1,271,925 $1,230,532 $1,340,500
Median $874,000 $859,000 $850,000 $935,500
YTD 2023 YTD 2023 YTD 2024 YTD 2024 YTD 2025 YTD 2025 YTD 2026 YTD 2026
Transactions % Share Absorption % Share Transactions % Share Absorption % Share Transactions% Share Absorption % Share Transactions % Share Absorption % Share
TOTAL 2000 $3,086,095,102 1899 $2,727,192,093 1949 $2,729,359,258 1971 $3,118,632,936
Back Bay 390 20% $1,055,645,721 34% B.Bay 292 15% $650,359,825 24% B.Bay 279 14% $667,580,083 24% B.Bay 301 15% $741,187,790 27%
Beacon Hill 115 6% $177,830,648 6% B.Hill 104 5% $186,660,050 7% B.Hill 120 6% $207,151,385 8% B.Hill 148 8% $289,362,499 11%
Fenway 86 4% $69,899,849 2% Fenwy 82 4% $65,204,723 2% Fenwy 100 5% $91,723,933 3% Fenwy 88 5% $83,503,918 3%
Mid | Downtown B 160 8% $316,218,175 10% Mid/Dwn 141 7% $264,333,174 10% Mid/Dwn 149 8% $298,149,838 11% Mid/Dwn 201 10% $403,208,181 15%
North End 53 3% $39,947,845 1% N.End 64 3% $54,061,699 2% N.End 59 3% $43,543,900 2% N.End 36 2% $27,969,599 1%
South End A 439 22% $571,469,933 19% S.End 378 20% $520,542,551 19% S.End 401 21% $483,644,215 18% S.End 350 18% $506,235,965 19%
Seaport 100 5% $235,711,478 8% Seaprt 90 5% $229,031,005 8% Seaprt 81 4% $171,433,611 6% Seaprt 119 6% $273,751,304 10%
West End 52 3% $34,439,276 1% W.End 52 3% $33,683,500 1% W.End 50 3% $34,915,000 1% W.End 30 2% $21,194,400 1%
Waterfront 82 4% $127,002,100 4% Watrfrnt 93 5% $146,497,525 5% Watrfrnt 98 5% $140,092,052 5% Watrfrnt 117 6% $189,139,129 7%
Charlestown / Navy 183 9% $167,812,945 5% Charls 216 11% $226,348,631 8% Charls 187 10% $194,578,336 7% Charls 196 10% $210,270,810 8%
South Boston 340 17% $290,117,132 9% S.Bos 387 20% $350,469,410 13% S.Bos 425 22% $396,546,905 15% S.Bos 385 20% $372,809,341 14%
Average $1,543,048 $1,436,120 $1,400,390 $1,582,259
Median $990,000 $985,000 $965,000 $1,080,000
A Bay Village has been grouped into the South End total by LINKboston.com
B Mid/Down = Midtown, Chinatown, Financial, Theatre & Leather Districts
Disclaimer: Data is taken from sources deemed reliable but is subject to errors and omissions. ©2020 All rights reserved

    04 · Neighborhood price-per-square-foot tiers

    Bassick Advisors Boston weekly report page 4: Neighborhood price-per-square-foot tiers.
    Bassick Advisors Boston weekly report page 4: Neighborhood price-per-square-foot tiers.
    Searchable source transcription 
    Section: 1.3
Page 4:18
Weekly Year to Date $/Sq.Ft.
2019 - 2026 Year to Date
Year to Date
Condominiums Sales Data
Boston Market
Source: LINK
Year End $1000-$1999/Sq.Ft. 2019 2020 2021 2022 2023 2024 2025 2026
YTD Total YTD Total YTD Total YTD Total YTD Total YTD Total YTD Total YTD Total
2019 Sales 2020 Sales 2021 Sales 2022 Sales 2023 Sales 2024 Sales 2025 Sales 2026 Sales
Total 963 1180 813 1099 1167 1425 1211 1409 943 1115 916 1117 934 1135 899 899
Back Bay 255 309 167 218 241 296 258 298 252 296 213 266 215 261 210 210
Beacon Hill 109 138 87 123 144 164 118 140 90 110 90 107 106 121 103 103
Charlestown 9 10 6 7 7 8 26 27 20 24 35 42 39 45 40 40
Fenway 44 54 32 37 67 74 49 54 41 45 43 48 62 69 61 61
Mid/Downtown B 89 103 50 60 78 91 103 114 95 109 84 110 93 119 84 84
North End 12 15 16 21 21 25 23 31 20 28 38 41 35 38 35 35
Seaport 76 116 139 169 133 159 79 89 38 53 38 50 46 57 35 35
South Boston 18 20 19 26 57 72 77 80 28 37 37 43 31 42 31 31
South End A 284 335 257 305 367 470 420 504 299 344 284 338 247 309 241 241
West End 7 7 1 1 1 3 4 6 8 9 1 3 6 9 6 6
Waterfront 60 73 39 49 51 63 54 66 52 60 53 69 54 65 53 53
Year End $2000-$2999/Sq.Ft. 2019 2020 2021 2022 2023 2024 2025 2026
YTD Total YTD Total YTD Total YTD Total YTD Total YTD Total YTD Total YTD Total
2019 Sales 2020 Sales 2021 Sales 2022 Sales 2023 Sales 2024 Sales 2025 Sales 2026 Sales
Total 92 127 56 65 69 87 58 85 121 135 87 105 63 78 102 102
Back Bay 44 67 31 37 34 40 25 33 61 66 37 49 26 35 40 40
Beacon Hill 2 5 2 3 5 6 1 3 5 7 4 5 4 4 4 4
Charlestown 0 0 0 0 0 0 0 0 0 0 1 1 1 1 0 0
Fenway 0 0 0 0 0 1 0 0 1 1 2 2 1 1 2 2
Mid/Downtown B 3 6 0 0 4 5 8 9 21 26 19 20 19 21 27 27
North End 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Seaport 40 45 18 19 24 31 15 30 30 32 16 20 9 12 20 20
South Boston 1 1 1 1 1 1 0 0 0 0 1 1 0 0 0 0
South End A 1 1 3 3 0 2 5 6 1 1 3 3 1 1 7 7
West End 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Waterfront 1 2 1 2 1 1 4 4 2 2 4 4 2 3 2 2
Year End $3000+/Sq.Ft. 2019 2020 2021 2022 2023 2024 2025 2026
YTD Total YTD Total YTD Total YTD Total YTD Total YTD Total YTD Total YTD Total
2019 Sales 2020 Sales 2021 Sales 2022 Sales 2023 Sales 2024 Sales 2025 Sales 2026 Sales
Total 10 21 15 18 17 23 10 16 38 43 17 26 19 19 15 15
Back Bay 4 15 14 17 10 16 9 9 33 37 10 16 15 15 6 6
Beacon Hill 1 1 0 0 0 0 0 1 0 0 1 1 0 0 3 3
Charlestown 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Fenway 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Mid/Down B 0 0 0 0 0 0 0 0 1 1 0 1 0 0 1 1
North End 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Seaport 5 5 1 1 7 7 1 6 4 5 4 6 4 4 4 4
South Boston 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
South End A 0 0 0 0 0 0 0 0 0 0 2 2 0 0 0 0
West End 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Waterfront 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 1
NOTES:
A) MLS data is used.
A) Bay Village has been grouped into the South End total by LINKboston.com
B) Mid/Down = Midtown, Chinatown, Financial, Theatre & Leather Districts
This chart only includes closed sales, and does not include presales at any new developments.
Disclaimer: Data is taken from sources deemed reliable but is subject to errors and omiss©io2n0s2.0 All rights reserved

    05 · Price-band shares and year-end price comparisons

    Bassick Advisors Boston weekly report page 5: Price-band shares and year-end price comparisons.
    Bassick Advisors Boston weekly report page 5: Price-band shares and year-end price comparisons.
    Searchable source transcription 
    Section: 1.4
Page 5:18
Year to Date Price Segmentation
2019 - 2025 Year to Date
Year to Date
Condominiums Closed Sales Data
Boston Market*
Source: LINK
*Boston Market* Back Bay, Bay Village, Beacon Hill, Chinatown, Charlestown/Navy Yard, Fenway, Financial District, Leather District, Midtown, North End, Seaport, South Boston, South End, West End, & Waterfront
PRICE SEGMENTATION 2019 YTD % Share 2020 YTD % Share 2021 YTD % Share 2022 YTD % Share 2023 YTD % Share 2024 YTD % Share 2025 YTD % Share 2026 YTD % Share
1
$0 - $499 K 242 9.94% 175 8.39% 320 10.46% 176 6.96% 169 8.45% 144 7.58% 158 8.11% 114 5.78%
$500 - $999K 1212 49.79% 1063 50.96% 1560 50.98% 1215 48.06% 846 42.30% 827 43.55% 866 44.43% 787 39.93%
$1M - $1.499M 436 17.91% 399 19.13% 576 18.82% 503 19.90% 394 19.70% 408 21.48% 422 21.65% 451 22.88%
$1.5M - $1.99M 194 7.97% 204 9.78% 239 7.81% 225 8.90% 205 10.25% 208 10.95% 181 9.29% 215 10.91%
$2M - $2.499M 4 112 4.60% 83 3.98% 125 4.08% 134 5.30% 126 6.30% 87 4.58% 106 5.44% 107 5.43%
$2.5M - $2.99M 76 3.12% 57 2.73% 74 2.42% 92 3.64% 79 3.95% 68 3.58% 75 3.85% 96 4.87%
350 245 365 409 386 312 322 404
$3M - $9.99M 154 6.33% 95 4.55% 153 5.00% 174 6.88% 162 8.10% 149 7.85% 131 6.72% 186 9.44%
$10+M 8 0.33% 10 0.48% 13 0.42% 9 0.36% 19 0.95% 8 0.42% 10 0.51% 15 0.76%
$1,000+ / Sq' 5 1065 46.71% 884 44.40% 1253 43.10% 1279 54.33% 1102 59.96% 1020 58.29% 1016 55.89% 1184 66.33%
$1,500+ / Sq' 241 9.90% 215 10.31% 304 9.93% 312 12.34% 350 17.50% 269 13.90% 271 13.90% 354 17.96%
$2,000+ / Sq' 102 4.19% 70 3.36% 86 2.81% 68 2.69% 159 7.95% 104 4.21% 82 4.21% 117 5.94%
$2,500+ / Sq' 35 1.44% 42 2.01% 34 1.11% 26 1.03% 87 4.35% 49 2.26% 44 2.26% 53 2.69%
$3,000+ / Sq' 10 0.41% 15 0.72% 17 0.56% 10 0.40% 38 1.90% 17 0.97% 19 0.97% 15 0.76%
$4,000+ / Sq' 3 0.12% 3 0.14% 4 0.13% 0 0.00% 9 0.45% 2 0.21% 4 0.21% 5 0.25%
YE $2,000+ / Sq' 148 4.84% 82 3.06% 110 2.97% 101 3.34% 178 7.53% 131 5.69% 82 4.21% 117 5.94%
Transactions YTD 2,434 2,086 3,060 2,528 2,000 1,899 1,949 1,971
Absorption YTD $3,153,554,836 $2,653,236,577 $3,765,428,679 $3,388,784,333 $3,086,095,102 $2,727,192,093 $2,729,359,258 $3,118,632,936
PRICE CATEGORIES 2019 YTD % Share 2020 YTD % Share 2021 YTD % Share 2022 YTD % Share 2023 YTD % Share 2024 YTD % Share 2025 YTD % Share 2026 YTD % Share
$0 - $499 K 242 9.94% 175 8.39% 320 10.46% 176 6.96% 169 8.45% 144 7.58% 158 8.11% 114 5.78%
$500 - $999K 1212 49.79% 1063 50.96% 1560 50.98% 1215 48.06% 846 42.30% 827 43.55% 866 44.43% 787 39.93%
$1m + 980 40.26% 848 40.65% 1180 38.56% 1137 44.98% 985 49.25% 928 48.87% 925 47.46% 1070 54.29%
8 YE 2019 YE 2020 YE 2021 YE 2022 YE 2023 YE 2024 YE 2025 YTD 2026
SEL A L V I E N R G A P G R E IC E $1,350,606 24.7% $1,268,201 7.6% $1,255,885 -1.0% $1,354,156 7.8% $1,564,676 15.5% $1,452,698 7.3% $1,413,893 -9.6% $1,582,259 8.9%
SEL M LI E N D G I A P N R ICE $885,000 14.9% $860,000 1.2% $859,250 -0.1% $926,000 7.8% $1,000,000 8.0% $999,000 7.9% $980,000 -2.0% $1,080,000 8.1%
LINK data is used.
Will be revised when cross referenced with Registry for sales not in LINK system.
Only includes closed sales
Disclaimer: Data is taken from sources deemed reliable but is subject to errors and omiss©io2n0s2.0 All rights reserved

    06 · Selected building resales Ritz through One Charles

    Bassick Advisors Boston weekly report page 6: Selected building resales Ritz through One Charles.
    Bassick Advisors Boston weekly report page 6: Selected building resales Ritz through One Charles.
    Searchable source transcription 
    Section: 1.5
Page 6:18
2026 Resales - Selected Full Service Buildings
Year to Date
Ritz Millennium Count ≥$1,000/sf
1 & 2 Avery Street 14 / 19
Unit # (Tower) Sq. Ft. Sales Price Price / Sq. Ft Sales Date
PH3C (2) 2,036 $2,400,000 $1,179 01/15/26
12A (1) 1,382 $1,003,000 $726 01/30/26
18# (2) 2,344 $2,400,000 $1,024 02/26/26
29A (1) 2,242 $2,225,000 $992 03/30/26
20H (2) 1,573 $1,800,000 $1,144 06/01/26
18A (1) 1,511 $1,500,000 $993 06/15/26
10B (1) 1,675 $1,950,000 $1,164 06/16/26
35C (1) 1,504 $1,638,000 $1,089 06/29/26
30D (1) 2,036 $2,399,000 $1,178 06/30/26
14A (1) 1,488 $1,265,000 $850 07/01/26
27G (2) 1,257 $1,450,000 $1,154 07/10/26
PH1H (2) 1,574 $2,150,000 $1,366 07/24/26
31A/B (2) 1,881 $2,250,000 $1,196 07/27/26
32H (2) 1,573 $1,700,000 $1,081 07/31/26
25C (2) 2,707 $3,375,000 $1,247 08/03/26
36F (2) 884 $1,085,000 $1,227 08/06/26
19G (2) 1,257 $1,345,000 $1,070 08/13/26
21B (2) 1,040 $1,299,000 $1,249 08/31/26
17F (1) 1,087 $930,000 $856 09/30/26
Building Absorption = $34,164,000
Average $/SF = $1,100
Ritz Carlton House Count ≥$1,000/sf
2 Commonwealth Avenue 0 / 0
Unit # Sq. Ft. Sales Price Price / Sq. Ft Sales Date
- - - - -
Building Absorption = $0
Average $/SF = -
Belvedere Count ≥$1,000/sf
100 Belvidere Street 3 / 3
Unit # Sq. Ft. Sales Price Price / Sq. Ft Sales Date
8H 1,743 $2,750,000 $1,578 02/10/26
4G 2,654 $4,000,000 $1,507 03/03/26
7A 2,055 $4,488,000 $2,184 09/17/26
Building Absorption = $11,238,000
Average $/SF = $1,742
Rowes Wharf Count ≥$1,000/sf
#10/20 Rowes Wharf 8 / 8
Unit # Sq. Ft. Sales Price Price / Sq. Ft Sales Date
309 1,973 $3,700,000 $1,875 02/04/26
TH-07 2,350 $3,395,000 $1,445 02/25/26
PH-04 2,645 $5,800,000 $2,193 03/31/26
PH08 1,446 $2,891,636 $2,000 06/30/26
309 1,973 $3,700,000 $1,875 06/30/26
802 1,790 $3,345,000 $1,869 07/22/26
505 1,402 $2,400,000 $1,712 08/04/26
1201 2,341 $4,600,000 $1,965 10/01/26
Building Absorption = $29,831,636
Average $/SF = $1,874
One Charles Count ≥$1,000/sf
1 Charles Street South 5 / 6
Unit # Sq. Ft. Sales Price Price / Sq. Ft Sales Date
1110 1,179 $1,210,000 $1,026 02/12/26
6D 1,986 $2,900,000 $1,460 02/18/26
16A 2,479 $4,000,000 $1,614 02/27/26
210 759 $680,000 $896 04/06/26
6A 944 $1,225,000 $1,298 06/01/26
601 725 $799,000 $1,102 09/01/26
Building Absorption = $10,814,000
Average $/SF = $1,340
Disclaimer: Data is taken from sources deemed reliable but is subject to errors and omis©si2o0n2s.0 All rights reserved

    07 · Selected building resales Trinity Place through Heritage

    Bassick Advisors Boston weekly report page 7: Selected building resales Trinity Place through Heritage.
    Bassick Advisors Boston weekly report page 7: Selected building resales Trinity Place through Heritage.
    Searchable source transcription 
    Section: 1.5
Page 7:18
2026 YTD Resales - Selected Full Service Buildings (cont.)
Trinity Place Count ≥$1,000/sf
1 Huntington Avenue 6 / 6
Unit # Sq. Ft. Sales Price Price / Sq. Ft Sales Date
403 2,111 $3,725,000 $1,765 01/09/26
506 836 $1,100,000 $1,316 02/17/26
1204 1,974 $4,250,000 $2,153 03/31/26
1101 3,102 $4,500,000 $1,451 04/27/26
603 2,702 $3,600,000 $1,332 05/27/26
904 1,220 $1,500,000 $1,230 08/31/26
Building Absorption = $18,675,000
Average $/SF = $1,563
Four Seasons Count ≥$1,000/sf
220 Boylston Street 3 / 3
Unit # Sq. Ft. Sales Price Price / Sq. Ft Sales Date
8020 2,583 $6,200,000 $2,400 03/13/26
1004 1,217 $2,850,000 $2,342 09/30/26
1512 1,689 $3,100,000 $1,835 09/30/26
Building Absorption = $12,150,000
Average $/SF = $2,214
Grandview Count ≥$1,000/sf
165 Tremont Street 3 / 3
Unit # Sq. Ft. Sales Price Price / Sq. Ft Sales Date
1402 1,402 $1,700,000 $1,213 02/05/26
1101 2,085 $2,300,000 $1,103 03/24/26
302 1,022 $1,525,000 $1,492 10/19/26
Building Absorption = $5,525,000
Average $/SF = $1,225
Atelier 505 Count ≥$1,000/sf
505 Tremont Street 3 / 3
Unit # Sq. Ft. Sales Price Price / Sq. Ft Sales Date
204 1,484 $2,289,000 $1,542 05/04/26
811 1,699 $3,150,000 $1,854 09/15/26
302 1,157 $1,590,000 $1,374 09/17/26
Building Absorption = $7,029,000
Average $/SF = $1,620
Burroughs Wharf Count ≥$1,000/sf
40 - 50 Battery Street 3 / 3
Unit # Sq. Ft. Sales Price Price / Sq. Ft Sales Date
305 1,581 $3,400,000 $2,151 02/18/26
306 1,640 $2,900,000 $1,768 09/30/26
309 1,289 $2,500,000 $1,939 10/16/26
Building Absorption = $8,800,000
Average $/SF = $1,951
Heritage Count ≥$1,000/sf
300 Boylston Street 7 / 7
Unit # Sq. Ft. Sales Price Price / Sq. Ft Sales Date
907 1,840 $3,200,000 $1,739 01/16/26
517 2,077 $3,000,000 $1,444 03/12/26
714 1,142 $1,500,000 $1,313 03/13/26
702 2,429 $5,499,000 $2,264 07/08/26
1005/1006 4,973 $21,500,000 $4,323 08/28/26
711 2,851 $3,600,000 $1,263 09/23/26
1202 2,426 $6,100,000 $2,514 09/29/26
Building Absorption = $44,399,000
Average $/SF = $2,503
The Residences at The InterContinental Count ≥$1,000/sf
500 Atlantic Avenue 7 / 7
Unit # Sq. Ft. Sales Price Price / Sq. Ft Sales Date
18C 1,132 $1,500,000 $1,325 04/30/26
14E 1,061 $1,266,230 $1,193 05/01/26
15N 1,957 $2,700,000 $1,380 06/11/26
19A 1,580 $1,950,000 $1,234 06/18/26
19B 1,593 $2,200,000 $1,381 07/28/26
16L 1,557 $1,820,000 $1,169 08/14/26
18P 2,727 $2,787,500 $1,022 10/02/26
Building Absorption = $14,223,730
Average $/SF = $1,225
Disclaimer: Data is taken from sources deemed reliable but is subject to errors and omis©si2o0n2s.0 All rights reserved

    08 · Selected building resales Mandarin through Clarendon

    Bassick Advisors Boston weekly report page 8: Selected building resales Mandarin through Clarendon.
    Bassick Advisors Boston weekly report page 8: Selected building resales Mandarin through Clarendon.
    Searchable source transcription 
    Section: 1.5
Page 8:18
2026 YTD Resales - Selected Full Service Buildings (cont.)
The Mandarin Count ≥$1,000/sf
776 Boylston Street 0 / 0
Unit # Sq. Ft. Sales Price Price / Sq. Ft Sales Date
- - - - -
Building Absorption = $0
Average $/SF = #DIV/0!
Battery Wharf Count ≥$1,000/sf
2 - 4 Battery Wharf 8 / 9
Unit # Sq. Ft. Sales Price Price / Sq. Ft Sales Date
4602 1,486 $1,775,000 $1,194 03/26/26
4604 2,065 $2,800,000 $1,356 04/14/26
4308 1,614 $2,050,000 $1,270 05/12/26
3309 1,390 $1,175,000 $845 05/28/26
4301 1,127 $1,280,000 $1,136 05/29/26
3407 1,638 $1,900,000 $1,160 07/07/26
3310 1,576 $2,300,000 $1,459 07/30/26
2304 1,821 $2,275,000 $1,249 09/02/26
3505 2,048 $2,891,000 $1,412 10/07/26
Building Absorption = $18,446,000
Average $/SF = $1,249
W Boston Count ≥$1,000/sf
110 Stuart Street 5 / 5
Unit # Sq. Ft. Sales Price Price / Sq. Ft Sales Date
27-C 1,286 $1,800,000 $1,400 05/29/26
23-F 857 $1,150,000 $1,342 06/02/26
19-F 857 $1,165,000 $1,359 06/09/26
18-H 1,040 $1,175,000 $1,130 06/18/26
21-A 876 $900,000 $1,027 07/21/26
Building Absorption = $6,190,000
Average $/SF = $1,259
The Clarendon Count ≥$1,000/sf
400 Stuart Street 5 / 5
Unit # Sq. Ft. Sales Price Price / Sq. Ft Sales Date
16-J 1,124 $2,125,000 $1,891 05/01/26
23-E 1,958 $3,850,000 $1,966 05/15/26
17-B 1,229 $2,162,500 $1,760 05/29/26
16-E 1,561 $2,778,750 $1,780 06/30/26
20-A 1,796 $3,560,000 $1,982 08/27/26
Building Absorption = $14,476,250
Average $/SF = $1,888
Disclaimer: Data is taken from sources deemed reliable but is subject to errors and omis©si2o0n2s.0 All rights reserved

    09 · Selected building resales Province Liberty and Millennium Tower

    Bassick Advisors Boston weekly report page 9: Selected building resales Province Liberty and Millennium Tower.
    Bassick Advisors Boston weekly report page 9: Selected building resales Province Liberty and Millennium Tower.
    Searchable source transcription 
    Section: 1.5
Page 9:18
2026 YTD Resales - Selected Full Service Buildings (cont.)
45 Province Count ≥$1,000/sf
45 Province Street 4 / 4
Unit # Sq. Ft. Sales Price Price / Sq. Ft Sales Date
2404 3,319 $3,550,000 $1,070 01/15/26
PH-2B 2,452 $2,925,000 $1,193 03/10/26
PH-2A 2,728 $3,200,000 $1,173 03/23/26
1903 1,117 $1,194,000 $1,069 07/20/26
Building Absorption = $10,869,000
Average $/SF = $1,130
Millennium Place Count ≥$1,000/sf
580 Washington Street 8 / 12
Unit # Sq. Ft. Sales Price Price / Sq. Ft Sales Date
304 777 $776,724 $1,000 03/13/26
2-A 1,334 $1,250,000 $937 04/22/26
5-C 1,420 $1,500,000 $1,056 05/20/26
1014 799 $850,000 $1,064 05/29/26
700 1,267 $1,312,500 $1,036 06/16/26
611 875 $895,000 $1,023 06/30/26
5-E 831 $800,000 $963 07/14/26
1214 799 $820,000 $1,026 07/15/26
PH-03 1,882 $2,150,000 $1,142 07/23/26
1407 1,162 $1,240,000 $1,067 08/03/26
12-E 1,301 $1,285,000 $988 09/02/26
1414 799 $800,000 $1,001 10/14/26
Building Absorption = $13,679,224
Average $/SF = $1,033
22 Liberty Wharf Count ≥$1,000/sf
22 Liberty Drive 28 / 28
Unit # Sq. Ft. Sales Price Price / Sq. Ft Sales Date
5D 1,985 $4,950,000 $2,494 02/02/26
9M 2,286 $4,700,000 $2,056 04/17/26
10D 2,129 $4,950,000 $2,325 04/30/26
8H 1,176 $1,950,000 $1,658 05/08/26
11D 2,129 $5,600,000 $2,630 06/12/26
11C 2,162 $5,700,000 $2,636 10/16/26
Building Absorption = $68,002,999
Average $/SF = $1,706
Millennium Tower Count ≥$1,000/sf
1 Franklin Street 26 / 26
Unit # Sq. Ft. Sales Price Price / Sq. Ft Sales Date
3907 1,423 $2,080,000 $1,462 02/19/26
3609 821 $1,235,000 $1,504 03/04/26
PH3A 4,172 $7,999,999 $1,918 04/03/26
2014 789 $1,105,000 $1,401 04/10/26
3110 1,281 $2,000,000 $1,561 04/14/26
2011 948 $1,250,000 $1,319 05/14/26
2801 1,426 $2,228,000 $1,562 05/15/26
1003 1,406 $1,690,000 $1,202 05/29/26
1504 1,498 $1,680,000 $1,121 06/04/26
3708 1,637 $2,185,000 $1,335 06/05/26
2609 873 $1,150,000 $1,317 06/16/26
3505 1,626 $2,195,000 $1,350 06/30/26
1208 1,566 $1,715,000 $1,095 07/07/26
2114 798 $1,140,000 $1,429 07/31/26
2310 1,281 $1,700,000 $1,327 07/31/26
3710 1,745 $2,900,000 $1,662 08/04/26
1714 798 $1,100,000 $1,378 08/10/26
1506 871 $1,090,000 $1,251 08/14/26
3401 1,471 $2,050,000 $1,394 08/14/26
1408 1,566 $1,660,000 $1,060 08/27/26
2309 873 $1,190,000 $1,363 08/31/26
2406 878 $1,170,000 $1,333 08/31/26
2507 1,362 $1,800,000 $1,322 09/18/26
3212 1,308 $1,880,000 $1,437 09/21/26
3106 878 $1,160,000 $1,321 09/22/26
2603 1,741 $3,025,000 $1,738 10/16/26
Building Absorption = $50,377,999
Average $/SF = $1,438
Disclaimer: Data is taken from sources deemed reliable but is subject to errors and omis©si2o0n2s.0 All rights reserved

    10 · Selected building resales 50 Liberty Pierce Pier Four and One Dalton

    Bassick Advisors Boston weekly report page 10: Selected building resales 50 Liberty Pierce Pier Four and One Dalton.
    Bassick Advisors Boston weekly report page 10: Selected building resales 50 Liberty Pierce Pier Four and One Dalton.
    Searchable source transcription 
    Section: 1.5
Page 10:18
2026 YTD Resales - Selected Full Service Buildings (cont.)
50 Liberty Wharf Count ≥$1,000/sf
50 Liberty Drive 3 / 3
Unit # Sq. Ft. Sales Price Price / Sq. Ft Sales Date
PH1B 3,619 $14,500,000 $4,007 01/07/26
11L 1,537 $3,205,000 $2,085 03/20/26
12G 1,016 $1,626,000 $1,600 09/30/26
Building Absorption = $19,331,000
Average $/SF = $3,132
Pierce Boston Count ≥$1,000/sf
200 Brookline Avenue 12 / 12
Unit # Sq. Ft. Sales Price Price / Sq. Ft Sales Date
27A & 27C 1,852 $5,475,000 $2,956 04/02/26
20H 815 $1,349,000 $1,655 04/21/26
22E 1,296 $2,200,000 $1,698 04/27/26
20J 1,515 $2,550,000 $1,683 05/08/26
26G 612 $1,089,000 $1,779 05/15/26
PH 29A 2,742 $5,650,000 $2,061 06/04/26
21B 1,148 $1,980,000 $1,725 06/30/26
26J 1,515 $2,900,000 $1,914 07/01/26
19B 1,148 $2,050,000 $1,786 07/17/26
23B 1,148 $2,100,000 $1,829 07/17/26
24F 658 $1,268,000 $1,927 08/10/26
26H 815 $1,420,000 $1,742 09/22/26
Building Absorption = $30,031,000
Average $/SF = $1,967
Pier Four Count ≥$1,000/sf
300 Pier Four Boulevard 5 / 5
Unit # Sq. Ft. Sales Price Price / Sq. Ft Sales Date
3I 1,811 $3,350,000 $1,850 02/02/26
2E 1,406 $2,750,000 $1,956 02/10/26
7F 1,573 $3,050,000 $1,939 04/09/26
6M 1,362 $2,800,000 $2,056 04/13/26
PHM 2,564 $6,800,000 $2,652 06/04/26
Building Absorption = $18,750,000
Average $/SF = $2,151
One Dalton Count ≥$1,000/sf
1 Dalton Drive 15 / 15
Unit # Sq. Ft. Sales Price Price / Sq. Ft Sales Date
5503 3,264 $9,500,000 $2,911 01/16/26
5301 4,052 $14,000,000 $3,455 02/03/26
3302 1,425 $3,400,000 $2,386 03/16/26
5101 4,046 $14,000,000 $3,460 03/18/26
4204 1,363 $3,750,000 $2,751 03/27/26
2703 2,226 $4,900,000 $2,201 04/24/26
5803 3,264 $9,500,000 $2,911 04/29/26
5402 2,945 $8,600,000 $2,920 05/06/26
3506 897 $2,030,000 $2,263 06/02/26
4705 1,288 $3,200,000 $2,484 08/31/26
4505 1,288 $3,225,000 $2,504 09/21/26
2401 432 $850,000 $1,968 10/09/26
5703 3,264 $9,000,000 $2,757 10/13/26
3805 2,186 $5,500,000 $2,516 10/15/26
5802 4,152 $12,000,000 $2,890 10/20/26
Building Absorption = $103,455,000
Average $/SF = $2,866
Disclaimer: Data is taken from sources deemed reliable but is subject to errors and omis©si2o0n2s.0 All rights reserved

    11 · Selected building resales Echelon and Harbor Towers

    Bassick Advisors Boston weekly report page 11: Selected building resales Echelon and Harbor Towers.
    Bassick Advisors Boston weekly report page 11: Selected building resales Echelon and Harbor Towers.
    Searchable source transcription 
    Section: 1.5
Page 11:18
2026 YTD Resales - Selected Full Service Buildings (cont.)
Echelon (Phase I&II) Count ≥$1,000/sf
133-135 Seaport Boulevard 27 / 27
Unit # Sq. Ft. Sales Price Price / Sq. Ft Sales Date
1710 777 $1,385,000 $1,782 01/05/26
538 712 $1,347,000 $1,892 01/21/26
905 1,030 $1,625,000 $1,578 01/30/26
2107 812 $1,199,000 $1,477 03/12/26
1919 1,539 $3,500,000 $2,274 03/13/26
920 1,255 $2,130,000 $1,697 04/30/26
1708 664 $1,137,500 $1,713 04/30/26
1712 495 $795,000 $1,606 05/07/26
1020 1,406 $2,087,500 $1,485 05/07/26
1718 506 $899,000 $1,777 05/14/26
1017 1,057 $1,530,000 $1,447 05/18/26
1112 691 $1,085,000 $1,570 05/22/26
803 1,062 $1,668,800 $1,571 07/10/26
2003 795 $1,295,000 $1,629 07/28/26
1203 855 $1,250,000 $1,462 07/31/26
1023 1,244 $2,140,000 $1,720 08/03/26
1510 779 $1,270,000 $1,630 08/06/26
1020 1,406 $2,087,500 $1,485 08/21/26
723 1,244 $1,900,000 $1,527 08/24/26
716 845 $1,395,000 $1,651 08/25/26
1719 646 $1,080,000 $1,672 08/28/26
1509 1,201 $1,880,000 $1,565 08/28/26
PH2A 2,231 $4,500,000 $2,017 08/31/26
722 1,285 $2,000,000 $1,556 09/30/26
1509 1,164 $1,895,000 $1,628 10/02/26
1519 646 $1,150,000 $1,780 10/21/26
2007 1,604 $3,270,000 $2,039 10/23/26
Building Absorption = $47,501,300
Average $/SF = $1,699
Harbor Towers Count ≥$1,000/sf
65 - 85 E India Row 4 / 27
Unit # Sq. Ft. Sales Price Price / Sq. Ft Sales Date
10-G 1,216 $817,500 $672 01/09/26
10-A 750 $710,000 $947 01/30/26
9-B 1,645 $1,161,000 $706 03/06/26
31-A/B 2,385 $1,930,000 $809 03/12/26
22-C 1,232 $1,000,000 $812 03/25/26
PHC 1,209 $1,064,000 $880 04/03/26
24H 874 $868,000 $993 04/10/26
7H 880 $745,000 $847 04/27/26
33-G 1,207 $1,230,000 $1,019 05/04/26
33-B/C 2,866 $2,550,000 $890 05/05/26
33A 750 $685,000 $913 05/12/26
27E 855 $659,000 $771 06/15/26
9C 1,242 $1,050,000 $845 06/30/26
PHF 1,629 $1,310,100 $804 06/30/26
14-G 1,213 $1,035,000 $853 07/01/26
19-H 876 $840,000 $959 07/09/26
14A 753 $655,000 $870 07/28/26
26H 877 $805,000 $918 07/31/26
33C 1,182 $1,062,500 $899 07/31/26
38F/G 2,901 $2,780,000 $958 07/31/26
20-G 1,211 $1,110,000 $917 08/07/26
28E/F 2,510 $2,784,720 $1,109 08/14/26
30A/B 2,432 $2,575,000 $1,059 08/17/26
23-A 750 $740,000 $987 08/25/26
19-E 857 $840,000 $980 08/27/26
35-E 865 $725,000 $838 09/01/26
39C 1,174 $1,340,000 $1,141 09/10/26
Building Absorption = $33,071,820
Average $/SF = $910
Disclaimer: Data is taken from sources deemed reliable but is subject to errors and omis©si2o0n2s.0 All rights reserved

    12 · Selected building resales FP3 and selected-building totals

    Bassick Advisors Boston weekly report page 12: Selected building resales FP3 and selected-building totals.
    Bassick Advisors Boston weekly report page 12: Selected building resales FP3 and selected-building totals.
    Searchable source transcription 
    Section: 1.5
Page 12:18
2026 YTD Resales - Selected Full Service Buildings (cont.)
Boulevard on the Greanway Count ≥$1,000/sf
110 Broad Street 0 / 0
Unit # Sq. Ft. Sales Price Price / Sq. Ft Sales Date
- - - - -
Building Absorption = $0
Average $/SF = -
10 Farnsworth Count ≥$1,000/sf
10 Farnsworth 2 / 2
Unit # Sq. Ft. Sales Price Price / Sq. Ft Sales Date
4A 2,113 $3,020,000 $1,429 04/03/26
3A 2,113 $2,825,000 $1,337 08/28/26
Building Absorption = $5,845,000
Average $/SF = $1,383
FP3 Count ≥$1,000/sf
346 Congress Street 2 / 7
Unit # Sq. Ft. Sales Price Price / Sq. Ft Sales Date
508 681 $660,000 $969 01/09/26
305 1,019 $1,099,000 $1,079 06/04/26
412 717 $640,000 $893 06/08/26
514 754 $605,000 $802 07/10/26
607 901 $985,000 $1,093 07/20/26
106 993 $417,104 $420 07/24/26
518 1,149 $1,096,000 $954 09/21/26
Building Absorption = $5,502,104
Average $/SF = $885
TOTAL Count ≥$1,000/sf
216 / 255
TOTAL # Sales ≥$1.0M
= New to report this week 185 / 255
TOTAL # Sales ≥$2.0M
105 / 255
Disclaimer: Data is taken from sources deemed reliable but is subject to errors and omis©si2o0n2s.0 All rights reserved

    13 · Developments Parker St Regis and Winthrop Center

    Bassick Advisors Boston weekly report page 13: Developments Parker St Regis and Winthrop Center.
    Bassick Advisors Boston weekly report page 13: Developments Parker St Regis and Winthrop Center.
    Searchable source transcription 
    Section: 1.5
Page 13:18
2019/2020/2021/2022 New Developments Not Sold Out
Year to Date
The Parker Count ≥$1,000/sf
55 LaGrange Street 14 / 15
Unit # Sq. Ft. Sales Price Price / Sq. Ft Sales Date
18B 1,241 $1,399,000 $1,127 01/20/26
17C 1,219 $1,279,000 $1,049 02/20/26
8H 583 $749,000 $1,285 02/25/26
14D 1,043 $1,004,000 $963 02/25/26
7G 654 $735,000 $1,124 03/06/26
9C 511 $639,000 $1,250 03/06/26
11C 512 $699,000 $1,365 04/30/26
18C 1,218 $1,329,000 $1,091 07/17/26
9A 537 $585,000 $1,089 08/03/26
16G 655 $799,000 $1,220 08/21/26
15G 654 $769,000 $1,176 08/31/26
9E 455 $499,000 $1,097 09/25/26
10E 456 $499,000 $1,094 09/30/26
PH21B 1,241 $1,649,000 $1,329 10/14/26
12B 570 $719,000 $1,261 10/15/26
Building Absorption = $13,352,000
Average $/SF = $1,156
% Sold Out (131:168) = 78%
St. Regis Count ≥$1,000/sf
150 Seaport Boulevard 11 / 11
Unit # Sq. Ft. Sales Price Price / Sq. Ft Sales Date
14D 1,752 $4,299,000 $2,454 02/27/26
11B 1,498 $2,620,000 $1,749 04/17/26
PH2A 1,128 $2,399,000 $2,127 06/11/26
12G 1,942 $2,849,000 $1,467 06/22/26
17A 1,128 $1,650,000 $1,463 07/06/26
11C 1,338 $2,234,000 $1,670 08/20/26
11G 1,892 $2,799,000 $1,479 08/28/26
16F 2,685 $4,795,000 $1,786 09/15/26
8A 1,128 $1,510,000 $1,339 09/28/26
9G 1,758 $2,749,000 $1,564 10/07/26
20B 1,498 $2,699,000 $1,802 10/16/26
Building Absorption = $30,603,000
Average $/SF = $1,724
% Sold Out (73:114) = 64%
Winthrop Center Count ≥$1,000/sf
240 Devonshire Street 30 / 30
Unit # Sq. Ft. Sales Price Price / Sq. Ft Sales Date
5409 1,675 $3,089,000 $1,844 01/15/26
5806 1,755 $5,000,000 $2,849 01/15/26
5104 1,330 $2,581,500 $1,941 01/28/26
5308 1,667 $3,500,000 $2,100 02/12/26
3809 1,667 $2,750,000 $1,650 02/27/26
5406 1,755 $4,850,000 $2,764 03/30/26
5614 900 $1,800,000 $2,000 04/17/26
3910 882 $2,350,000 $2,664 04/27/26
4005 1,035 $1,900,000 $1,836 04/28/26
5206 1,755 $4,500,000 $2,564 04/29/26
4008 1,675 $2,925,000 $1,746 04/30/26
5508 1,667 $3,600,000 $2,160 05/04/26
5408 1,667 $3,600,000 $2,160 05/20/26
5312 1,989 $4,250,000 $2,137 06/02/26
3901 2,190 $4,325,000 $1,975 06/04/26
4208 1,667 $2,985,000 $1,791 06/11/26
4212 1,636 $2,900,000 $1,773 06/18/26
5404 1,330 $2,650,000 $1,992 06/18/26
4508 1,667 $3,100,000 $1,860 06/26/26
4706 1,755 $4,870,000 $2,775 06/26/26
4004 1,330 $2,400,000 $1,805 07/15/26
4101 2,190 $4,350,000 $1,986 08/03/26
4911 931 $1,710,000 $1,837 08/27/26
4602 2,212 $4,600,000 $2,080 08/31/26
4211 882 $1,550,000 $1,757 08/31/26
5011 1,285 $2,150,000 $1,673 09/04/26
5003 1,379 $2,635,000 $1,911 09/23/26
4708 1,667 $3,240,000 $1,944 09/30/26
5701 2,369 $6,750,000 $2,849 10/15/26
4709 1,675 $2,950,000 $1,761 10/20/26
Building Absorption = $99,860,500
Average $/SF = $2,099
% Sold Out (149:317) = 47%
Disclaimer: Data is taken from sources deemed reliable but is subject to errors and omis©si2o0n2s.0 All rights reserved

    14 · Developments Raffles Archer and Sudbury

    Bassick Advisors Boston weekly report page 14: Developments Raffles Archer and Sudbury.
    Bassick Advisors Boston weekly report page 14: Developments Raffles Archer and Sudbury.
    Searchable source transcription 
    Section: 1.5
Page 14:18
2019/2020/2021/2022 New Developments Not Sold Out (cont.)
Raffles Boston Count ≥$1,000/sf
430 Stuart Street 7 / 7
Unit # Sq. Ft. Sales Price Price / Sq. Ft Sales Date
25H 1,291 $3,275,000 $2,537 01/16/26
1607 436 $1,100,000 $2,523 01/30/26
1613 431 $1,125,000 $2,610 04/22/26
1618 565 $1,275,000 $2,257 04/30/26
1606 426 $985,000 $2,312 05/12/26
27D 3,142 $8,500,000 $2,705 07/09/26
PH35B 3,041 $14,250,000 $4,686 08/20/26
Building Absorption = $30,510,000
Average $/SF = $3,269
% Sold Out (126:146) = 86%
The Archer Count ≥$1,000/sf
45 Temple Street 5 / 6
Unit # Sq. Ft. Sales Price Price / Sq. Ft Sales Date
405 1,420 $2,000,000 $1,408 01/20/26
108 2,869 $2,000,000 $697 01/23/26
602 3,045 $5,250,000 $1,724 02/25/26
502 3,045 $4,995,000 $1,640 04/01/26
408 1,692 $2,725,000 $1,611 04/02/26
312 3,128 $4,650,000 $1,487 10/01/26
Building Absorption = $21,620,000
Average $/SF = $1,422
% Sold Out (61:62) = 98%
The Sudbury Count ≥$1,000/sf
110 Sudbury Street 4 / 4
Unit # Sq. Ft. Sales Price Price / Sq. Ft Sales Date
3605 1,848 $2,950,000 $1,596 01/15/26
4505 1,848 $3,350,000 $1,813 06/04/26
4101 2,766 $4,750,000 $1,717 06/16/26
4002 2,315 $4,050,000 $1,749 09/16/26
Building Absorption = $15,100,000
Average $/SF = $1,720
% Sold Out (42:55) = 76%
Disclaimer: Data is taken from sources deemed reliable but is subject to errors and omis©si2o0n2s.0 All rights reserved

    15 · Ritz-Carlton Residences South Station closings

    Bassick Advisors Boston weekly report page 15: Ritz-Carlton Residences South Station closings.
    Bassick Advisors Boston weekly report page 15: Ritz-Carlton Residences South Station closings.
    Searchable source transcription 
    Section: 1.5
Page 15:18
2026 New Developments Not Sold Out
Year to Date
The Ritz-Carlton Residences South Station Count ≥$1,000/sf
680-682 Atlantic Avenue 39 / 39
Unit # Sq. Ft. Sales Price Price / Sq. Ft Sales Date
5103 3,832 $14,131,000 $3,688 03/13/26
4010 1,647 $3,700,000 $2,247 03/13/26
3806 675 $1,256,000 $1,861 03/18/26
4004 1,576 $3,100,000 $1,967 03/18/26
4405 1,805 $5,118,000 $2,835 03/18/26
3906 675 $1,275,000 $1,889 03/25/26
3811 842 $1,319,000 $1,567 03/26/26
4309 837 $1,758,000 $2,100 03/26/26
4009 837 $1,430,000 $1,708 03/31/26
4101 1,128 $2,275,000 $2,017 04/02/26
3609 1,445 $4,299,000 $2,975 04/02/26
4012 984 $1,675,000 $1,702 04/07/26
3809 837 $1,371,890 $1,639 04/09/26
3712 984 $1,510,000 $1,535 04/09/26
3812 984 $1,844,000 $1,874 04/09/26
3709 837 $1,379,000 $1,648 04/10/26
3808 1,498 $2,965,000 $1,979 04/10/26
4011 842 $1,425,000 $1,692 04/13/26
3908 1,498 $2,800,000 $1,869 04/14/26
3803 796 $1,300,000 $1,633 04/22/26
3703 796 $1,299,000 $1,632 04/30/26
3903 796 $1,527,000 $1,918 04/30/26
4510 1,647 $3,993,000 $2,424 05/05/26
4111 1,128 $1,560,000 $1,383 05/06/26
4109 837 $1,664,200 $1,988 05/06/26
4110 1,647 $4,399,000 $2,671 05/06/26
4905 1,805 $5,358,000 $2,968 05/06/26
3610 1,766 $5,202,000 $2,946 05/18/26
4209 836 $1,688,000 $2,019 05/29/26
3901 1,128 $2,242,000 $1,988 05/29/26
4210 1,647 $3,789,000 $2,301 06/03/26
3710 1,647 $3,639,000 $2,209 06/16/26
4701 1,128 $2,400,000 $2,128 06/26/26
3701 1,128 $1,950,000 $1,729 07/16/26
4003 796 $1,310,000 $1,646 07/16/26
4405 1,805 $3,363,000 $1,863 07/31/26
4103 796 $1,557,000 $1,956 08/24/26
3807 1,483 $3,400,000 $2,293 08/31/26
3910 1,647 $4,125,000 $2,505 09/10/26
Building Absorption = $110,396,090
Average $/SF = $2,252
% Sold Out (39:166) = 23%
Disclaimer: Data is taken from sources deemed reliable but is subject to errors and omis©si2o0n2s.0 All rights reserved

    16 · Active listing asking prices and property details part one

    Bassick Advisors Boston weekly report page 16: Active listing asking prices and property details part one.
    Bassick Advisors Boston weekly report page 16: Active listing asking prices and property details part one.
    Searchable source transcription 
    Section: 1.6
Page 16:18
Currently Available Resales - Full Service Luxury Buildings (as of 10/25/2026)*
*FULL SERVICE INVENTORY HAS BEEN PULLED FROM MLS DUE TO THE INCREASING USE OF MLS BY DOWNTOWN
BROKERS. ALL PRIOR INVENTORY COUNTS (PEAK, YE 2009, AND YE 2010) WERE PULLED SOLELY FROM THE LINK
DATABASE
Available at # of Units Currently
Development Name Peak 6.12.09 Available at YE 2009 Available at YE 2010 Available # of Total Units
Atelier 505 2 2 2 1 104
Battery Wharf N/A N/A N/A 5 103 Average PSF = $2,095.85
Burroughs Wharf 8 0 3 1 69 Average Asking Price= $3,558,769
Belvedere 2 1 1 0 61 Median Asking Price = $2,399,500
The Clarendon N/A N/A N/A 0 104
Echelon N/A N/A N/A 30 442
Four Seasons 6 3 7 2 95
Grandview 6 2 1 2 65
Heritage On The Garden 1 1 1 6 87
The InterContinental N/A N/A N/A 5 130
22 Liberty Wharf N/A N/A N/A 5 108
50 Liberty Wharf N/A N/A N/A 3 120
Mandarin 8 8 8 0 50 Note:
Millennium Place N/A N/A N/A 8 256
Millennium Tower N/A N/A N/A 18 442
One Charles 21 17 10 3 232 Note: 134 listings over $1,500 PSF
One Dalton N/A N/A N/A 11 160 68 listings over $2,000 PSF
45 Province N/A N/A N/A 4 137
Pier 4 N/A N/A N/A 5 106
Pierce Boston N/A N/A N/A 5 109
Ritz Carlton House 1 2 0 8 57
Ritz Millennium 29 20 19 11 304
Rowes Wharf 2 1 3 14 100
Trinity Place 5 3 0 5 104 * Battery Wharf and The InterContinental not
W Hotel N/A N/A N/A 10 123 included in prior total counts due to the buildings
not yet being sold out.
Total A 91 60 55 162 3668
CONDO Condo
PRICE ADDRESS UNIT CITY SF PSF BB BA FEE fee/sf Space PARKING DOM
$999,000 500 Atlantic Avenue 17S Seaport District 864 $1,156 1 1 $1,535 $1.78 ub/Spa, 0 122
$4,200,000 500 Atlantic Avenue PH20J Waterfront 2913 $1,442 3 4 $5,780 $1.98 Garden 0 83
$1,949,000 500 Atlantic Avenue 15L Waterfront 1557 $1,252 2 2 $2,670 $1.71 0 18
$1,325,000 500 Atlantic Avenue PH21C Waterfront 1060 $1,250 1 1 $1,980 $1.87 1 47
$2,995,000 500 Atlantic Avenue 19N Waterfront 2736 $1,095 3 4 $4,958 $1.81 0 60
$1,495,000 2 Avery Street 25G Midtown 1257 $1,189 2 2 $2,352 $1.87 0 22
$985,000 2 Avery Street 22A Midtown 803 $1,227 1 1 $1,381 $1.72 0 20
$2,495,000 1 Avery Street 24D Midtown 2036 $1,225 2 2 $3,821 $1.88 ty View( 0 165
$2,495,000 1 Avery Street 26D Midtown 2036 $1,225 2 2 $3,878 $1.90 0 166
$799,000 1 Avery Street 14C Midtown 751 $1,064 1 1 $1,325 $1.76 0 40
$3,799,000 2 Avery Street 24C Midtown 2707 $1,403 3 3 $4,736 $1.75 0 164
$1,599,000 2 Avery Street 35G Midtown 1257 $1,272 2 2 $2,939 $2.34 0 101
$1,775,000 1 Avery Street 25C Midtown 1504 $1,180 2 2 $3,001 $2.00 ny, City V 0 17
$10,000,000 2 Avery Street 30EF Midtown 4130 $2,421 5 5 $7,223 $1.75 Balcony 3 1,217
$4,800,000 2 Avery Street 21E Midtown 3246 $1,479 4 3 $5,408 $1.67 Balcony 0 101
$2,350,000 2 Avery Street 35H Midtown 1573 $1,494 2 2 $3,182 $2.02 0 33
$3,999,900 50 Battery Street 401/501 Waterfront 2258 $1,771 3 3 $2,531 $1.12 k, Scree 0 137
$2,395,000 2 Battery wharf PH08 Waterfront 2162 $1,108 2 2 $3,852 $1.78 0 42
$1,995,000 3 Battery Wharf 3303 Waterfront 1625 $1,228 2 2 $2,913 $1.79 Balcony 0 87
$1,425,000 3 Battery Wharf 3501 Waterfront 1077 $1,323 1 1 $2,360 $2.19 Balcony 0 76
$1,949,000 4 Battery Wharf 4309 Waterfront 1390 $1,402 2 2 $3,111 $2.24 Balcony 0 54
$1,495,000 4 Battery Wharf 4302 Waterfront 1536 $973 1 1 $2,537 $1.65 0 149
$2,995,000 220 Boylston Street 1010 Back Bay 1369 $2,188 2 2 $3,955 $2.89 0 97
$1,649,000 220 Boylston Street 1514 Back Bay 972 $1,697 1 1 $2,902 $2.99 ting, City 0 25
$6,495,000 300 Boylston Street PH1201 Back Bay 2492 $2,606 3 2 $5,368 $2.15 Balcony 0 88
$1,495,000 110 Broad Street 303 Waterfront 1295 $1,154 2 2 $1,065 $0.82 Balcony 0 150
$2,895,000 110 Broad Street 901 Waterfront 2405 $1,204 3 3 $2,283 $0.95 2 53
$3,850,000 188 Brookline Avenue 29B The Fenway 1723 $2,234 2 2 $3,960 $2.30 0 132
$1,760,000 188 Brookline Avenue 24I The Fenway 949 $1,855 2 1 $1,325 $1.40 View(s), 0 195
$1,250,000 188 Brookline Avenue 19D The Fenway 674 $1,855 1 1 $914 $1.36 0 192
$1,086,000 188 Brookline Avenue 22G The Fenway 612 $1,775 1 1 $849 $1.39 View(s), 0 93
$1,699,900 188 Brookline Avenue 23I The Fenway 949 $1,791 2 1 $1,325 $1.40 Lighting 0 24
$5,200,000 1 Charles Street South PH2C Back Bay 2420 $2,149 3 3 $4,213 $1.74 ty View( 0 12
$975,000 1 Charles Street South 602 Back Bay 837 $1,165 1 1 $1,099 $1.31 0 242
$5,990,000 1 Charles Street South PH1CD Back Bay 3502 $1,710 4 4 $6,983 $1.99 ny, City V 0 3
$3,225,000 303 Columbus Avenue 306 Back Bay 2146 $1,503 3 3 $2,244 $1.05 0 32
$9,995,000 2 Commonwealth Avenue 10A Back Bay 2684 $3,724 3 2 $7,418 $2.76 0 200
$8,995,000 2 Commonwealth Avenue 9A Back Bay 2684 $3,351 3 2 $7,418 $2.76 0 216
$4,995,000 2 Commonwealth Avenue 8G Back Bay 2467 $2,025 3 3 $6,817 $2.76 0 48
$4,950,000 2 Commonwealth Avenue 12B Back Bay 1588 $3,117 2 2 $4,388 $2.76 0 181
$3,950,000 2 Commonwealth Avenue 14-B Back Bay 1588 $2,487 1 1 $4,388 $2.76 0 47
$19,500,000 2 Commonwealth Avenue PH3-4 Back Bay 4083 $4,776 3 4 $10,045 $2.46 0 186
$15,500,000 2 Commonwealth Avenue 11BCD Back Bay 3870 $4,005 3 3 $10,312 $2.66 0 289
$8,495,000 2 Commonwealth Avenue 15E/F Back Bay 3657 $2,323 2 2 $10,102 $2.76 0 38
$1,430,000 346 Congress Street 604 Seaport District 1316 $1,087 2 2 $1,638 $1.24 eck - Ro 0 45
$3,100,000 346 Congress Street PH1 Seaport District 1942 $1,596 2 2 $3,015 $1.55 eck - Ro 0 25
$2,700,000 346 Congress Street PH 701 Seaport District 1438 $1,878 2 2 $2,379 $1.65 cony, Ci 0 40
$829,000 346 Congress Street 608 Seaport District 809 $1,025 1 1 $1,119 $1.38 0 65
$6,099,000 1 Dalton Street 4005 Back Bay 2186 $2,790 3 2 $5,050 $2.31 0 191
$18,500,000 1 Dalton Street 4901 Back Bay 3641 $5,081 2 2 $10,830 $2.97 0 137
$9,250,000 1 Dalton Street 5603 Back Bay 3265 $2,833 2 3 $9,479 $2.90 1 18
$7,850,000 1 Dalton Street 4804 Back Bay 2558 $3,069 3 3 $8,012 $3.13 0 172
$7,500,000 1 Dalton Street 4604 Back Bay 2562 $2,927 3 3 $7,702 $3.01 0 165
$6,990,000 1 Dalton Street 3902 Back Bay 1841 $3,797 3 3 $4,372 $2.37 0 215
$5,995,000 1 Dalton Street 4205 Back Bay 2186 $2,742 2 2 $5,166 $2.36 ty View( 0 229
$3,650,000 1 Dalton Street 4703 Back Bay 1407 $2,594 2 2 $3,300 $2.35 0 23
$3,600,000 1 Dalton Street 3404 Back Bay 1357 $2,653 2 2 $3,252 $2.40 0 95
$9,995,000 1 Dalton Street Unit 3801 Back Bay 3219 $3,105 3 3 $8,253 $2.56 0 231
$6,895,000 1 Dalton Street 4504 Back Bay 2558 $2,695 3 3 $7,431 $2.91 0 87
$3,850,000 240 Devonshire Street U4106 Midtown 1755 $2,194 2 2 $3,132 $1.78 0 20
$2,925,000 240 Devonshire Street 4104 Midtown 1330 $2,199 1 1 $2,150 $1.62 , City Vie 0 66
$2,675,000 240 Devonshire Street U3912 Midtown 1636 $1,635 2 2 $2,657 $1.62 0 104
$2,495,000 240 Devonshire Street 3603 Financial District 1379 $1,809 2 2 $2,294 $1.66 ty View( 0 172
$1,599,000 240 Devonshire Street 5907 Midtown 781 $2,047 1 1 $1,133 $1.45 0 109
$13,955,000 240 Devonshire Street PH-MC 1B Midtown 4659 $2,995 3 4 $8,049 $1.73 0 104
$6,525,000 240 Devonshire Street 5401 Midtown 2369 $2,754 3 3 $4,764 $2.01 0 34
$4,500,000 240 Devonshire Street 5012 Midtown 1989 $2,262 3 3 $3,394 $1.71 0 172
$4,350,000 240 Devonshire Street U4702 Midtown 1920 $2,266 2 2 $3,400 $1.77 0 26
$3,950,000 240 Devonshire Street U3602 Midtown 2212 $1,786 2 3 $3,592 $1.62 0 45
$3,950,000 240 Devonshire Street U3701 Midtown 2190 $1,804 2 2 $3,452 $1.58 0 89
$3,370,000 240 Devonshire Street 4808 Midtown 1667 $2,022 2 2 $2,805 $1.68 0 74
$3,340,000 240 Devonshire Street 4608 Midtown 1667 $2,004 2 2 $2,783 $1.67 0 67
$3,070,000 240 Devonshire Street 4512 Midtown 1636 $1,877 2 2 $2,721 $1.66 0 144
$2,900,000 240 Devonshire Street 4109 Midtown 1675 $1,731 2 2 $2,631 $1.57 0 76
$2,810,000 240 Devonshire Street 5310 Midtown 1405 $2,000 2 2 $2,469 $1.76 0 111
$2,530,000 240 Devonshire Street 4504 Midtown 1330 $1,902 1 1 $2,291 $1.72 0 97
$2,475,000 240 Devonshire Street U4210 Financial District 1390 $1,781 2 2 $2,358 $1.70 0 81
$2,400,000 240 Devonshire Street 3704 Midtown 1330 $1,805 1 1 $2,236 $1.68 0 46
$2,195,000 240 Devonshire Street U3814 Midtown 1258 $1,745 2 2 $2,180 $1.73 0 34
$1,715,000 240 Devonshire Street U5707 Midtown 781 $2,196 1 1 $1,125 $1.44 0 109
$1,645,000 240 Devonshire Street 5207 Midtown 781 $2,106 1 1 $1,101 $1.41 0 41
$1,570,000 240 Devonshire Street 3811 Midtown 882 $1,780 1 1 $1,147 $1.30 0 290
$1,350,000 240 Devonshire Street 3607 Midtown 781 $1,729 1 1 $1,029 $1.32 0 32
$1,895,000 85 East India Row 28F Waterfront 1894 $1,001 3 2 $2,328 $1.23 Porch 0 122
$852,000 65 East India Row 26G Waterfront 974 $875 1 1 $1,071 $1.10 0 130
Disclaimer: Data is taken from sources deemed reliable but is subject to errors and omiss©io2n0s2.0 All rights reserved

    17 · Active listing asking prices and property details part two

    Bassick Advisors Boston weekly report page 17: Active listing asking prices and property details part two.
    Bassick Advisors Boston weekly report page 17: Active listing asking prices and property details part two.
    Searchable source transcription 
    Section: 1.6
Page 17:18
$745,000 65 East India Row 29H Waterfront 875 $851 1 1 $1,045 $1.19 0 20
$2,350,000 85 East India Row 26AB Waterfront 2382 $987 2 3 $3,504 $1.47 0 111
$769,000 85 East India Row 30D Waterfront 746 $1,031 1 1 $939 $1.26 0 45
$745,000 85 East India Row 8A Waterfront 756 $985 1 1 $919 $1.22 0 62
$699,000 85 East India Row 10D Waterfront 744 $940 1 1 $847 $1.14 0 25
$3,055,000 85 East India Row PH FG Waterfront 2875 $1,063 3 2 $4,026 $1.40 Balcony 0 47
$724,000 65 East India Row 23A Waterfront 758 $955 1 1 $909 $1.20 ed Yard, 0 46
$1,099,995 85 East India Row 9G Waterfront 1212 $908 2 1 $1,073 $0.89 Area, Scr 0 379
$1,088,000 85 East India Row 10G Waterfront 1215 $895 2 2 $1,113 $0.92 Balcony 0 53
$625,000 85 East India Row 25A Waterfront 738 $847 1 1 $997 $1.35 w(s), Gar 0 214
$2,699,999 10 Farnsworth Street 3B Seaport District 2125 $1,271 3 2 $1,493 $0.70 0 81
$6,750,000 1 Franklin Street 5002 Midtown 3172 $2,128 3 4 $5,645 $1.78 0 264
$6,750,000 1 Franklin Street 5102 Midtown 3172 $2,128 3 4 $5,996 $1.89 0 102
$6,500,000 1 Franklin Street PH4B Midtown 4110 $1,582 3 4 $6,862 $1.67 tio, Balco 0 259
$5,995,000 1 Franklin Street PH1B Midtown 2773 $2,162 3 4 $5,482 $1.98 0 216
$4,650,000 1 Franklin Street 4602 Midtown 3172 $1,466 3 3 $5,465 $1.72 ty View( 0 45
$3,550,000 1 Franklin Street 5105 Midtown 2196 $1,617 3 3 $3,839 $1.75 Patio 0 3
$2,695,000 1 Franklin Street 4308 Financial District 1637 $1,646 2 2 $2,174 $1.33 e Lighting 0 177
$2,399,000 1 Franklin Street 2604 Midtown 1498 $1,601 2 2 $1,964 $1.31 0 53
$2,395,000 1 Franklin Street 2404 Midtown 1498 $1,599 2 2 $2,462 $1.64 0 18
$1,995,000 1 Franklin Street 2608 Midtown 1568 $1,272 2 2 $2,219 $1.42 Balcony 0 59
$1,780,000 1 Franklin Street 1404 Midtown 1498 $1,188 2 2 $1,761 $1.18 1 6
$1,080,000 1 Franklin Street 1709 Midtown 780 $1,385 1 1 $856 $1.10 0 151
$1,075,000 1 Franklin Street 2110 Midtown 812 $1,324 1 1 $887 $1.09 Deck 0 138
$950,000 1 Franklin Street 1002 Midtown 759 $1,252 1 1 $898 $1.18 0 188
$2,795,000 1 Franklin Street 5101 Midtown 1779 $1,571 2 2 $3,867 $2.17 0 32
$4,995,000 1 Franklin Street PH2D Midtown 2670 $1,871 2 2 $5,132 $1.92 0 39
$3,498,000 1 Franklin Street 5004 Midtown 2186 $1,600 3 3 $3,548 $1.62 0 202
$1,799,000 1 Franklin Street #3107 Midtown 1362 $1,321 2 2 $2,051 $1.51 0 59
$2,175,000 1 Huntington Avenue 807 Back Bay 1339 $1,624 2 2 $1,706 $1.27 0 95
$1,095,000 1 Huntington Avenue 302 Back Bay 810 $1,352 1 1 $1,162 $1.43 0 31
$12,500,000 1 Huntington Avenue PH1702 Back Bay 3618 $3,455 4 3 $8,919 $2.47 0 40
$3,699,000 1 Huntington Avenue 204 Back Bay 2062 $1,794 2 2 $2,740 $1.33 0 146
$3,159,000 1 Huntington Avenue 801 Back Bay 1886 $1,675 3 2 $4,130 $2.19 0 112
$1,999,000 55 LaGrange Street 1904 Theatre District 1268 $1,577 2 2 $2,447 $1.93 eck - Ro 0 40
$1,199,000 55 LaGrange Street 1705 Theatre District 1214 $988 2 2 $1,947 $1.60 eck - Ro 0 103
$1,150,000 55 LaGrange Street 304 Theatre District 1043 $1,103 2 2 $1,250 $1.20 eck - Ro 0 26
$999,000 55 LaGrange Street 1901 Theatre District 1119 $893 2 2 $1,893 $1.69 eck - Ro 0 83
$659,000 55 LaGrange Street 1003 Theatre District 511 $1,290 1 1 $811 $1.59 eck - Ro 0 96
$629,000 55 LaGrange Street 1505 Theatre District 456 $1,379 0 1 $783 $1.72 eck - Ro 0 12
$615,000 55 LaGrange Street 1010 Theatre District 578 $1,064 0 1 $797 $1.38 0 41
$599,000 55 LaGrange Street 1201 Theatre District 537 $1,115 0 1 $779 $1.45 eck - Ro 0 54
$2,295,000 22 Liberty Drive 6G Seaport District 1452 $1,581 2 2 $1,847 $1.27 0 183
$13,500,000 50 Liberty Drive PH-2A Seaport District 3573 $3,778 3 3 $7,621 $2.13 Balcony 0 82
$4,993,000 22 Liberty Drive 9 Seaport District 1859 $2,686 2 2 $3,216 $1.73 Balcony 0 27
$2,990,000 22 Liberty Drive 2M Seaport District 1733 $1,725 2 2 $2,400 $1.38 Balcony 0 12
$2,550,000 22 Liberty Drive PH1H Seaport District 1405 $1,815 2 2 $1,780 $1.27 Balcony 0 5
$3,175,000 22 Liberty Drive PH1G Seaport District 1697 $1,871 2 2 $2,581 $1.52 Balcony 0 37
$3,395,000 50 Liberty Drive 7L Seaport District 1537 $2,209 2 2 $2,111 $1.37 Balcony 0 157
$2,575,000 50 Liberty Drive 12J Seaport District 1329 $1,938 1 1 $1,613 $1.21 Balcony 0 12
$6,695,000 300 Pier 4 Blvd PHR Seaport District 1979 $3,383 2 2 $4,235 $2.14 d, Decor 0 283
$6,250,000 300 Pier 4 Blvd 7G Seaport District 2261 $2,764 3 3 $5,001 $2.21 ny, City V 0 360
$5,750,000 300 Pier 4 Blvd 5C Seaport District 2020 $2,847 3 2 $4,791 $2.37 Balcony 0 237
$5,399,000 300 Pier 4 Blvd PHJ Seaport District 1952 $2,766 2 2 $4,182 $2.14 Wood, B 0 16
$3,395,000 300 Pier 4 Blvd 3B Seaport District 1385 $2,451 2 2 $3,257 $2.35 Rights, 0 47
$2,189,000 45 Province Street 2702 Midtown 1636 $1,338 2 2 $2,664 $1.63 Roof, B 0 48
$1,749,000 20 Rowes Wharf 701 Waterfront 1045 $1,674 1 1 $2,139 $2.05 Balcony 0 42
$1,100,000 20 Rowes Wharf PH4 Waterfront 701 $1,569 1 1 $2,022 $2.88 Balcony 0 28
$1,999,000 135 Seaport Boulevard 1807 Seaport District 1164 $1,717 2 2 $2,425 $2.08 Balcony 0 707
$4,695,000 133 Seaport Boulevard 12 Seaport District 1957 $2,399 3 3 $4,675 $2.39 ck, Balco 0 62
$2,775,000 133 Seaport Boulevard 1122 Seaport District 1285 $2,160 2 2 $2,719 $2.12 eck, Balc 0 38
$2,750,000 133 Seaport Boulevard 1022 Seaport District 1285 $2,140 2 2 $2,267 $1.76 ed Patio 0 172
$1,795,000 133 Seaport Boulevard 902 Seaport District 1064 $1,687 2 2 $1,874 $1.76 0 139
$1,475,000 133 Seaport Boulevard 1805 Seaport District 812 $1,817 1 1 $1,640 $2.02 ny, City V 0 177
$1,449,999 133 Seaport Boulevard 520 Seaport District 693 $2,092 1 1 $1,517 $2.19 o - Enclo 0 29
$1,080,000 133 Seaport Boulevard 807 Seaport District 683 $1,581 1 1 $1,041 $1.52 0 40
$4,495,000 135 Seaport Boulevard PH3B Seaport District 2164 $2,077 2 2 $5,128 $2.37 ot Tub/S 0 2
$4,299,999 135 Seaport Boulevard 2008 Seaport District 1909 $2,252 3 3 $4,038 $2.12 , City Vie 0 248
$2,295,000 135 Seaport Boulevard 1806 Seaport District 1384 $1,658 2 2 $3,020 $2.18 iew(s), G 0 249
$1,995,000 135 Seaport Boulevard 1609 Seaport District 1164 $1,714 2 2 $2,164 $1.86 0 181
$1,899,000 135 Seaport Boulevard 1506 Seaport District 1013 $1,875 2 2 $2,172 $2.14 0 150
$1,610,000 135 Seaport Boulevard 1106 Seaport District 1011 $1,592 2 2 $2,119 $2.10 0 116
$1,590,000 135 Seaport Boulevard 906 Seaport District 1011 $1,573 2 2 $1,951 $1.93 Deck 0 177
$1,450,000 135 Seaport Boulevard 1703 Seaport District 856 $1,694 1 1 $1,969 $2.30 0 46
$1,095,000 135 Seaport Boulevard 1508 Seaport District 670 $1,634 1 1 $1,517 $2.26 w(s), Pro 0 31
$1,015,000 135 Seaport Boulevard 808 Seaport District 664 $1,529 1 1 $1,394 $2.10 ot Tub/S 0 179
$829,000 135 Seaport Boulevard U18 Seaport District 505 $1,642 0 1 $1,098 $2.17 ot Tub/S 0 90
$799,000 135 Seaport Boulevard 818 Seaport District 506 $1,579 0 1 $852 $1.68 w(s), Pro 0 20
$7,995,000 150 Seaport Boulevard PH2C Seaport District 2575 $3,105 3 3 $5,953 $2.31 0 111
$3,599,000 150 Seaport Boulevard D Seaport District 1752 $2,054 2 2 $3,627 $2.07 0 139
$3,295,000 150 Seaport Boulevard 6D Seaport District 1752 $1,881 2 2 $3,528 $2.01 0 41
$1,999,000 150 Seaport Boulevard 12A Seaport District 1128 $1,772 1 1 $2,182 $1.93 0 24
$1,699,000 150 Seaport Boulevard PH2G Seaport District 968 $1,755 1 1 $2,014 $2.08 0 6
$44,500,000 150 Seaport Boulevard GPH Seaport District 10609 $4,195 6 8 $22,930 $2.16 Patio/D 0 61
$7,495,000 150 Seaport Boulevard 10E Seaport District 2376 $3,154 3 3 $4,711 $1.98 0 103
$2,395,000 133 Seaport Boulevard 2101 Seaport District 1448 $1,654 2 2 $3,006 $2.08 Balcony 0 234
$1,275,000 133 Seaport Boulevard 1215 Seaport District 800 $1,594 1 1 $1,240 $1.55 Deck 1 27
$799,000 133 Seaport Boulevard 502 Seaport District 444 $1,800 0 1 $669 $1.51 0 257
$2,048,000 110 Stuart Street 23G Theatre District 1871 $1,095 2 2 $2,827 $1.51 0 208
$2,900,000 430 Stuart Street 22B Back Bay 945 $3,069 1 1 $1,954 $2.07 Balcony 0 19
$1,545,000 430 Stuart Street 1604 Back Bay 572 $2,701 1 1 $1,110 $1.94 0 62
$1,095,000 430 Stuart Street 1619 Back Bay 533 $2,054 0 1 $891 $1.67 0 80
$1,900,000 110 Stuart Street 23B Back Bay 1794 $1,059 2 2 $3,127 $1.74 ty View( 0 214
$1,200,000 110 Stuart Street 19 H Back Bay 1035 $1,159 2 1 $1,128 $1.09 0 47
$7,000,000 430 Stuart Street 31A Back Bay 1832 $3,821 2 2 $4,181 $2.28 0 184
$5,950,000 430 Stuart Street 32A Back Bay 1832 $3,248 2 2 $4,252 $2.32 0 25
$5,585,000 430 Stuart Street 23J Back Bay 1752 $3,188 2 2 $4,905 $2.80 0 38
$1,899,000 430 Stuart Street 21D Back Bay 594 $3,197 1 1 $1,043 $1.76 ty View( 0 91
$1,749,000 430 Stuart Street 1505 Back Bay 602 $2,905 0 1 $1,144 $1.90 0 137
$1,195,000 110 Stuart Street 26J Back Bay 1112 $1,075 1 1 $1,301 $1.17 0 123
$1,188,000 430 Stuart Street 1518 Back Bay 565 $2,103 0 1 $898 $1.59 0 83
$3,495,000 110 Sudbury Street 4305 Beacon Hill 1848 $1,891 2 2 $2,843 $1.54 0 177
$5,400,000 110 Sudbury Street 4504 Waterfront 2275 $2,374 2 2 $3,766 $1.66 0 19
$4,499,000 110 Sudbury Street 3601 Waterfront 2766 $1,627 3 2 $3,994 $1.44 0 367
$3,999,000 110 Sudbury Street 3604 Waterfront 2275 $1,758 2 2 $3,172 $1.39 0 367
$3,550,000 45 Temple Street 506 Beacon Hill 2121 $1,674 2 2 $2,544 $1.20 0 220
$1,685,000 45 Temple Street 212 Beacon Hill 1468 $1,148 1 1 $991 $0.68 0 108
$5,750,000 45 Temple Street 512 Beacon Hill 3153 $1,824 3 2 $4,950 $1.57 0 220
$1,999,000 165 Tremont Street 701 Midtown 2067 $967 3 2 $2,264 $1.10 eck - Ro 0 167
$1,595,000 165 Tremont Street 804 Midtown 1424 $1,120 2 2 $1,653 $1.16 ty View( 0 30
$1,399,000 505 Tremont Street 613 South End 941 $1,487 1 1 $1,358 $1.44 0 46
$799,000 580 Washington Street 204 Midtown 777 $1,028 1 1 $889 $1.14 0 34
$2,699,000 580 Washington Street PHE Midtown 1849 $1,460 2 2 $3,381 $1.83 Outdoor 0 54
$1,775,000 580 Washington Street 302 Midtown 1703 $1,042 3 2 $2,251 $1.32 0 54
$1,749,000 580 Washington Street 1501 Midtown 1478 $1,183 3 2 $2,046 $1.38 0 166
$1,585,000 580 Washington Street 1410 Midtown 1308 $1,212 2 2 $2,198 $1.68 2 47
$1,575,000 580 Washington Street 8C Midtown 1420 $1,109 2 2 $2,236 $1.57 0 111
$879,000 580 Washington Street 812 Midtown 854 $1,029 1 1 $1,014 $1.19 0 129
$1,595,000 580 Washington Street PH05 Midtown 1502 $1,062 3 3 $2,589 $1.72 0 39
= New to market this week
A NIC W Boston or 45 Province due to not being 100% sold out.
Disclaimer: Data is taken from sources deemed reliable but is subject to errors and omiss©io2n0s2.0 All rights reserved

    18 · Quarterly LINK and MLS inventory history

    Bassick Advisors Boston weekly report page 18: Quarterly LINK and MLS inventory history.
    Bassick Advisors Boston weekly report page 18: Quarterly LINK and MLS inventory history.
    Searchable source transcription 
    Section: 1.7
Page 18:18
2000
1800
1731
1640
1600
1554
1523
1400
13121325 130
1
1
301
1235 1250 1230
1200
1122 1169 1183 1149
1089
1022 1039 1037 1029
1000
964
881 863 865
800
781 778
693
646
600
531
495 507
464
429 382
400
375328 350
200 22 2 2 91 314 22 2 3 74 251 2 2 8 1 7 7 271 2 1 8 9 5 2 275 2 2 8 2 7 8 284 291 270 2 3 6 2 4 8 256 2 3 4 0 8 0 23 2 9 48 208 149
187 159 180 184 176 128 143 128 106 92 79 77
90 100
53
90 455354
0
Chart Notes:
-Source: LINK "Citywide" Quarterly Reports
-Q1 monthly inventory count based on the previous years total transactions © All rights reserved
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Condominium Quarterly Inventory
Annual Transactions Nationally, a tight/seller’s market is considered 5-6 months or below, a balanced market is 6 months and a buyer’s market is 7+ months.
4155 3721 3707 3133 2598 2665 2719 3560 3809 3269 3311 3594 3164 3412 3061 2679 3753 3026 2379 2304 2341
LINK 2.3 5.0 4.4 4.0 4.7 5.2 4.0 3.2 1.0 0.7 0.8 0.7 0.8 1.1 1.2 1.0 1.1 0.5 0.4 0.4 0.3 -
Inventory Mos. Mos. Mos. Mos. Mos. Mos. Mos. Mos. Mos. Mos. Mos. Mos. Mos. Mos. Mos. Mos. Mos. Mos. Mos. Mos Mos. Mos.
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MLS 2.0 4.6 4.3 4.1 5.2 6.3 5.4 3.5 1.1 1.0 0.9Q uarte1.4 1.4 1.4 1.9 1.7 2.9 1.6 2.2 2.2 3.3 3.1
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LINK MLS

    19 · Six-town suburban prices inventory and historical metrics

    Bassick Advisors Wellesley Office Snapshot: Six-town suburban prices inventory and historical metrics.
    Bassick Advisors Wellesley Office Snapshot: Six-town suburban prices inventory and historical metrics.
    Searchable source transcription 
    $2,200,000 3.5
3
$2,000,000
2.5
$1,800,000
2
$1,600,000
1.5
$1,400,000
1
$1,200,000
0.5
$1,000,000 0
2019 2020 2021 2022 2023 2024 2025 2026
Wellesley 2020 2021 2022 2023 2024 2025 2026 Weston 2020 2021 2022 2023 2024 2025 2026
YTD Sales 273 277 261 187 209 224 203 YTD Sales 137 156 108 109 87 96 85
Total Sales 345 330 306 223 253 272 - Total Sales 170 180 130 127 101 122 -
Median ($000's) $1,633 $1,655 $1,950 $1,920 $2,120 $2,218 $2,400 Median ($000's) $1,600 $1,960 $2,380 $2,230 $2,390 $2,650 $2,565
Average ($000's) $1,867 $1,977 $2,107 $2,240 $2,327 $2,490 $2,677 Average ($000's) $2,086 $2,340 $2,642 $2,929 $2,866 $3,057 $3,312
Avg PSF $495 $554 $609 $623 $659 $659 $663 Avg PSF $412 $471 $555 $568 $581 $595 $597
Avg DOM 46 26 18 32 24 29 34 Avg DOM 71 54 34 62 52 53 65
Avg Acres 0.46 0.45 0.43 0.43 0.41 0.43 0.34 Avg Acres 1.43 1.54 1.53 1.45 1.39 1.55 1.39
Listing Inventory 45 29 36 41 41 54 48 Listing Inventory 62 33 43 33 39 46 38
Mo Supply 1.8 1.0 1.3 1.6 2.2 2.6 2.1 Mo Supply 4.9 2.3 2.9 3.0 3.7 5.5 3.7
750k+ 265 273 257 184 209 221 203 750k+ 135 154 106 109 87 96 85
1M+ 232 254 243 175 203 217 200 1M+ 118 140 102 107 85 95 83
2M+ 81 103 128 85 118 139 129 2M+ 46 77 66 66 55 71 58
3M+ 31 36 37 35 43 51 65 3M+ 25 37 26 33 26 36 31
4M+ 12 16 14 14 15 20 32 4M+ 12 17 13 20 16 16 18
Newton 2020 2021 2022 2023 2024 2025 2026 Needham 2020 2021 2022 2023 2024 2025 2026
YTD Sales 439 530 443 361 400 419 383 YTD Sales 224 249 232 202 185 213 209
Total Sales 578 653 534 428 478 528 - Total Sales 292 297 268 248 225 252 -
Median ($000's) $1,300 $1,542 $1,665 $1,786 $1,820 $1,952 $1,850 Median ($000's) $1,228 $1,350 $1,500 $1,476 $1,726 $1,800 $1,770
Average ($000's) $1,488 $1,777 $1,973 $1,987 $2,125 $2,167 $2,147 Average ($000's) $1,353 $1,450 $1,679 $1,648 $1,888 $1,956 $1,992
Avg PSF $478 $531 $584 $582 $618 $619 $627 Avg PSF $415 $458 $538 $510 $540 $554 $562
Avg DOM 41 31 26 32 34 37 37 Avg DOM 35 21 18 32 30 31 36
Avg Acres 0.27 0.28 0.29 0.28 0.28 0.28 0.22 Avg Acres 0.38 0.43 0.37 0.45 0.43 0.37 0.34
Listing Inventory 132 68 86 86 119 116 143 Listing Inventory 47 15 39 34 46 42 57
Mo Supply 2.7 1.4 1.6 1.9 3.3 2.9 3.3 Mo Supply 1.8 0.6 1.6 1.5 2.2 2.2 2.7
750k+ 411 518 430 350 392 415 379 750k+ 212 243 228 199 183 212 206
1M+ 313 440 383 316 362 390 353 1M+ 155 192 196 167 175 193 194
2M+ 76 149 164 148 170 201 177 2M+ 19 39 69 57 67 89 88
3M+ 25 46 59 49 69 72 66 3M+ 2 3 8 6 14 20 22
4M+ 7 18 22 20 34 23 21 4M+ 0 1 3 0 6 5 4
Natick 2020 2021 2022 2023 2024 2025 2026 Dover 2020 2021 2022 2023 2024 2025 2026
YTD Sales 285 293 238 187 209 237 229 YTD Sales 90 65 67 49 50 50 54
Total Sales 361 357 298 228 251 282 - Total Sales 111 85 77 60 65 61 -
Median ($000's) $685 $740 $901 $915 $979 $1,100 $1,075 Median ($000's) $1,349 $1,499 $1,700 $1,695 $1,690 $1,865 $2,050
Average ($000's) $763 $851 $1,004 $1,081 $1,139 $1,247 $1,251 Average ($000's) $1,556 $1,752 $1,858 $2,019 $1,932 $2,129 $2,353
Avg PSF $338 $384 $423 $435 $464 $473 $471 Avg PSF $316 $373 $434 $389 $428 $440 $472
Avg DOM 36 22 26 31 27 29 34 Avg DOM 119 91 42 42 27 54 57
Avg Acres 0.46 0.43 0.48 0.55 0.43 0.45 0.38 Avg Acres 2.72 2.64 2.55 2.69 1.73 2.02 2.72
Listing Inventory 42 29 35 31 41 48 48 Listing Inventory 29 16 12 11 22 26 27
Mo Supply 1.5 1.0 1.2 1.2 2.2 2.3 2.0 Mo Supply 4.5 1.7 1.7 1.7 4.4 4.8 5.3
750k+ 117 144 163 132 165 205 196 750k+ 86 63 65 48 50 50 53
1M+ 61 76 94 83 99 136 125 1M+ 67 57 59 46 46 46 53
2M+ 0 1 5 8 13 21 22 2M+ 20 14 24 16 14 22 28
3M+ 0 0 0 0 1 0 3 3M+ 6 5 7 6 6 8 11
4M+ 0 0 0 0 0 0 0 4M+ 0 2 1 3 2 2 6
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Wellesley Office - Neighborhood Trends
YTD 10/23/2026
Median Average Months Supply
Disclaimer: Data is taken from sources deemed reliable but is subject to errors and omissions.

    Real Estate Decisions That Protect The Estate.

  • Weston vs. Wellesley: Where Does $5 Million Buy More?

    Published by

    Catherine Bassick

    on

    Weston vs. Wellesley: Where Does $5 Million Buy More?
    Cover of the Bassick Advisors Fall 2026 market perspective, Weston vs. Wellesley: Where Does $5 Million Buy More? — a gated Weston estate driveway at dusk
    Weston vs. Wellesley: two of Greater Boston’s most desirable communities offer distinctly different definitions of luxury. | Bassick Advisors

    The question: Two towns, one budget. At $5 million, Weston and Wellesley deliver very different lives — Weston, the luxury of privacy and space; Wellesley, the luxury of connection and convenience. This Fall 2026 perspective compares the two markets by the numbers, and then by what the numbers don’t tell you.

    Two of Greater Boston’s most desirable communities offer distinctly different definitions of luxury. Understanding those differences may be more important than the price of the home itself.

    Two Towns. Two Different Ideas of Home.

    Weston often offers the luxury of privacy and space. Wellesley often offers the luxury of connection and convenience. Neither is inherently better. The more interesting question is which experience a buyer values most — and whether the price of the property appropriately reflects what it delivers.

    Side by side: a Weston estate with pool and gardens, captioned the luxury of privacy and space, beside Wellesley Square's village storefronts, captioned the luxury of connection and convenience
    Weston — the luxury of privacy and space. Wellesley — the luxury of connection and convenience. | Bassick Advisors

    More Than a Place to Live

    Luxury is not just measured in square feet or lot size. It is measured in how a home fits your life.

    Weston — A Private Retreat

    • Larger residential parcels
    • Greater privacy and seclusion
    • Expansive outdoor living
    • A sense of retreat from the city
    • Ideal for those who value space, independence and tranquility

    Wellesley — A Connected Community

    • Established neighborhoods
    • Walkable village centers
    • Top-rated schools
    • Restaurants, shops and amenities
    • A more connected daily lifestyle
    • Ideal for those who value community and convenience

    Two Markets. Different Dynamics.

    Wellesley has demonstrated stronger recent price momentum and faster transaction activity, while Weston has generally offered buyers more time to evaluate available properties.

    Market Indicator Wellesley Weston
    Median Sale Price $2,400,000 $2,588,000
    Year-over-Year Change +8.5% -2.2%
    Closed Sales (YTD) 192 80
    Average Days on Market 32 67
    Months of Housing Supply 2.2 3.6
    Sales Above $4 Million 30 18
    Prior-Year Sales Above $4M 18 14

    The contrast is not about which town costs more — Weston’s median sale price is actually the higher of the two. It is about velocity. Wellesley homes are selling in about a month, prices are up 8.5% year over year, and sales above $4 million have jumped from 18 to 30 in a year. Weston moves at roughly half that pace: 67 average days on market and 3.6 months of supply, with prices essentially flat. One market rewards decisiveness; the other rewards patience.

    Where Does $5 Million Buy More? A Closer Look

    The same budget can deliver very different experiences, amenities and long-term value in Weston and Wellesley.

    Wellesley Example — $5,000,000

    • 6,000 sq. ft. (above-grade)
    • 0.50 acres
    • Walkable neighborhood
    • Close to schools and amenities
    • Thoughtfully updated
    • Price per sq. ft.: $833

    Weston Example — $5,000,000

    • 7,000 sq. ft. (above-grade)
    • 1.50 acres
    • Greater privacy and setting
    • Expansive outdoor amenities
    • Recently constructed
    • Price per sq. ft.: $714

    Illustrative properties, not actual comparable transactions or representative market averages.

    On paper, Weston delivers more house and more land for the same $5 million — roughly 1,000 additional square feet and three times the acreage, at a lower price per square foot. What the Wellesley dollar buys instead is location in its most practical form: the ability to walk to the village, the schools, and the train, in a market where that convenience is appreciating fastest.

    What the Numbers Don’t Tell You

    Square footage and price per square foot are only part of the story. The true value of a luxury home depends on a combination of lifestyle, location, land, architecture and long-term marketability.

    Privacy & Setting

    Weston’s larger parcels offer a sense of retreat that is increasingly difficult to find close to Boston.

    Architecture & Functionality

    A well-designed home can be more valuable — and more enjoyable — than a larger home with an outdated layout.

    The Outdoor Lifestyle

    Land, topography and usable space influence how a property can be enjoyed day to day.

    Community & Convenience

    Wellesley’s village centers and neighborhoods create a connected lifestyle that many buyers value.

    What This Means for Your Property

    As a fiduciary, the question I ask on a client’s behalf is the one this comparison raises: does the price appropriately reflect what the property delivers? The answer differs by town, because the two markets reward different things.

    For buyers

    In Wellesley, momentum is the cost of entry — with homes selling in 32 days on average and prices up 8.5%, waiting for a better deal usually means watching someone else buy the house. In Weston, the market gives you time: 67 days on market and 3.6 months of supply mean you can evaluate, inspect, and negotiate on the facts. In both towns, pay for what the property actually delivers — setting, land, architecture, and daily life — not for square footage alone.

    For sellers

    Your town’s dynamic sets your pricing strategy. Wellesley sellers are selling into demand, but buyers there are paying for turnkey quality and location, and they can tell the difference. Weston sellers are selling space and privacy to a smaller, more deliberate buyer pool — presentation and patience both matter, and an aspirational price in a 67-day market simply extends the wait. Price to what your property delivers, and the market will confirm it.

    For trustees, executors and family fiduciaries

    When a Weston or Wellesley home is held in a trust or an estate, the duty is not to find the highest imaginable price — it is to establish a defensible one, and to document how you got there. These two towns make the point: identical budgets produce different marketing periods, different carrying costs, and different buyer pools, all of which bear on what prudence requires. A pricing decision grounded in the actual dynamics of the town — its median, its days on market, its supply — is a decision you can explain to beneficiaries, because it is the decision the evidence supports.

    The Bottom Line

    It’s about the life you want to live. The best value is not necessarily where $5 million buys the most house. It is where $5 million buys the life you most want to live — at a price that makes financial sense.

    “True luxury is not necessarily having more. It is having more of what matters.”

    Frequently Asked Questions

    Which is the better value at $5 million, Weston or Wellesley?

    Measured by house and land alone, Weston: the illustrative $5 million Weston property offers about 7,000 sq. ft. on 1.50 acres ($714 per sq. ft.), against about 6,000 sq. ft. on 0.50 acres in Wellesley ($833 per sq. ft.). Measured by momentum and liquidity, Wellesley: prices up 8.5% year over year, 32 average days on market, and 30 sales above $4 million this year. Value depends on which of those you are actually buying.

    Why is Wellesley selling faster than Weston?

    Wellesley’s village-centered, walkable lifestyle and top-rated schools draw a deep buyer pool, and the data show it: 192 closed sales year to date versus Weston’s 80, 2.2 months of supply versus 3.6, and an average of 32 days on market versus 67. Weston’s larger, more private properties appeal to a narrower pool of buyers who take more time.

    Is Weston more expensive than Wellesley?

    By median sale price, slightly: $2,588,000 in Weston versus $2,400,000 in Wellesley. But the directions differ — Wellesley’s median rose 8.5% year over year while Weston’s eased 2.2% — and at the $5 million level Weston typically delivers more house and land per dollar.

    What should matter beyond price per square foot?

    Privacy and setting, architecture and functionality, usable outdoor space, and community and convenience. Square footage and price per square foot are only part of the story; the true value of a luxury home depends on lifestyle, location, land, architecture and long-term marketability.

    Sources and Methodology

    Market data: Bassick Advisors, September 2026 Boston Suburbs Market Update, using reported market data through September 25, 2026. The $5 million property examples are illustrative properties, not actual comparable transactions or representative market averages. This perspective is adapted from the Bassick Advisors Fall 2026 market perspective, “Weston vs. Wellesley: Where Does $5 Million Buy More?”

    Disclaimer: Data is taken from sources deemed reliable but is subject to errors and omissions. ©2020 All rights reserved

    If you are weighing Weston against Wellesley — buying, selling, or settling a family property — the right starting point is what the numbers mean for your situation. Contact Catherine Bassick for a confidential consultation.

    Browse properties

    Each link opens a live search of current listings in that area. Suburbs: Wellesley | Weston | Newton | Needham | Natick

  • Massachusetts Real Estate Market Update — October 26, 2026

    Published by

    Catherine Bassick

    on

    Massachusetts Real Estate Market Update — October 26, 2026

    Boston Public Garden in autumn with the downtown Boston skyline behind

    Boston Public Garden in autumn, with the downtown skyline behind it.

    Boston condos, October 2026. Every figure in this report is a Boston condominium figure — closed sales year to date through October 2, 2026, as reported by LINK (reported 10-4-2026) — unless a section is explicitly labelled Massachusetts statewide or Barnstable County.

    BOSTON CONDO MARKET · OCTOBER 2026 · DATA THROUGH OCTOBER 2

    What changed this month:

    • Boston condo dollar volume is up 11.9% year to date to $2,886,693,460, while transactions rose just 0.6% to 1,867 — prices, not sales counts, are doing the work this year.
    • The median condo price is now $1,065,000, up 11.4% from $956,000 a year ago; the average price is $1,546,167, up 11.2%.
    • A majority of Boston condo sales now close at $1M or more — 1,001 of 1,867 sales, or 53.6%.
    • In full-service buildings, 203 of 242 tracked resales closed at $1,000 per square foot or above, and 101 closings citywide were at $2,000 per square foot or more.
    • Supply is about 3.1 months of inventory — well under the 5 to 6 months the report cites as the seller’s-market threshold.
    • In Brookline, a newly listed estate at 55 Singletree Road is asking $34 million — a test of the very top of the Greater Boston market.
    • Beyond Boston: the Millennium Tower penthouse goes to auction October 29 with a $6.5M reserve against a $10.9M prior purchase price — a live test of top-end liquidity — and on Cape Cod, single-family prices rose in September even as closings eased.

    Boston condo dollar volume is up 11.9% on nearly flat sales. Here is where the money is moving, neighborhood by neighborhood, and what it means for buyers, sellers and fiduciaries. This report covers condominiums only.

    Median price Average price Closed sales Dollar volume
    $1,065,000
    ▲ 11.4% vs. 2025    		 $1,546,167
    ▲ 11.2% vs. 2025    		 1,867
    ● Nearly flat (+0.6%)    		 $2.89B
    ▲ 11.9% vs. 2025

    The short version

    The median condo price is $1,065,000, up 11.4%, on 1,867 closings, only 0.6% more than last year. The downtown core is leading: Mid/Downtown closings are up 43%, the Waterfront 24%, Beacon Hill 22% and the Seaport 19%. The South End is down 14%, South Boston 10% and the North End 31%. 53.6% of closings are $1 million or more, up from 47.2% last year. Sales under $1 million fell from 979 to 866. 101 closings at $2,000+ per square foot, up from 76. One Dalton averages $2,921 per square foot. Supply is about 3.1 months, so sellers who price to recent closings still hold the advantage.

    Market at a glance

    Boston condo dollar volume is up 11.9% on nearly flat sales, so the market is trading up rather than trading more.

    Through October 2, 1,867 Boston condos have closed, 0.6% more than the 1,855 at this point last year. The average price is $1,546,167 and the median is $1,065,000, up 11.2% and 11.4% from 2025. Both are the highest of any year in the 2019 to 2026 reports, and the median remains above $1 million.

    The gains are concentrated in the downtown core and the upper price tiers. Mid/Downtown, the Waterfront, Beacon Hill, the Seaport and Back Bay are all up in closings, while the South End, South Boston, the North End, Fenway and the West End are down.

    In the week since our last update, 42 more closings were added to the year-to-date count, bringing in about $78.8 million in additional sales.

    Boston condos by the numbers

    The deal count is nearly flat but the dollars are not: 1,867 closings produced about $306 million more in sales than a year ago.

    The longer view puts the year in context. Sales are about 36% below the 2021 pace of 2,901, yet the median is up 25.3% from $850,000 and the average is up 27.7% from $1,211,079. Dollar volume is 17.8% below 2021, which shows how much of the market has shifted to higher price points rather than more transactions.

    Line chart of Boston condominium average and median sale prices, 2000 to 2026 year to date

    Condominium average and median sale prices, 2000–2026 year to date. Source: LINK.

    What this chart shows: Boston condominium average sale price and median sale price both climb steadily from 2000 to 2026 year to date — the median from about $310,000 in 2000 to about $1,080,000 in 2026, and the average from about $435,000 to about $1,580,000. The report notes that new-development closings at Pier 4, One Dalton and Echelon, totaling $583,455,824, skew average pricing upward. Source: LINK.

    Chart of Boston condominium annual transactions, first-quarter inventory and months of inventory, 2000 to 2026

    Condominium sales and inventory, 2000–2026. Source: LINK.

    What this chart shows: annual Boston condominium transactions ran between roughly 2,300 and 4,500 a year from 2000 to 2026, while first-quarter inventory collapsed from more than 1,600 units in the mid-2000s to under 100 units by 2025–2026, and months of inventory fell from more than 5 months in 2005–2010 to effectively zero by 2026 — a market with almost no first-quarter resale supply. Source: LINK.

    Closed condominium sales, Boston market as defined in Sources and Methodology. Year to date through October 2, 2026 (as reported in LINK on 10-4-2026); prior years are the same year-to-date point.
    Boston condos — LINK citywide record 2019 2020 2021 2022 2023 2024 2025 2026
    Transactions — year to date 2,301 1,978 2,901 2,420 1,904 1,798 1,855 1,867
    Transactions — year-end total 2,978 2,607 3,656 2,945 2,308 2,304 2,341 —
    Absorption (dollar volume) — year to date $2,967,549,784 $2,519,238,644 $3,513,339,739 $3,252,867,099 $2,906,902,797 $2,526,453,861 $2,580,224,658 $2,886,693,460
    Absorption — year-end total $4,022,105,730 $3,306,199,701 $4,591,515,981 $3,987,989,693 $3,611,271,778 $3,347,016,149 $3,309,923,592 —
    Average price $1,289,678 $1,273,629 $1,211,079 $1,344,160 $1,526,735 $1,405,147 $1,390,957 $1,546,167
    Average price — % change +7.6% −1.2% −4.9% +11.0% +13.6% −8.0% −1.0% +11.2%
    Median price $870,000 $865,000 $850,000 $938,225 $990,000 $985,000 $956,000 $1,065,000
    Median price — % change +1.2% −0.6% −1.7% +10.4% +5.5% −0.5% −2.9% +11.4%
    Appreciation (per year) 5-year (2021–2026) 10-year (2016–2026)
    Average price 5.5% 3.4%
    Median price 5.1% 3.3%

    The report also notes the upward skew new development adds to pricing: initial closings at Pier 4, One Dalton and Echelon totaled $583,455,824 in 2020 alone.

    WHAT IT MEANS — Prices are holding and rising even though transaction counts have not recovered. That combination usually signals limited supply. Buyers are paying more for fewer available homes, and sellers who price accurately are being rewarded. The report shows five-year appreciation of 5.1% for the median and 5.5% for the average, against 3.3% and 3.4% over ten years, so recent growth has outpaced the long-run rate.

    Price segmentation: every tier, every year

    The report’s full price segmentation — closed sales by price tier and by price per square foot, 2019–2026 year to date:

    Closed sales by price tier 2019 2020 2021 2022 2023 2024 2025 2026
    $0 – $499K 231 161 306 166 162 137 155 107
    $500K – $999K 1,144 1,006 1,482 1,165 805 785 824 759
    $1M – $1.99M 597 579 776 698 568 584 575 633
    $2M – $2.99M 179 132 187 215 197 145 173 186
    $3M – $3.99M 52 41 63 90 66 60 49 88
    $4M – $4.99M 36 17 27 29 38 42 27 39
    $5M – $9.99M 55 32 50 49 53 40 42 43
    $10M+ 7 10 10 8 15 5 10 12
    All tiers — transactions 2,301 1,978 2,901 2,420 1,904 1,798 1,855 1,867

    Price segmentation in detail: counts and shares

    Closed sales by price per square foot 2019 2020 2021 2022 2023 2024 2025 2026
    $0 – $999 / sq ft 1,296 1,134 1,733 1,190 854 838 896 760
    $1,000 – $1,499 / sq ft 779 642 896 931 715 708 703 786
    $1,500 – $1,999 / sq ft 133 137 195 233 184 158 180 220
    $2,000 – $2,499 / sq ft 60 25 48 40 69 51 34 57
    $2,500 – $2,999 / sq ft 24 25 15 16 48 30 24 32
    $3,000 – $3,999 / sq ft 6 12 12 10 26 11 14 9
    Price tier — sales and % share 2019 2020 2021 2022 2023 2024 2025 2026
    $0 – $499K 231
    10.04%    		 161
    8.14%    		 306
    10.55%    		 166
    6.86%    		 162
    8.51%    		 137
    7.62%    		 155
    8.36%    		 107
    5.73%
    $500K – $999K 1,144
    49.72%    		 1,006
    50.86%    		 1,482
    51.09%    		 1,165
    48.14%    		 805
    42.28%    		 785
    43.66%    		 824
    44.42%    		 759
    40.65%
    $1M – $1.499M 409
    17.77%    		 386
    19.51%    		 546
    18.82%    		 482
    19.92%    		 370
    19.43%    		 385
    21.41%    		 402
    21.67%    		 430
    23.03%
    $1.5M – $1.99M 188
    8.17%    		 193
    9.76%    		 230
    7.93%    		 216
    8.93%    		 198
    10.40%    		 199
    11.07%    		 173
    9.33%    		 203
    10.87%
    $2M – $2.499M 107
    4.65%    		 77
    3.89%    		 115
    3.96%    		 129
    5.33%    		 121
    6.36%    		 81
    4.51%    		 99
    5.34%    		 100
    5.36%
    $2.5M – $2.99M 72
    3.13%    		 55
    2.78%    		 72
    2.48%    		 86
    3.55%    		 76
    3.99%    		 64
    3.56%    		 74
    3.99%    		 86
    4.61%
    $3M – $9.99M 143
    6.21%    		 90
    4.55%    		 140
    4.83%    		 168
    6.94%    		 157
    8.25%    		 142
    7.90%    		 118
    6.36%    		 170
    9.11%
    Sales at price-per-square-foot thresholds — sales and % share 2019 2020 2021 2022 2023 2024 2025 2026
    $1,000+ / sq ft 1,005
    46.57%    		 844
    44.70%    		 1,168
    42.30%    		 1,230
    54.62%    		 1,050
    60.10%    		 960
    57.97%    		 959
    55.21%    		 1,107
    65.23%
    $1,500+ / sq ft 226
    9.82%    		 202
    10.21%    		 272
    9.38%    		 299
    12.36%    		 335
    17.59%    		 252
    13.80%    		 256
    13.80%    		 321
    17.19%
    $2,000+ / sq ft 93
    4.04%    		 65
    3.29%    		 77
    2.65%    		 66
    2.73%    		 151
    7.93%    		 94
    4.10%    		 76
    4.10%    		 101
    5.41%
    $2,500+ / sq ft 33
    1.43%    		 40
    2.02%    		 29
    1.00%    		 26
    1.07%    		 82
    4.31%    		 43
    2.26%    		 42
    2.26%    		 44
    2.36%
    $3,000+ / sq ft 9
    0.39%    		 15
    0.76%    		 14
    0.48%    		 10
    0.41%    		 34
    1.79%    		 13
    0.97%    		 18
    0.97%    		 12
    0.64%
    $4,000+ / sq ft 3
    0.13%    		 3
    0.15%    		 2
    0.07%    		 0
    0.00%    		 8
    0.42%    		 2
    0.22%    		 4
    0.22%    		 3
    0.16%
    $2,000+ / sq ft — year-end total 148
    4.84%    		 82
    3.06%    		 110
    2.97%    		 101
    3.34%    		 178
    7.53%    		 131
    5.69%    		 76
    4.10%    		 101
    5.41%

    Report notes: the new-development closings behind the early-year records

    The report’s own notes track the initial closings that skewed pricing upward in 2019–2024:

    Year-end average and median selling prices as printed in the report; the 2026 column is year to date through October 2, 2026.
    Note 1 — Initial closings of Pier 4, One Dalton & Echelon (initial closing dates: Pier 4 May-19, One Dalton May-19, Echelon Dec-19)
    Pier 4 One Dalton Echelon Totals
    Absorption $314,714,642 $420,035,874 $54,223,034 $788,973,550
    Closings 95 79 36 210
    Average PSF $2,092 $2,513 $1,590 —
    Total market (units) 106 160 255 —
    Absorption $30,989,400 $304,925,150 $247,541,274 $583,455,824
    Closings 9 39 141 189
    Average PSF $2,074 $3,103 $1,717 —
    Total market (units) 106 160 255 —
    Note 3 — 2021 closings of Pier 4, One Dalton & Echelon
    Pier 4 One Dalton Echelon Totals
    Absorption $110,837,900 $100,865,518 $244,750,694 $456,454,112
    Closings 21 21 138 180
    Average PSF $2,568 $2,662 $1,692 —
    Total market (units) 106 160 255 —
    Note 4 — 2022 closings of Pier 4, One Dalton, The Parker & St. Regis
    One Dalton Echelon The Parker St. Regis Totals
    Absorption $89,235,000 $160,424,502 $27,794,000 $93,585,500 $371,039,002
    Closings 17 77 35 21 150
    Note 5 — 2023 closings of One Dalton, Raffles, Winthrop Center & St. Regis
    One Dalton Raffles Winthrop Center St. Regis Totals
    Absorption $101,867,500 $351,514,985 $168,175,025 $85,387,500 $706,945,010
    Closings 12 86 46 24 168
    Average PSF $3,089 $2,767 $2,275 $2,674 —
    Total market (units) 160 146 317 114 —
    Note 6 — 2024 closings of One Dalton, Raffles, Winthrop Center & St. Regis
    One Dalton Raffles Winthrop Center St. Regis Totals
    Absorption $86,053,500 $100,467,000 $125,177,194 $92,005,505 $403,703,199
    Closings 15 29 40 15 99
    Average PSF $2,973 $3,021 $2,088 $2,375 —
    Total market (units) 160 146 317 114 —

    Where the money is going: Boston condo neighborhoods

    Activity is moving toward the downtown core and away from the outer neighborhoods: Mid/Downtown closings are up 43%, while the South End and South Boston are down 14% and 10%.

    Back Bay remains the dollar leader at $694.2 million, about 24% of all condo volume. Mid/Downtown dollar volume rose 45% to $384.4 million, which is consistent with the wave of new-tower closings at Winthrop Center and the other downtown buildings covered below. The Waterfront (+42%) and Beacon Hill (+39%) also posted strong dollar gains.

    The South End shows how a quieter market can still grow in dollars: closings fell 14%, yet dollar volume rose 3.9% because the average sale climbed from about $1.20 million to $1.44 million.

    The price tiers tell the same story. Sales at $1 million and above are 53.6% of all closings, the highest share in these reports, up from 47.2% last year. Closings at $1 million or more rose from 876 to 1,001, and $3 million to $9.99 million sales jumped from 118 to 170. Meanwhile, closings under $1 million fell from 979 to 866, and sub-$500,000 sales dropped by nearly a third, from 155 to 107.

    Boston condo closings and dollar volume by neighborhood, year to date through October 2, 2026 vs. the same point in 2025 (LINK).
    Neighborhood Closings 2026 Closings 2025 Change Dollar volume 2026 Dollar volume 2025 Change Share of 2026 closings
    Back Bay 288 263 +9.5% $694,157,790 $627,349,583 +10.6% 15.4%
    Beacon Hill 137 112 +22.3% $271,268,499 $195,612,385 +38.7% 7.3%
    Charlestown/Navy Yard 187 178 +5.1% $200,843,210 $186,075,836 +7.9% 10.0%
    Fenway 84 95 -11.6% $81,215,918 $86,118,933 -5.7% 4.5%
    Midtown/Downtown (B) 192 134 +43.3% $384,357,659 $264,398,738 +45.4% 10.3%
    North End 36 52 -30.8% $27,759,599 $38,744,900 -28.4% 1.9%
    Seaport 94 79 +19.0% $183,175,304 $168,935,611 +8.4% 5.0%
    South Boston 372 412 -9.7% $357,732,986 $383,926,905 -6.8% 19.9%
    South End (A) 335 388 -13.7% $483,729,966 $465,681,715 +3.9% 17.9%
    West End 27 49 -44.9% $18,704,400 $34,122,000 -45.2% 1.4%
    Waterfront 115 93 +23.7% $183,748,129 $129,258,052 +42.2% 6.2%

    (A) Bay Village has been grouped into the South End total by LINKboston.com
    (B) Mid/Down = Midtown, Chinatown, Financial, Theatre & Leather Districts

    The full neighborhood record, 2019–2026

    Closings by neighborhood 2019 2020 2021 2022 2023 2024 2025 2026
    Back Bay 329 241 331 300 369 277 263 288
    Beacon Hill 136 106 165 127 111 101 112 137
    Charlestown/Navy Yard 260 238 321 274 171 207 178 187
    Fenway 108 68 161 109 84 78 95 84
    Midtown/Downtown (B) 148 86 138 147 156 135 134 192
    North End 50 67 84 69 50 62 52 36
    Seaport 184 188 208 110 99 81 79 94
    South Boston 523 482 742 565 321 368 412 372
    South End (A) 415 378 576 590 418 355 388 335
    West End 47 31 44 48 49 51 49 27
    Dollar volume by neighborhood 2019 2020 2021 2022 2023 2024 2025 2026
    Back Bay $682,709,762 $629,929,595 $711,881,150 $673,952,508 $972,471,471 $588,323,325 $627,349,583 $694,157,790
    Beacon Hill $203,219,318 $146,658,125 $230,326,275 $210,678,728 $171,013,548 $180,490,710 $195,612,385 $271,268,499
    Charlestown/Navy Yard $201,323,709 $194,585,955 $272,408,507 $263,022,227 $155,898,945 $214,854,631 $186,075,836 $200,843,210
    Fenway $92,871,576 $50,802,900 $128,642,452 $91,971,269 $68,046,849 $62,158,723 $86,118,933 $81,215,918
    Midtown/Downtown (B) $224,970,767 $129,898,234 $216,193,621 $279,720,058 $299,678,175 $251,003,100 $264,398,738 $384,357,659
    North End $33,227,910 $47,917,099 $62,433,100 $61,803,149 $38,012,845 $51,582,699 $38,744,900 $27,759,599
    Seaport $420,796,569 $322,837,105 $422,329,282 $216,724,265 $235,175,423 $181,318,505 $168,935,611 $183,175,304
    South Boston $410,000,378 $378,645,612 $587,610,368 $487,590,797 $273,783,132 $335,151,592 $383,926,905 $357,732,986
    South End (A) $518,944,135 $487,200,586 $681,654,565 $805,940,039 $541,358,533 $494,468,551 $465,681,715 $483,729,966
    West End $33,377,000 $19,931,000 $30,259,509 $36,712,459 $32,200,776 $32,983,500 $34,122,000 $18,704,400
    Waterfront $146,108,660 $110,832,433 $169,600,910 $124,751,600 $119,263,100 $134,118,525 $129,258,052 $183,748,129
    Sales at $1,000–$1,999 / sq ft 2019 YTD 2019 YE total 2020 YTD 2020 YE total 2021 YTD 2021 YE total 2022 YTD 2022 YE total 2023 YTD 2023 YE total 2024 YTD 2024 YE total 2025 YTD 2025 YE total 2026 YTD
    Total 912 1,180 778 1,099 1,091 1,425 1,164 1,409 899 1,115 866 1,117 883 1,135 858 —
    Back Bay 245 309 156 218 223 296 243 298 240 296 205 266 201 261 197 —
    Beacon Hill 101 138 84 123 130 164 110 140 86 110 87 107 99 121 95 —
    Charlestown 9 10 6 7 7 8 25 27 19 24 33 42 37 45 38 —
    Fenway 41 54 30 37 66 74 48 54 40 45 40 48 59 69 58 —
    Midtown/Downtown (B) 82 103 49 60 74 91 96 114 93 109 82 110 82 119 72 —
    North End 12 15 15 21 19 25 22 31 19 28 36 41 32 38 32 —
    Seaport 74 116 135 169 125 159 77 89 38 53 36 50 45 57 46 —
    Sales at $2,000–$2,999 / sq ft 2019 YTD 2019 YE total 2020 YTD 2020 YE total 2021 YTD 2021 YE total 2022 YTD 2022 YE total 2023 YTD 2023 YE total 2024 YTD 2024 YE total 2025 YTD 2025 YE total 2026 YTD
    Total 84 127 51 65 63 87 56 85 117 135 81 105 58 78 89 —
    Back Bay 38 67 28 37 29 40 25 33 58 66 34 49 25 35 37 —
    Beacon Hill 2 5 1 3 5 6 1 3 5 7 4 5 3 4 4 —
    Charlestown 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
    Fenway 0 0 0 0 0 1 0 0 1 1 2 2 1 1 2 —
    Midtown/Downtown (B) 3 6 0 0 4 5 7 9 20 26 17 20 17 21 26 —
    North End 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
    Seaport 38 45 17 19 24 31 15 30 30 32 15 20 9 12 11 —
    South Boston 1 1 1 1 0 1 0 0 0 0 1 1 0 0 0 —
    South End (A) 1 1 3 3 0 2 4 6 1 1 3 3 0 1 7 —
    Sales at $3,000+ / sq ft 2019 YTD 2019 YE total 2020 YTD 2020 YE total 2021 YTD 2021 YE total 2022 YTD 2022 YE total 2023 YTD 2023 YE total 2024 YTD 2024 YE total 2025 YTD 2025 YE total 2026 YTD
    Total 9 21 15 18 14 23 10 16 34 43 13 26 18 19 12 —
    Back Bay 3 15 14 17 7 16 9 9 29 37 8 16 14 15 6 —
    Beacon Hill 1 1 0 0 0 0 0 1 0 0 1 1 0 0 3 —
    Charlestown 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
    Fenway 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
    Midtown/Downtown (B) 0 0 0 0 0 0 0 0 1 1 0 1 0 0 1 —
    North End 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
    Seaport 5 5 1 1 7 7 1 6 4 5 2 6 4 4 1 —
    South Boston 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
    South End (A) 0 0 0 0 0 0 0 0 2 2 0 0 0 0 0 —
    West End 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
    Waterfront 0 0 0 0 0 0 0 0 0 0 0 0 1 1 1 —

    Notes: (A) Bay Village has been grouped into the South End total by LINKboston.com. (B) Mid/Down = Midtown, Chinatown, Financial, Theatre & Leather Districts. This chart only includes closed sales, and does not include presales at any new developments.

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    Boston condos: Back Bay | Beacon Hill | South End | South Boston | Seaport | Charlestown | Mid/Downtown | North End | Waterfront

    West End 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

    Luxury and new development

    Glass residential tower rising above a historic stone building in downtown Boston

    A full-service residential tower in downtown Boston. In the tracked full-service buildings, 203 of 242 resales this year closed at $1,000 per square foot or more.

    High-end Boston condo sales are rebuilding: 101 closings this year are at $2,000 per square foot or more, up from 76 in 2025 but still short of the 151 recorded at this point in 2023.

    Across all Boston condos, closings at $1,000 per square foot or higher rose from 959 to 1,107 (59% of all closings, up from 52%). In the selected full-service buildings tracked in the report, 203 of 242 resales (84%) closed at $1,000 per square foot or more, 175 (72%) at $1 million or more, and 97 (40%) at $2 million or more.

    The top of the resale market is led by a handful of buildings.

    The year’s largest reported resale is a two-unit combination at Heritage (1005/1006) that closed August 28 for $21.5 million, about $4,323 per square foot. A 50 Liberty Wharf penthouse sold for $14.5 million in January, and two One Dalton units closed at $14 million each. Among new construction, a Raffles Boston penthouse sold for $14.25 million in August and a Ritz-Carlton Residences South Station unit for $14.1 million in March.

    New towers are adding to the total. Sales at buildings that are not yet sold out are shown below.

    New development (2026 closings) Closings Avg. price per sq. ft. Dollar volume Share sold
    The Ritz-Carlton Residences South Station 39 $2,252 $110.4M 24%
    Winthrop Center 28 $2,071 $90.2M 46%
    Raffles Boston 7 $3,269 $30.5M 86%
    St. Regis 9 $1,736 $25.2M 63%
    The Archer 6 $1,422 $21.6M 98%
    The Sudbury 4 $1,720 $15.1M 76%
    The Parker 13 $1,128 $11.0M 76%

    This week’s report added 14 closings dated September 28 through October 2 in the tracked buildings, totaling about $38.7 million. They include a $6.1 million sale at Heritage (about $2,514 per square foot), $4.65 million at The Archer and $4.6 million at Rowes Wharf. Every one of the 14 appears in the building-by-building record below.

    WHAT IT MEANS — The luxury tier is not one market. Buildings such as One Dalton, Heritage and Raffles are commanding $2,500 to $3,300 per square foot, while Harbor Towers and Millennium Place sit near $900 to $1,035. Buyers and sellers should look at building-level comps, not a citywide average, because the spread between buildings is far larger than the change in the overall market.

    WHAT IT MEANS — The entry level of the Boston condo market is thinning while the upper tiers are widening. A buyer shopping under $1 million is competing for a shrinking pool of closed deals, and a seller above $1 million is finding a deeper buyer base than a year ago.

    Full-service buildings: every building, every sale

    The LINK report tracks 36 Boston buildings — 29 full-service resale buildings and 7 new developments not yet sold out — and itemizes every resale: unit, square feet, sales price, price per square foot and sales date. The complete record is below: 327 individually itemized sales. One building needs a note: at 22 Liberty Wharf the report’s totals count 26 sales totaling $60,642,999, of which 5 are individually itemized in the report; those 5 are shown, and the building’s summary line carries the report’s full totals.

    Ritz Millennium — 1 & 2 Avery Street

    19 itemized sales, $34,164,000 in total dollar volume, average $1,100 per square foot.

    Every building tracked in the LINK report, with the report’s own sales count, dollar volume and average price per square foot.
    Building Address Type Sales YTD 2026 (report) Dollar volume Average $ / sq ft
    Ritz Millennium 1 & 2 Avery Street Resale 19 $34,164,000 $1,100
    Ritz Carlton House 2 Commonwealth Avenue Resale 0 $0 —
    Belvedere 100 Belvidere Street Resale 3 $11,238,000 $1,742
    Rowes Wharf #10/20 Rowes Wharf Resale 8 $29,831,636 $1,874
    One Charles 1 Charles Street South Resale 6 $10,814,000 $1,340
    Trinity Place 1 Huntington Avenue Resale 6 $18,675,000 $1,563
    Four Seasons 220 Boylston Street Resale 3 $12,150,000 $2,214
    Grandview 165 Tremont Street Resale 2 $4,000,000 $1,147
    Atelier 505 505 Tremont Street Resale 3 $7,029,000 $1,620
    Burroughs Wharf 40 – 50 Battery Street Resale 2 $6,300,000 $1,956
    Heritage 300 Boylston Street Resale 7 $44,399,000 $2,503
    The Residences at The InterContinental 500 Atlantic Avenue Resale 7 $14,223,730 $1,225
    The Mandarin 776 Boylston Street Resale 0 $0 —
    Battery Wharf 2 – 4 Battery Wharf Resale 8 $15,555,000 $1,223
    W Boston 110 Stuart Street Resale 5 $6,190,000 $1,259
    The Clarendon 400 Stuart Street Resale 5 $14,476,250 $1,888
    45 Province 45 Province Street Resale 4 $10,869,000 $1,130
    Millennium Place 580 Washington Street Resale 11 $12,879,224 $1,035
    22 Liberty Wharf 22 Liberty Drive Resale 26 $60,642,999 $1,678
    Millennium Tower 1 Franklin Street Resale 25 $47,352,999 $1,422
    50 Liberty Wharf 50 Liberty Drive Resale 3 $19,331,000 $3,132
    Pierce Boston 200 Brookline Avenue Resale 12 $30,031,000 $1,967
    Pier Four 300 Pier Four Boulevard Resale 5 $18,750,000 $2,151
    One Dalton 1 Dalton Drive Resale 11 $76,105,000 $2,921
    Echelon (Phase I&II) 133-135 Seaport Boulevard Resale 25 $43,081,300 $1,676
    Harbor Towers 65 – 85 E India Row Resale 27 $33,071,820 $910
    Boulevard on the Greenway 110 Broad Street Resale 0 $0 —
    10 Farnsworth 10 Farnsworth Resale 2 $5,845,000 $1,383
    FP3 346 Congress Street Resale 7 $5,502,104 $885
    The Parker 55 LaGrange Street New development 13 $10,984,000 $1,128
    St. Regis 150 Seaport Boulevard New development 9 $25,155,000 $1,736
    Winthrop Center 240 Devonshire Street New development 28 $90,160,500 $2,071
    Raffles Boston 430 Stuart Street New development 7 $30,510,000 $3,269
    The Archer 45 Temple Street New development 6 $21,620,000 $1,422
    Unit Sq. Ft. Sales price Price / Sq. Ft. Sales date
    PH3C (2) 2,036 $2,400,000 $1,179 01/15/26
    12A (1) 1,382 $1,003,000 $726 01/30/26
    18# (2) 2,344 $2,400,000 $1,024 02/26/26
    29A (1) 2,242 $2,225,000 $992 03/30/26
    20H (2) 1,573 $1,800,000 $1,144 06/01/26
    18A (1) 1,511 $1,500,000 $993 06/15/26
    10B (1) 1,675 $1,950,000 $1,164 06/16/26
    35C (1) 1,504 $1,638,000 $1,089 06/29/26
    30D (1) 2,036 $2,399,000 $1,178 06/30/26
    14A (1) 1,488 $1,265,000 $850 07/01/26
    27G (2) 1,257 $1,450,000 $1,154 07/10/26
    PH1H (2) 1,574 $2,150,000 $1,366 07/24/26
    31A/B (2) 1,881 $2,250,000 $1,196 07/27/26
    32H (2) 1,573 $1,700,000 $1,081 07/31/26
    25C (2) 2,707 $3,375,000 $1,247 08/03/26
    36F (2) 884 $1,085,000 $1,227 08/06/26
    19G (2) 1,257 $1,345,000 $1,070 08/13/26
    21B (2) 1,040 $1,299,000 $1,249 08/31/26
    17F (1) 1,087 $930,000 $856 09/30/26

    Ritz Carlton House — 2 Commonwealth Avenue

    No resales recorded year to date through October 2, 2026 in the report for Ritz Carlton House (2 Commonwealth Avenue).

    Belvedere — 100 Belvidere Street

    3 itemized sales, $11,238,000 in total dollar volume, average $1,742 per square foot.

    Unit Sq. Ft. Sales price Price / Sq. Ft. Sales date
    8H 1,743 $2,750,000 $1,578 02/10/26
    4G 2,654 $4,000,000 $1,507 03/03/26
    7A 2,055 $4,488,000 $2,184 09/17/26

    Rowes Wharf — #10/20 Rowes Wharf

    8 itemized sales, $29,831,636 in total dollar volume, average $1,874 per square foot.

    Unit Sq. Ft. Sales price Price / Sq. Ft. Sales date
    309 — $3,700,000 $1,875 02/04/26
    TH-07 2,350 $3,395,000 $1,445 02/25/26
    PH-04 2,645 $5,800,000 $2,193 03/31/26
    PH08 1,446 $2,891,636 $2,000 06/30/26
    309 — $3,700,000 $1,875 06/30/26
    802 — $3,345,000 $1,869 07/22/26
    505 — $2,400,000 $1,712 08/04/26
    1201 — $4,600,000 $1,965 10/01/26

    One Charles — 1 Charles Street South

    6 itemized sales, $10,814,000 in total dollar volume, average $1,340 per square foot.

    Unit Sq. Ft. Sales price Price / Sq. Ft. Sales date
    1110 — $1,210,000 $1,026 02/12/26
    6D 1,986 $2,900,000 $1,460 02/18/26
    16A 2,479 $4,000,000 $1,614 02/27/26
    210 — $680,000 $896 04/06/26
    6A 944 $1,225,000 $1,298 06/01/26
    601 — $799,000 $1,102 09/01/26

    Trinity Place — 1 Huntington Avenue

    6 itemized sales, $18,675,000 in total dollar volume, average $1,563 per square foot.

    Unit Sq. Ft. Sales price Price / Sq. Ft. Sales date
    403 — $3,725,000 $1,765 01/09/26
    506 — $1,100,000 $1,316 02/17/26
    1204 — $4,250,000 $2,153 03/31/26
    1101 — $4,500,000 $1,451 04/27/26
    603 — $3,600,000 $1,332 05/27/26
    904 — $1,500,000 $1,230 08/31/26

    Four Seasons — 220 Boylston Street

    3 itemized sales, $12,150,000 in total dollar volume, average $2,214 per square foot.

    Unit Sq. Ft. Sales price Price / Sq. Ft. Sales date
    8020 — $6,200,000 $2,400 03/13/26
    1004 — $2,850,000 $2,342 09/30/26
    1512 — $3,100,000 $1,835 09/30/26

    Grandview — 165 Tremont Street

    2 itemized sales, $4,000,000 in total dollar volume, average $1,147 per square foot.

    Unit Sq. Ft. Sales price Price / Sq. Ft. Sales date
    1402 — $1,700,000 $1,213 02/05/26
    1101 — $2,300,000 $1,103 03/24/26

    Atelier 505 — 505 Tremont Street

    3 itemized sales, $7,029,000 in total dollar volume, average $1,620 per square foot.

    Unit Sq. Ft. Sales price Price / Sq. Ft. Sales date
    204 — $2,289,000 $1,542 05/04/26
    811 — $3,150,000 $1,854 09/15/26
    302 — $1,590,000 $1,374 09/17/26

    Burroughs Wharf — 40 – 50 Battery Street

    2 itemized sales, $6,300,000 in total dollar volume, average $1,956 per square foot.

    Unit Sq. Ft. Sales price Price / Sq. Ft. Sales date
    305 — $3,400,000 $2,151 02/18/26
    306 — $2,900,000 $1,768 09/30/26

    Heritage — 300 Boylston Street

    7 itemized sales, $44,399,000 in total dollar volume, average $2,503 per square foot.

    Unit Sq. Ft. Sales price Price / Sq. Ft. Sales date
    907 — $3,200,000 $1,739 01/16/26
    517 — $3,000,000 $1,444 03/12/26
    714 — $1,500,000 $1,313 03/13/26
    702 — $5,499,000 $2,264 07/08/26
    1005/1006 4,973 $21,500,000 $4,323 08/28/26
    711 — $3,600,000 $1,263 09/23/26
    1202 — $6,100,000 $2,514 09/29/26

    The Residences at The InterContinental — 500 Atlantic Avenue

    7 itemized sales, $14,223,730 in total dollar volume, average $1,225 per square foot.

    Unit Sq. Ft. Sales price Price / Sq. Ft. Sales date
    18C 1,132 $1,500,000 $1,325 04/30/26
    14E 1,061 $1,266,230 $1,193 05/01/26
    15N 1,957 $2,700,000 $1,380 06/11/26
    19A 1,580 $1,950,000 $1,234 06/18/26
    19B 1,593 $2,200,000 $1,381 07/28/26
    16L 1,557 $1,820,000 $1,169 08/14/26
    18P 2,727 $2,787,500 $1,022 10/02/26

    The Mandarin — 776 Boylston Street

    No resales recorded year to date through October 2, 2026 in the report for The Mandarin (776 Boylston Street).

    Battery Wharf — 2 – 4 Battery Wharf

    8 itemized sales, $15,555,000 in total dollar volume, average $1,223 per square foot.

    Unit Sq. Ft. Sales price Price / Sq. Ft. Sales date
    4602 — $1,775,000 $1,194 03/26/26
    4604 — $2,800,000 $1,356 04/14/26
    4308 — $2,050,000 $1,270 05/12/26
    3309 — $1,175,000 $845 05/28/26
    4301 — $1,280,000 $1,136 05/29/26
    3407 — $1,900,000 $1,160 07/07/26
    3310 — $2,300,000 $1,459 07/30/26
    2304 — $2,275,000 $1,249 09/02/26

    W Boston — 110 Stuart Street

    5 itemized sales, $6,190,000 in total dollar volume, average $1,259 per square foot.

    Unit Sq. Ft. Sales price Price / Sq. Ft. Sales date
    27-C 1,286 $1,800,000 $1,400 05/29/26
    23-F 857 $1,150,000 $1,342 06/02/26
    19-F 857 $1,165,000 $1,359 06/09/26
    18-H 1,040 $1,175,000 $1,130 06/18/26
    21-A 876 $900,000 $1,027 07/21/26

    The Clarendon — 400 Stuart Street

    5 itemized sales, $14,476,250 in total dollar volume, average $1,888 per square foot.

    Unit Sq. Ft. Sales price Price / Sq. Ft. Sales date
    16-J 1,124 $2,125,000 $1,891 05/01/26
    23-E 1,958 $3,850,000 $1,966 05/15/26
    17-B 1,229 $2,162,500 $1,760 05/29/26
    16-E 1,561 $2,778,750 $1,780 06/30/26
    20-A 1,796 $3,560,000 $1,982 08/27/26

    45 Province — 45 Province Street

    4 itemized sales, $10,869,000 in total dollar volume, average $1,130 per square foot.

    Unit Sq. Ft. Sales price Price / Sq. Ft. Sales date
    2404 — $3,550,000 $1,070 01/15/26
    PH-2B 2,452 $2,925,000 $1,193 03/10/26
    PH-2A 2,728 $3,200,000 $1,173 03/23/26
    1903 — $1,194,000 $1,069 07/20/26

    Millennium Place — 580 Washington Street

    11 itemized sales, $12,879,224 in total dollar volume, average $1,035 per square foot.

    Unit Sq. Ft. Sales price Price / Sq. Ft. Sales date
    304 — $776,724 $1,000 03/13/26
    2-A 1,334 $1,250,000 $937 04/22/26
    5-C 1,420 $1,500,000 $1,056 05/20/26
    1014 — $850,000 $1,064 05/29/26
    700 — $1,312,500 $1,036 06/16/26
    611 — $895,000 $1,023 06/30/26
    5-E 831 $800,000 $963 07/14/26
    1214 — $820,000 $1,026 07/15/26
    PH-03 1,882 $2,150,000 $1,142 07/23/26
    1407 — $1,240,000 $1,067 08/03/26
    12-E 1,301 $1,285,000 $988 09/02/26

    22 Liberty Wharf — 22 Liberty Drive

    5 itemized sales shown below ($22,150,000). The report’s building totals — 26 sales and $60,642,999, average $1,678 per square foot — include 21 further sales the report counts but does not itemize.

    Unit Sq. Ft. Sales price Price / Sq. Ft. Sales date
    5D 1,985 $4,950,000 $2,494 02/02/26
    9M 2,286 $4,700,000 $2,056 04/17/26
    10D 2,129 $4,950,000 $2,325 04/30/26
    8H 1,176 $1,950,000 $1,658 05/08/26
    11D 2,129 $5,600,000 $2,630 06/12/26

    Millennium Tower — 1 Franklin Street

    25 itemized sales, $47,352,999 in total dollar volume, average $1,422 per square foot.

    Unit Sq. Ft. Sales price Price / Sq. Ft. Sales date
    3907 — $2,080,000 $1,462 02/19/26
    3609 — $1,235,000 $1,504 03/04/26
    PH3A 4,172 $7,999,999 $1,918 04/03/26
    2014 — $1,105,000 $1,401 04/10/26
    3110 — $2,000,000 $1,561 04/14/26
    2011 — $1,250,000 $1,319 05/14/26
    2801 — $2,228,000 $1,562 05/15/26
    1003 — $1,690,000 $1,202 05/29/26
    1504 — $1,680,000 $1,121 06/04/26
    3708 — $2,185,000 $1,335 06/05/26
    2609 — $1,150,000 $1,317 06/16/26
    3505 — $2,195,000 $1,350 06/30/26
    1208 — $1,715,000 $1,095 07/07/26
    2114 — $1,140,000 $1,429 07/31/26
    2310 — $1,700,000 $1,327 07/31/26
    3710 — $2,900,000 $1,662 08/04/26
    1714 — $1,100,000 $1,378 08/10/26
    1506 — $1,090,000 $1,251 08/14/26
    3401 — $2,050,000 $1,394 08/14/26
    1408 — $1,660,000 $1,060 08/27/26
    2309 — $1,190,000 $1,363 08/31/26
    2406 — $1,170,000 $1,333 08/31/26
    2507 — $1,800,000 $1,322 09/18/26
    3212 — $1,880,000 $1,437 09/21/26
    3106 — $1,160,000 $1,321 09/22/26

    50 Liberty Wharf — 50 Liberty Drive

    3 itemized sales, $19,331,000 in total dollar volume, average $3,132 per square foot.

    Unit Sq. Ft. Sales price Price / Sq. Ft. Sales date
    PH1B 3,619 $14,500,000 $4,007 01/07/26
    11L 1,537 $3,205,000 $2,085 03/20/26
    12G 1,016 $1,626,000 $1,600 09/30/26

    Pierce Boston — 200 Brookline Avenue

    12 itemized sales, $30,031,000 in total dollar volume, average $1,967 per square foot.

    Unit Sq. Ft. Sales price Price / Sq. Ft. Sales date
    27A & 27C 1,852 $5,475,000 $2,956 04/02/26
    20H 815 $1,349,000 $1,655 04/21/26
    22E 1,296 $2,200,000 $1,698 04/27/26
    20J 1,515 $2,550,000 $1,683 05/08/26
    26G 612 $1,089,000 $1,779 05/15/26
    PH 29A 2,742 $5,650,000 $2,061 06/04/26
    21B 1,148 $1,980,000 $1,725 06/30/26
    26J 1,515 $2,900,000 $1,914 07/01/26
    19B 1,148 $2,050,000 $1,786 07/17/26
    23B 1,148 $2,100,000 $1,829 07/17/26
    24F 658 $1,268,000 $1,927 08/10/26
    26H 815 $1,420,000 $1,742 09/22/26

    Pier Four — 300 Pier Four Boulevard

    5 itemized sales, $18,750,000 in total dollar volume, average $2,151 per square foot.

    Unit Sq. Ft. Sales price Price / Sq. Ft. Sales date
    3I 1,811 $3,350,000 $1,850 02/02/26
    2E 1,406 $2,750,000 $1,956 02/10/26
    7F 1,573 $3,050,000 $1,939 04/09/26
    6M 1,362 $2,800,000 $2,056 04/13/26
    PHM 2,564 $6,800,000 $2,652 06/04/26

    One Dalton — 1 Dalton Drive

    11 itemized sales, $76,105,000 in total dollar volume, average $2,921 per square foot.

    Unit Sq. Ft. Sales price Price / Sq. Ft. Sales date
    5503 — $9,500,000 $2,911 01/16/26
    5301 — $14,000,000 $3,455 02/03/26
    3302 — $3,400,000 $2,386 03/16/26
    5101 — $14,000,000 $3,460 03/18/26
    4204 — $3,750,000 $2,751 03/27/26
    2703 — $4,900,000 $2,201 04/24/26
    5803 — $9,500,000 $2,911 04/29/26
    5402 — $8,600,000 $2,920 05/06/26
    3506 — $2,030,000 $2,263 06/02/26
    4705 — $3,200,000 $2,484 08/31/26
    4505 — $3,225,000 $2,504 09/21/26

    Echelon (Phase I&II) — 133-135 Seaport Boulevard

    25 itemized sales, $43,081,300 in total dollar volume, average $1,676 per square foot.

    Unit Sq. Ft. Sales price Price / Sq. Ft. Sales date
    1710 — $1,385,000 $1,782 01/05/26
    538 — $1,347,000 $1,892 01/21/26
    905 — $1,625,000 $1,578 01/30/26
    2107 — $1,199,000 $1,477 03/12/26
    1919 — $3,500,000 $2,274 03/13/26
    920 — $2,130,000 $1,697 04/30/26
    1708 — $1,137,500 $1,713 04/30/26
    1712 — $795,000 $1,606 05/07/26
    1020 — $2,087,500 $1,485 05/07/26
    1718 — $899,000 $1,777 05/14/26
    1017 — $1,530,000 $1,447 05/18/26
    1112 — $1,085,000 $1,570 05/22/26
    803 — $1,668,800 $1,571 07/10/26
    2003 — $1,295,000 $1,629 07/28/26
    1203 — $1,250,000 $1,462 07/31/26
    1023 — $2,140,000 $1,720 08/03/26
    1510 — $1,270,000 $1,630 08/06/26
    1020 — $2,087,500 $1,485 08/21/26
    723 — $1,900,000 $1,527 08/24/26
    716 — $1,395,000 $1,651 08/25/26
    1719 — $1,080,000 $1,672 08/28/26
    1509 — $1,880,000 $1,565 08/28/26
    PH2A 2,231 $4,500,000 $2,017 08/31/26
    722 — $2,000,000 $1,556 09/30/26
    1509 — $1,895,000 $1,628 10/02/26

    Harbor Towers — 65 – 85 E India Row

    27 itemized sales, $33,071,820 in total dollar volume, average $910 per square foot.

    Unit Sq. Ft. Sales price Price / Sq. Ft. Sales date
    10-G 1,216 $817,500 $672 01/09/26
    10-A 750 $710,000 $947 01/30/26
    9-B 1,645 $1,161,000 $706 03/06/26
    31-A/B 2,385 $1,930,000 $809 03/12/26
    22-C 1,232 $1,000,000 $812 03/25/26
    PHC 1,209 $1,064,000 $880 04/03/26
    24H 874 $868,000 $993 04/10/26
    7H 880 $745,000 $847 04/27/26
    33-G 1,207 $1,230,000 $1,019 05/04/26
    33-B/C 2,866 $2,550,000 $890 05/05/26
    33A 750 $685,000 $913 05/12/26
    27E 855 $659,000 $771 06/15/26
    9C 1,242 $1,050,000 $845 06/30/26
    PHF 1,629 $1,310,100 $804 06/30/26
    14-G 1,213 $1,035,000 $853 07/01/26
    19-H 876 $840,000 $959 07/09/26
    14A 753 $655,000 $870 07/28/26
    26H 877 $805,000 $918 07/31/26
    33C 1,182 $1,062,500 $899 07/31/26
    38F/G 2,901 $2,780,000 $958 07/31/26
    20-G 1,211 $1,110,000 $917 08/07/26
    28E/F 2,510 $2,784,720 $1,109 08/14/26
    30A/B 2,432 $2,575,000 $1,059 08/17/26
    23-A 750 $740,000 $987 08/25/26
    19-E 857 $840,000 $980 08/27/26
    35-E 865 $725,000 $838 09/01/26
    39C 1,174 $1,340,000 $1,141 09/10/26

    Boulevard on the Greenway — 110 Broad Street

    No resales recorded year to date through October 2, 2026 in the report for Boulevard on the Greenway (110 Broad Street).

    10 Farnsworth — 10 Farnsworth

    2 itemized sales, $5,845,000 in total dollar volume, average $1,383 per square foot.

    Unit Sq. Ft. Sales price Price / Sq. Ft. Sales date
    4A 2,113 $3,020,000 $1,429 04/03/26
    3A 2,113 $2,825,000 $1,337 08/28/26

    FP3 — 346 Congress Street

    7 itemized sales, $5,502,104 in total dollar volume, average $885 per square foot.

    Unit Sq. Ft. Sales price Price / Sq. Ft. Sales date
    508 — $660,000 $969 01/09/26
    305 — $1,099,000 $1,079 06/04/26
    412 — $640,000 $893 06/08/26
    514 — $605,000 $802 07/10/26
    607 — $985,000 $1,093 07/20/26
    106 — $417,104 $420 07/24/26
    518 — $1,096,000 $954 09/21/26

    The Parker — 55 LaGrange Street

    13 itemized sales, $10,984,000 in total dollar volume, average $1,128 per square foot.

    Unit Sq. Ft. Sales price Price / Sq. Ft. Sales date
    18B 1,241 $1,399,000 $1,127 01/20/26
    17C 1,219 $1,279,000 $1,049 02/20/26
    8H 583 $749,000 $1,285 02/25/26
    14D 1,043 $1,004,000 $963 02/25/26
    7G 654 $735,000 $1,124 03/06/26
    9C 511 $639,000 $1,250 03/06/26
    11C 512 $699,000 $1,365 04/30/26
    18C 1,218 $1,329,000 $1,091 07/17/26
    9A 537 $585,000 $1,089 08/03/26
    16G 655 $799,000 $1,220 08/21/26
    15G 654 $769,000 $1,176 08/31/26
    9E 455 $499,000 $1,097 09/25/26
    10E 456 $499,000 $1,094 09/30/26

    St. Regis — 150 Seaport Boulevard

    9 itemized sales, $25,155,000 in total dollar volume, average $1,736 per square foot.

    Unit Sq. Ft. Sales price Price / Sq. Ft. Sales date
    14D 1,752 $4,299,000 $2,454 02/27/26
    11B 1,498 $2,620,000 $1,749 04/17/26
    PH2A 1,128 $2,399,000 $2,127 06/11/26
    12G 1,942 $2,849,000 $1,467 06/22/26
    17A 1,128 $1,650,000 $1,463 07/06/26
    11C 1,338 $2,234,000 $1,670 08/20/26
    11G 1,892 $2,799,000 $1,479 08/28/26
    16F 2,685 $4,795,000 $1,786 09/15/26
    8A 1,128 $1,510,000 $1,339 09/28/26

    Winthrop Center — 240 Devonshire Street

    28 itemized sales, $90,160,500 in total dollar volume, average $2,071 per square foot.

    Unit Sq. Ft. Sales price Price / Sq. Ft. Sales date
    5409 — $3,089,000 $1,844 01/15/26
    5806 — $5,000,000 $2,849 01/15/26
    5104 — $2,581,500 $1,941 01/28/26
    5308 — $3,500,000 $2,100 02/12/26
    3809 — $2,750,000 $1,650 02/27/26
    5406 — $4,850,000 $2,764 03/30/26
    5614 — $1,800,000 $2,000 04/17/26
    3910 — $2,350,000 $2,664 04/27/26
    4005 — $1,900,000 $1,836 04/28/26
    5206 — $4,500,000 $2,564 04/29/26
    4008 — $2,925,000 $1,746 04/30/26
    5508 — $3,600,000 $2,160 05/04/26
    5408 — $3,600,000 $2,160 05/20/26
    5312 — $4,250,000 $2,137 06/02/26
    3901 — $4,325,000 $1,975 06/04/26
    4208 — $2,985,000 $1,791 06/11/26
    4212 — $2,900,000 $1,773 06/18/26
    5404 — $2,650,000 $1,992 06/18/26
    4508 — $3,100,000 $1,860 06/26/26
    4706 — $4,870,000 $2,775 06/26/26
    4004 — $2,400,000 $1,805 07/15/26
    4101 — $4,350,000 $1,986 08/03/26
    4911 — $1,710,000 $1,837 08/27/26
    4602 — $4,600,000 $2,080 08/31/26
    4211 — $1,550,000 $1,757 08/31/26
    5011 — $2,150,000 $1,673 09/04/26
    5003 — $2,635,000 $1,911 09/23/26
    4708 — $3,240,000 $1,944 09/30/26

    Raffles Boston — 430 Stuart Street

    7 itemized sales, $30,510,000 in total dollar volume, average $3,269 per square foot.

    Unit Sq. Ft. Sales price Price / Sq. Ft. Sales date
    25H 1,291 $3,275,000 $2,537 01/16/26
    1607 — $1,100,000 $2,523 01/30/26
    1613 — $1,125,000 $2,610 04/22/26
    1618 — $1,275,000 $2,257 04/30/26
    1606 — $985,000 $2,312 05/12/26
    27D 3,142 $8,500,000 $2,705 07/09/26
    PH35B 3,041 $14,250,000 $4,686 08/20/26

    The Archer — 45 Temple Street

    6 itemized sales, $21,620,000 in total dollar volume, average $1,422 per square foot.

    Unit Sq. Ft. Sales price Price / Sq. Ft. Sales date
    405 — $2,000,000 $1,408 01/20/26
    108 — $2,000,000 $697 01/23/26
    602 — $5,250,000 $1,724 02/25/26
    502 — $4,995,000 $1,640 04/01/26
    408 — $2,725,000 $1,611 04/02/26
    312 — $4,650,000 $1,487 10/01/26

    The Sudbury — 110 Sudbury Street

    4 itemized sales, $15,100,000 in total dollar volume, average $1,720 per square foot.

    Unit Sq. Ft. Sales price Price / Sq. Ft. Sales date
    3605 — $2,950,000 $1,596 01/15/26
    4505 — $3,350,000 $1,813 06/04/26
    4101 — $4,750,000 $1,717 06/16/26
    4002 — $4,050,000 $1,749 09/16/26

    The Ritz-Carlton Residences South Station — 680-682 Atlantic Avenue

    39 itemized sales, $110,396,090 in total dollar volume, average $2,252 per square foot.

    Unit Sq. Ft. Sales price Price / Sq. Ft. Sales date
    5103 — $14,131,000 $3,688 03/13/26
    4010 — $3,700,000 $2,247 03/13/26
    3806 — $1,256,000 $1,861 03/18/26
    4004 — $3,100,000 $1,967 03/18/26
    4405 — $5,118,000 $2,835 03/18/26
    3906 — $1,275,000 $1,889 03/25/26
    3811 — $1,319,000 $1,567 03/26/26
    4309 — $1,758,000 $2,100 03/26/26
    4009 — $1,430,000 $1,708 03/31/26
    4101 — $2,275,000 $2,017 04/02/26
    3609 — $4,299,000 $2,975 04/02/26
    4012 — $1,675,000 $1,702 04/07/26
    3809 — $1,371,890 $1,639 04/09/26
    3712 — $1,510,000 $1,535 04/09/26
    3812 — $1,844,000 $1,874 04/09/26
    3709 — $1,379,000 $1,648 04/10/26
    3808 — $2,965,000 $1,979 04/10/26
    4011 — $1,425,000 $1,692 04/13/26
    3908 — $2,800,000 $1,869 04/14/26
    3803 — $1,300,000 $1,633 04/22/26
    3703 — $1,299,000 $1,632 04/30/26
    3903 — $1,527,000 $1,918 04/30/26
    4510 — $3,993,000 $2,424 05/05/26
    4111 — $1,560,000 $1,383 05/06/26
    4109 — $1,664,200 $1,988 05/06/26
    4110 — $4,399,000 $2,671 05/06/26
    4905 — $5,358,000 $2,968 05/06/26
    3610 — $5,202,000 $2,946 05/18/26
    4209 — $1,688,000 $2,019 05/29/26
    3901 — $2,242,000 $1,988 05/29/26
    4210 — $3,789,000 $2,301 06/03/26
    3710 — $3,639,000 $2,209 06/16/26
    4701 — $2,400,000 $2,128 06/26/26
    3701 — $1,950,000 $1,729 07/16/26
    4003 — $1,310,000 $1,646 07/16/26
    4405 — $3,363,000 $1,863 07/31/26
    4103 — $1,557,000 $1,956 08/24/26
    3807 — $3,400,000 $2,293 08/31/26
    3910 — $4,125,000 $2,505 09/10/26

    Inventory and supply

    Supply remains tight by the report’s own yardstick: Boston condos carry about 3.1 months of inventory on an MLS basis, well under the 5 to 6 months the report cites as the seller’s-market threshold.

    That 3.1 months is the first-quarter 2026 reading, compared with 3.3 months a year earlier. On the full-service side, 149 resales are on the market across the tracked luxury buildings (about 4% of their 3,668 units), with an average asking price of $3,613,421 and a median of $2,395,000. The average ask is $2,122 per square foot, and 127 listings are priced above $1,500 per square foot, 62 of them above $2,000. Echelon (29 listings), Millennium Tower (16) and Rowes Wharf (12) have the most units for sale. The largest listing is the Grand Penthouse at the St. Regis, offered at $44.5 million.

    Asking prices are what sellers hope for, and closings are what buyers pay. At One Dalton, the ten resales currently listed ask between $2,594 and $5,081 per square foot, against a year-to-date closed average of $2,921. A new listing this week, unit 4703 at $3.65 million, sits at the low end of that range. The Ritz-Carlton House has eight resales listed and none closed this year.

    One caution on comparing eras: the report notes that full-service inventory is now pulled from the MLS because downtown brokers increasingly use it, while earlier counts from the 2009 peak, year-end 2009 and year-end 2010 came from a different database. Treat comparisons to those years as directional, not exact.

    Currently available resales — full-service luxury buildings (as of 10/4/2026). Source: LINK report, section 1.6.
    Development Available at peak 6.12.09 Available at YE 2009 Available at YE 2010 # of units currently available # of total units
    Atelier 505 2 2 2 1 104
    Battery Wharf N/A N/A N/A 5 103
    Burroughs Wharf 8 0 3 1 69
    Belvedere 2 1 1 0 61
    The Clarendon N/A N/A N/A 1 104
    Echelon N/A N/A N/A 29 442
    Four Seasons 6 3 7 2 95
    Grandview 6 2 1 2 65
    Heritage On The Garden 1 1 1 6 87
    The InterContinental N/A N/A N/A 3 130
    22 Liberty Wharf N/A N/A N/A 5 108
    50 Liberty Wharf N/A N/A N/A 3 120
    Mandarin 8 8 8 0 50
    Millennium Place N/A N/A N/A 8 256
    Millennium Tower N/A N/A N/A 16 442
    One Charles 21 17 10 1 232
    One Dalton N/A N/A N/A 10 160
    45 Province N/A N/A N/A 4 137
    Pier 4 N/A N/A N/A 4 106
    Pierce Boston N/A N/A N/A 5 109
    Ritz Carlton House 1 2 0 8 57
    Ritz Millennium 29 20 19 9 304
    Rowes Wharf 2 1 3 12 100
    Trinity Place 5 3 0 5 104
    W Hotel N/A N/A N/A 9 123
    Total 91 60 55 149 3,668

    * Full-service inventory has been pulled from MLS due to the increasing use of MLS by downtown brokers. All prior inventory counts (peak, YE 2009, and YE 2010) were pulled solely from the LINK database. Battery Wharf and The InterContinental are not included in prior total counts due to the buildings not yet being sold out.

    Report summary for the 149 available resales: average asking price $3,613,421; median asking price $2,395,000; average asking price per square foot $2,121.65. 127 listings are priced over $1,500 per square foot and 62 over $2,000 per square foot.

    WHAT IT MEANS — Low supply is what has kept prices firm while sales counts stay flat. If more listings arrive this fall, especially in the $1,500-plus per square foot tier where asks are concentrated, the balance could shift. For now, the data still favors sellers who price to recent closings.

    LINK chart of Boston condominium quarterly inventory and months of inventory, 2005 to 2026

    Condominium quarterly inventory (LINK “Citywide” Quarterly Reports, as printed in the report). Chart notes: Source: LINK “Citywide” Quarterly Reports. Q1 monthly inventory count based on the previous years total transactions.

    What this chart shows: quarterly Boston condominium inventory (LINK) and annual transactions from Q1 2005 to Q1 2026. Available inventory peaked above 1,700 units in 2006 and has fallen to under 100 units by 2025–2026. Chart notes: Source: LINK “Citywide” Quarterly Reports. Q1 monthly inventory count based on the previous years total transactions.

    The report’s yardstick, in its own words: nationally, a tight/seller’s market is considered 5–6 months or below, a balanced market is 6 months and a buyer’s market is 7+ months. Boston’s first-quarter 2026 reading of 3.1 months (3.3 months in first-quarter 2025) sits firmly in seller’s-market territory.

    Currently available: every listing in the tracked buildings

    The report itemizes every active listing in the tracked buildings — 192 listings, each with its asking price, full street address, unit, neighborhood, square feet, price per square foot, bedrooms, bathrooms, condo fee and days on market. The complete table:

    Asking price Address Unit Neighborhood Sq. Ft. $ / Sq. Ft. Beds Baths Condo fee Fee / Sq. Ft. Parking Days on market
    $4,200,000 500 Atlantic Avenue PH20J Waterfront 2913 $1,442 3 4 $5,780 $1.98 0 62
    $1,325,000 500 Atlantic Avenue PH21C Waterfront 1060 $1,250 1 1 $1,980 $1.87 1 26
    $2,995,000 500 Atlantic Avenue 19N Waterfront 2736 $1,095 3 4 $4,958 $1.81 0 39
    $1,495,000 2 Avery Street 25G Midtown 1257 $1,189 2 2 $2,352 $1.87 0 1
    $2,495,000 1 Avery Street 24D Midtown 2036 $1,225 2 2 $3,821 $1.88 0 144
    $2,495,000 1 Avery Street 26D Midtown 2036 $1,225 2 2 $3,878 $1.90 0 145
    $799,000 1 Avery Street 14C Midtown 751 $1,064 1 1 $1,325 $1.76 0 19
    $1,649,000 2 Avery Street 35G Midtown 1257 $1,312 2 2 $2,939 $2.34 0 80
    $3,799,000 2 Avery Street 24C Midtown 2707 $1,403 3 3 $4,736 $1.75 0 143
    $2,350,000 2 Avery Street 35H Midtown 1573 $1,494 2 2 $3,182 $2.02 0 12
    $4,800,000 2 Avery Street 21E Midtown 3246 $1,479 4 3 $5,408 $1.67 0 80
    $10,000,000 2 Avery Street 30EF Midtown 4130 $2,421 5 5 $7,223 $1.75 3 1,196
    $3,999,900 50 Battery Street 401/501 Waterfront 2258 $1,771 3 3 $2,531 $1.12 0 116
    $2,395,000 2 Battery Wharf PH08 Waterfront 2162 $1,108 2 2 $3,852 $1.78 0 21
    $1,425,000 3 Battery Wharf 3501 Waterfront 1077 $1,323 1 1 $2,360 $2.19 0 55
    $1,995,000 3 Battery Wharf 3303 Waterfront 1625 $1,228 2 2 $2,913 $1.79 0 66
    $1,995,000 4 Battery Wharf 4309 Waterfront 1390 $1,435 2 2 $3,111 $2.24 0 33
    $1,495,000 4 Battery Wharf 4302 Waterfront 1536 $973 1 1 $2,537 $1.65 0 128
    $1,999,000 300 Boylston Street 909 Back Bay 1310 $1,526 1 1 $1,995 $1.52 0 118
    $1,649,000 220 Boylston Street 1514 Back Bay 972 $1,697 1 1 $2,902 $2.99 0 4
    $2,995,000 220 Boylston Street 1010 Back Bay 1369 $2,188 2 2 $3,955 $2.89 0 76
    $13,900,000 250 Boylston Street 2 Back Bay 4667 $2,978 3 4 $9,795 $2.10 0 199
    $6,495,000 300 Boylston Street PH1201 Back Bay 2492 $2,606 3 2 $5,368 $2.15 0 67
    $1,495,000 110 Broad Street 303 Waterfront 1295 $1,154 2 2 $1,065 $0.82 0 129
    $2,895,000 110 Broad Street 901 Waterfront 2405 $1,204 3 3 $2,283 $0.95 2 32
    $1,086,000 188 Brookline Avenue 22G The Fenway 612 $1,775 1 1 $849 $1.39 0 72
    $3,850,000 188 Brookline Avenue 29B The Fenway 1723 $2,234 2 2 $3,960 $2.30 0 111
    $1,250,000 188 Brookline Avenue 19D The Fenway 674 $1,855 1 1 $914 $1.36 0 171
    $1,760,000 188 Brookline Avenue 24I The Fenway 949 $1,855 2 1 $1,325 $1.40 0 174
    $1,699,900 188 Brookline Avenue 23I The Fenway 949 $1,791 2 1 $1,325 $1.40 0 3
    $975,000 1 Charles Street South 602 Back Bay 837 $1,165 1 1 $1,099 $1.31 0 221
    $3,225,000 303 Columbus Avenue 306 Back Bay 2146 $1,503 3 3 $2,244 $1.05 0 11
    $4,995,000 2 Commonwealth Avenue 8G Back Bay 2467 $2,025 3 3 $6,817 $2.76 0 27
    $9,995,000 2 Commonwealth Avenue 10A Back Bay 2684 $3,724 3 2 $7,418 $2.76 0 179
    $8,995,000 2 Commonwealth Avenue 9A Back Bay 2684 $3,351 3 2 $7,418 $2.76 0 195
    $3,950,000 2 Commonwealth Avenue 14-B Back Bay 1588 $2,487 1 1 $4,388 $2.76 0 26
    $5,495,000 2 Commonwealth Avenue 12B Back Bay 1588 $3,460 2 2 $4,388 $2.76 0 160
    $1,430,000 346 Congress Street 604 Seaport District 1316 $1,087 2 2 $1,638 $1.24 0 24
    $670,000 346 Congress Street 312 Fort Point 700 $957 1 1 $672 $0.96 0 44
    $3,100,000 346 Congress Street PH1 Seaport District 1942 $1,596 2 2 $3,015 $1.55 0 4
    $2,700,000 346 Congress Street PH 701 Seaport District 1438 $1,878 2 2 $2,379 $1.65 0 19
    $829,000 346 Congress Street 608 Seaport District 809 $1,025 1 1 $1,119 $1.38 0 44
    $6,099,000 1 Dalton Street 4005 Back Bay 2186 $2,790 3 2 $5,050 $2.31 0 170
    $3,650,000 1 Dalton Street 4703 Back Bay 1407 $2,594 2 2 $2,666 $1.89 0 2
    $3,600,000 1 Dalton Street 3404 Back Bay 1357 $2,653 2 2 $3,252 $2.40 0 74
    $18,500,000 1 Dalton Street 4901 Back Bay 3641 $5,081 2 2 $10,830 $2.97 0 116
    $7,500,000 1 Dalton Street 4604 Back Bay 2562 $2,927 3 3 $7,702 $3.01 0 144
    $7,850,000 1 Dalton Street 4804 Back Bay 2558 $3,069 3 3 $8,012 $3.13 0 151
    $6,990,000 1 Dalton Street 3902 Back Bay 1841 $3,797 3 3 $4,372 $2.37 0 194
    $5,995,000 1 Dalton Street 4205 Back Bay 2186 $2,742 2 2 $5,166 $2.36 0 208
    $6,895,000 1 Dalton Street 4504 Back Bay 2558 $2,695 3 3 $7,431 $2.91 0 66
    $9,995,000 1 Dalton Street 3801 Back Bay 3219 $3,105 3 3 $8,253 $2.56 0 210
    $2,925,000 240 Devonshire Street 4104 Midtown 1330 $2,199 1 1 $2,150 $1.62 0 45
    $2,675,000 240 Devonshire Street U3912 Midtown 1636 $1,635 2 2 $2,657 $1.62 0 83
    $1,599,000 240 Devonshire Street 5907 Midtown 781 $2,047 1 1 $1,133 $1.45 0 88
    $2,600,000 240 Devonshire Street 3603 Midtown 1379 $1,885 2 2 $2,294 $1.66 0 151
    $4,350,000 240 Devonshire Street U4702 Midtown 1920 $2,266 2 2 $3,400 $1.77 0 5
    $1,350,000 240 Devonshire Street 3607 Midtown 781 $1,729 1 1 $1,029 $1.32 0 11
    $6,525,000 240 Devonshire Street 5401 Midtown 2369 $2,754 3 3 $4,764 $2.01 0 13
    $2,195,000 240 Devonshire Street U3814 Midtown 1258 $1,745 2 2 $2,180 $1.73 0 13
    $1,645,000 240 Devonshire Street 5207 Midtown 781 $2,106 1 1 $1,101 $1.41 0 20
    $3,950,000 240 Devonshire Street U3602 Midtown 2212 $1,786 2 3 $3,592 $1.62 0 24
    $2,400,000 240 Devonshire Street 3704 Midtown 1330 $1,805 1 1 $2,236 $1.68 0 25
    $3,340,000 240 Devonshire Street 4608 Midtown 1667 $2,004 2 2 $2,783 $1.67 0 46
    $3,370,000 240 Devonshire Street 4808 Midtown 1667 $2,022 2 2 $2,805 $1.68 0 53
    $2,900,000 240 Devonshire Street 4109 Midtown 1675 $1,731 2 2 $2,631 $1.57 0 55
    $2,475,000 240 Devonshire Street U4210 Midtown 1390 $1,781 2 2 $2,358 $1.70 0 60
    $3,990,000 240 Devonshire Street U3701 Midtown 2190 $1,822 2 2 $3,452 $1.58 0 68
    $2,530,000 240 Devonshire Street 4504 Midtown 1330 $1,902 1 1 $2,291 $1.72 0 76
    $13,955,000 240 Devonshire Street PH-MC 1B Midtown 4659 $2,995 3 4 $8,049 $1.73 0 83
    $1,715,000 240 Devonshire Street U5707 Midtown 781 $2,196 1 1 $1,125 $1.44 0 88
    $1,895,000 85 East India Row 28F Waterfront 1894 $1,001 3 2 $2,328 $1.23 0 101
    $872,000 65 East India Row 26G Waterfront 974 $895 1 1 $1,071 $1.10 0 109
    $699,000 85 East India Row 10D Waterfront 744 $940 1 1 $847 $1.14 0 4
    $789,000 85 East India Row 30D Waterfront 746 $1,058 1 1 $939 $1.26 0 24
    $745,000 85 East India Row 8A Waterfront 756 $985 1 1 $919 $1.22 0 41
    $2,500,000 85 East India Row 26AB Waterfront 2382 $1,050 2 3 $3,504 $1.47 0 90
    $3,055,000 85 East India Row PH FG Waterfront 2875 $1,063 3 2 $4,026 $1.40 0 26
    $750,000 65 East India Row 23A Waterfront 758 $989 1 1 $909 $1.20 0 25
    $1,088,000 85 East India Row 10G Waterfront 1215 $895 2 2 $1,113 $0.92 0 32
    $625,000 85 East India Row 25A Waterfront 738 $847 1 1 $997 $1.35 0 193
    $1,099,995 85 East India Row 9G Waterfront 1212 $908 2 1 $1,073 $0.89 0 358
    $6,750,000 1 Franklin Street 5002 Midtown 3172 $2,128 3 4 $5,645 $1.78 0 243
    $4,650,000 1 Franklin Street 4602 Midtown 3172 $1,466 3 3 $5,465 $1.72 0 24
    $2,075,000 1 Franklin Street 2608 Midtown 1568 $1,323 2 2 $2,219 $1.42 0 38
    $2,450,000 1 Franklin Street 2604 Midtown 1498 $1,636 2 2 $1,964 $1.31 0 32
    $6,750,000 1 Franklin Street 5102 Midtown 3172 $2,128 3 4 $5,996 $1.89 0 81
    $1,125,000 1 Franklin Street 2110 Midtown 812 $1,385 1 1 $887 $1.09 0 117
    $1,080,000 1 Franklin Street 1709 Midtown 780 $1,385 1 1 $856 $1.10 0 130
    $2,695,000 1 Franklin Street 4308 Financial District 1637 $1,646 2 2 $2,174 $1.33 0 156
    $950,000 1 Franklin Street 1002 Midtown 759 $1,252 1 1 $898 $1.18 0 167
    $5,995,000 1 Franklin Street PH1B Midtown 2773 $2,162 3 4 $5,482 $1.98 0 195
    $6,500,000 1 Franklin Street PH4B Midtown 4110 $1,582 3 4 $6,862 $1.67 0 238
    $1,799,000 6 Franklin Street 2 Charlestown 2053 $876 3 3 $171 $0.08 1 10
    $3,199,000 1 Franklin Street 5101 Midtown 1779 $1,798 2 2 $3,867 $2.17 0 11
    $4,995,000 1 Franklin Street PH2D Midtown 2670 $1,871 2 2 $5,132 $1.92 0 18
    $1,799,000 1 Franklin Street #3107 Midtown 1362 $1,321 2 2 $2,051 $1.51 0 38
    $3,498,000 1 Franklin Street 5004 Midtown 2186 $1,600 3 3 $3,548 $1.62 0 181
    $1,095,000 1 Huntington Avenue 302 Back Bay 810 $1,352 1 1 $1,162 $1.43 0 10
    $2,175,000 1 Huntington Avenue 807 Back Bay 1339 $1,624 2 2 $1,706 $1.27 0 74
    $12,500,000 1 Huntington Avenue PH1702 Back Bay 3618 $3,455 4 3 $8,919 $2.47 0 19
    $3,159,000 1 Huntington Avenue 801 Back Bay 1886 $1,675 3 2 $2,486 $1.32 0 91
    $3,699,000 1 Huntington Avenue 204 Back Bay 2062 $1,794 2 2 $2,740 $1.33 0 125
    $1,649,000 55 LaGrange Street PH21B Theatre District 1240 $1,330 2 2 $2,356 $1.90 0 1
    $1,150,000 55 LaGrange Street 304 Theatre District 1043 $1,103 2 2 $1,250 $1.20 0 5
    $1,999,000 55 LaGrange Street 1904 Theatre District 1268 $1,577 2 2 $2,447 $1.93 0 19
    $2,395,000 22 Liberty Drive 6G Seaport District 1452 $1,649 2 2 $1,847 $1.27 0 162
    $13,500,000 50 Liberty Drive PH-2A Seaport District 3573 $3,778 3 3 $7,621 $2.13 0 61
    $4,998,000 22 Liberty Drive 9 Seaport District 1859 $2,689 2 2 $3,216 $1.73 0 6
    $895,000 22 Liberty Drive 2L Seaport District 508 $1,762 0 1 $608 $1.20 0 79
    $5,650,000 50 Liberty Drive 10K Seaport District 2136 $2,645 2 2 $3,640 $1.70 0 195
    $2,100,000 22 Liberty Drive 10G Seaport District 1176 $1,786 1 1 $1,566 $1.33 0 10
    $3,175,000 22 Liberty Drive PH1G Seaport District 1697 $1,871 2 2 $2,581 $1.52 0 16
    $3,395,000 50 Liberty Drive 7L Seaport District 1537 $2,209 2 2 $2,111 $1.37 0 136
    $3,395,000 300 Pier 4 Blvd 3B Seaport District 1385 $2,451 2 2 $3,257 $2.35 0 26
    $5,750,000 300 Pier 4 Blvd 5C Seaport District 2020 $2,847 3 2 $4,791 $2.37 0 216
    $6,695,000 300 Pier 4 Blvd PHR Seaport District 1979 $3,383 2 2 $4,235 $2.14 0 262
    $6,250,000 300 Pier 4 Blvd 7G Seaport District 2261 $2,764 3 3 $5,001 $2.21 0 339
    $2,189,000 45 Province Street 2702 Midtown 1636 $1,338 2 2 $2,664 $1.63 0 27
    $1,749,000 20 Rowes Wharf 701 Waterfront 1045 $1,674 1 1 $2,139 $2.05 0 21
    $1,999,000 135 Seaport Boulevard 1807 Seaport District 1164 $1,717 2 2 $2,425 $2.08 0 686
    $2,875,000 133 Seaport Boulevard 1122 Seaport District 1285 $2,237 2 2 $2,719 $2.12 0 17
    $1,100,000 133 Seaport Boulevard 807 Seaport District 683 $1,611 1 1 $1,041 $1.52 0 19
    $4,695,000 133 Seaport Boulevard 12 Seaport District 1957 $2,399 3 3 $4,675 $2.39 0 41
    $1,795,000 133 Seaport Boulevard 902 Seaport District 1064 $1,687 2 2 $1,874 $1.76 0 118
    $2,750,000 133 Seaport Boulevard 1022 Seaport District 1285 $2,140 2 2 $2,267 $1.76 0 151
    $1,475,000 133 Seaport Boulevard 1805 Seaport District 812 $1,817 1 1 $1,640 $2.02 0 156
    $1,095,000 135 Seaport Boulevard 1508 Seaport District 670 $1,634 1 1 $1,517 $2.26 0 10
    $1,450,000 135 Seaport Boulevard 1703 Seaport District 856 $1,694 1 1 $1,969 $2.30 0 25
    $829,000 135 Seaport Boulevard U18 Seaport District 505 $1,642 0 1 $1,098 $2.17 0 69
    $1,610,000 135 Seaport Boulevard 1106 Seaport District 1011 $1,592 2 2 $2,119 $2.10 0 95
    $825,000 135 Seaport Boulevard 530 Seaport District 546 $1,511 1 1 $825 $1.51 0 124
    $1,899,000 135 Seaport Boulevard 1506 Seaport District 1013 $1,875 2 2 $2,172 $2.14 0 129
    $1,590,000 135 Seaport Boulevard 906 Seaport District 1011 $1,573 2 2 $1,866 $1.85 0 156
    $1,015,000 135 Seaport Boulevard 808 Seaport District 664 $1,529 1 1 $1,394 $2.10 0 158
    $1,995,000 135 Seaport Boulevard 1609 Seaport District 1164 $1,714 2 2 $2,164 $1.86 0 160
    $7,745,000 150 Seaport Boulevard 10E Seaport District 2376 $3,260 3 3 $4,711 $1.98 0 82
    $1,275,000 133 Seaport Boulevard 1215 Seaport District 800 $1,594 1 1 $1,240 $1.55 1 6
    $2,395,000 133 Seaport Boulevard 2101 Seaport District 1448 $1,654 2 2 $3,006 $2.08 0 213
    $799,000 133 Seaport Boulevard 502 Seaport District 444 $1,800 0 1 $669 $1.51 0 236
    $2,048,000 110 Stuart Street 23G Theatre District 1871 $1,095 2 2 $2,827 $1.51 0 187
    $1,545,000 430 Stuart Street 1604 Back Bay 572 $2,701 1 1 $1,110 $1.94 0 41
    $1,095,000 430 Stuart Street 1619 Back Bay 533 $2,054 0 1 $891 $1.67 0 59
    $1,200,000 110 Stuart Street 19 H Back Bay 1035 $1,159 2 1 $1,128 $1.09 0 26
    $1,900,000 110 Stuart Street 23B Back Bay 1794 $1,059 2 2 $3,127 $1.74 0 193
    $2,125,000 400 Stuart Street 16B Back Bay 1229 $1,729 2 2 $1,760 $1.43 0 143
    $5,950,000 430 Stuart Street 32A Back Bay 1832 $3,248 2 2 $4,252 $2.32 0 4
    $5,585,000 430 Stuart Street 23J Back Bay 1752 $3,188 2 2 $4,905 $2.80 0 17
    $1,899,000 430 Stuart Street 21D Back Bay 594 $3,197 1 1 $1,043 $1.76 0 70
    $1,749,000 430 Stuart Street 1505 Back Bay 602 $2,905 0 1 $1,144 $1.90 0 116
    $7,000,000 430 Stuart Street 31A Back Bay 1832 $3,821 2 2 $4,181 $2.28 0 163
    $1,195,000 110 Stuart Street 26J Back Bay 1112 $1,075 1 1 $1,301 $1.17 0 102
    $1,188,000 430 Stuart Street 1518 Back Bay 565 $2,103 0 1 $898 $1.59 0 62
    $3,575,000 110 Sudbury Street 4305 Beacon Hill 1848 $1,935 2 2 $2,843 $1.54 0 156
    $3,999,000 110 Sudbury Street 3604 Waterfront 2275 $1,758 2 2 $3,172 $1.39 0 346
    $4,499,000 110 Sudbury Street 3601 Waterfront 2766 $1,627 3 2 $3,994 $1.44 0 346
    $1,685,000 45 Temple Street 212 Beacon Hill 1468 $1,148 1 1 $991 $0.68 0 87
    $3,550,000 45 Temple Street 506 Beacon Hill 2121 $1,674 2 2 $2,544 $1.20 0 199
    $5,750,000 45 Temple Street 512 Beacon Hill 3153 $1,824 3 2 $4,950 $1.57 0 199
    $1,595,000 165 Tremont Street 804 Midtown 1424 $1,120 2 2 $1,653 $1.16 0 9
    $2,089,000 165 Tremont Street 701 Midtown 2067 $1,011 3 2 $2,264 $1.10 0 146
    $1,399,000 505 Tremont Street 613 South End 941 $1,487 1 1 $1,358 $1.44 0 25
    $799,000 580 Washington Street 204 Midtown 777 $1,028 1 1 $889 $1.14 0 13
    $1,585,000 580 Washington Street 1410 Midtown 1308 $1,212 2 2 $2,198 $1.68 2 26
    $1,775,000 580 Washington Street 302 Midtown 1703 $1,042 3 2 $2,251 $1.32 0 33
    $1,575,000 580 Washington Street 8C Midtown 1420 $1,109 2 2 $2,236 $1.57 0 90
    $879,000 580 Washington Street 812 Midtown 854 $1,029 1 1 $1,014 $1.19 0 108
    $1,749,000 580 Washington Street 1501 Midtown 1478 $1,183 3 2 $2,046 $1.38 0 145
    $2,699,000 580 Washington Street PHE Midtown 1849 $1,460 2 2 $3,381 $1.83 0 33
    $1,595,000 580 Washington Street PH05 Midtown 1502 $1,062 3 3 $2,589 $1.72 0 18

    What this means for you

    The numbers reward precision: price to recent closings, compare at the building level, and read medians rather than averages.

    For buyers

    • Boston condos under $1 million are the tightest segment: closings below that line fell from 979 to 866 this year, so expect competition for well-priced units.
    • In luxury buildings, the gap between asking and closed price per square foot is your negotiating guide. At One Dalton, asks run from $2,594 to $5,081 against a $2,921 closed average. Ask for the building’s year-to-date closings before making an offer.
    • Neighborhoods with falling closings, such as the South End, South Boston and the North End, may offer more choice than the downtown core, where activity is rising.

    Massachusetts executive view

    The most consequential Massachusetts development is the Millennium Tower penthouse auction. Its reserve — approximately 40% below the property’s prior purchase price — will provide a useful real-time test of liquidity for distinctive but highly individualized Boston luxury condominiums.

    Cape Cod’s latest official data show rising single-family prices despite fewer transactions, while condominium inventory remains constrained. This supports careful, property-specific valuation rather than broad conclusions about the market.

    Massachusetts real estate, September 2026: single-family prices rising, condominium prices flat — one state, two directions

    Massachusetts, September 2026 — statewide single-family and condominium medians, Cape Cod, and Boston condos shown separately.

    1. Millennium Tower auction creates a fiduciary pricing test

    Verified facts

    Penthouse 4B at Millennium Tower is scheduled for auction on October 29 at 4:00 p.m. Eastern. The official auction materials specify:

    • $6.5 million reserve
    • $10.9 million previous purchase price
    • 4,110 square feet
    • 6% buyer’s premium
    • Seller acceptance of the highest conforming bid at or above reserve
    • Seller discretion to accept a lower or nonstandard bid
    • Sale remains subject to prior sale

    At the reserve, the buyer’s premium would add $390,000, producing a minimum effective acquisition price of $6.89 million before ordinary closing costs.

    Interpretation

    The reserve is not an appraisal and does not establish fair-market value. It is a mechanism for generating urgency and price discovery. The eventual result will be more informative than the headline discount, particularly if bidding materially exceeds the reserve.

    The offering also illustrates why trustees should distinguish among:

    • Reserve price
    • Bid price
    • Buyer’s premium
    • Seller’s net proceeds
    • Prior acquisition cost
    • Appraised fair-market value

    Fiduciary implications

    Before choosing an auction for an estate property, counsel should document:

    • Why the process is reasonably calculated to reach qualified buyers
    • Whether the reserve is defensible
    • How buyer premiums affect bidder behavior
    • What contingencies, financing terms and inspection rights are permitted
    • The seller’s authority to reject or accept nonconforming bids
    • How auction fees compare with traditional brokerage and carrying costs

    A fast process may reduce carrying exposure, but it does not automatically maximize net proceeds.

    Millennium Tower auction deadline approaches

    No material terms have changed since last week’s briefing. Sealed bids for the 59th-floor penthouse are due October 29 at 4 p.m. Eastern, with a 6% buyer’s premium and seller discretion concerning below-reserve or alternative-terms bids. (Auction details: Paramount Realty USA, prusa.com.)

    The ultimate result, including whether the winning bid closes, will be more probative than the $6.5 million reserve.

    Greater Boston: $34 million Brookline estate tests the top of the market

    Verified facts

    The newly listed property at 55 Singletree Road is offered at $34 million. MLS PIN data identify it as a 2015 contemporary residence with 19,138 square feet, seven bedrooms, ten full and six half bathrooms, eight parking spaces and 2.06 acres. Its reported fiscal-year 2026 property tax is $197,379.

    Interpretation

    The offering is consequential because an asking price at this level can influence expectations for neighboring estates and family compounds. It remains an offering, not a transaction or proof that the market supports a $34 million valuation.

    The asset’s scale and extensive customization also narrow the buyer pool. Replacement cost, construction investment and rarity do not necessarily convert dollar-for-dollar into market value.

    Fiduciary implication

    For similarly large Brookline, Weston or Wellesley properties, counsel should request:

    • A buyer-pool and liquidity analysis separate from the appraisal
    • Annual operating and staffing costs
    • A realistic preparation and marketing period
    • Separate valuation of land, improvements and highly personal amenities
    • Alternatives for sale as-is versus further estate-funded improvements

    2. Cape Cod prices rose while transaction volume weakened

    Latest official market baseline

    For September 2026 in Barnstable County, the Cape Cod & Islands Association of REALTORS® reported:

    • 271 single-family closings, down 3.6% from September 2025
    • $899,000 single-family median, versus $785,000 one year earlier

      • For sellers

      • With Boston supply near 3 months, correctly priced homes are being absorbed. Pricing above the recent closed range is the main way to lose time.
      • Top-tier sellers have the best year-over-year tailwind: Boston sales between $3 million and $10 million are up 44%.
      • Building matters more than neighborhood at the high end. Use closings from your own building, not a citywide figure.

      For trustees, executors and family fiduciaries

      • Use medians, price per square foot and same-building closings when documenting value. New-development closings can push averages up, and the spread between buildings runs from about $900 to about $2,900 per square foot.
      • 1,211 active single-family listings, up 2.11% year over year
      • 275 pending single-family sales, down 4.2%
      • 72 condominium closings, down 15.3%
      • $520,000 condominium median, versus $499,900
      • 364 active condominium listings, down 10.78%
      • 42.77% of all transactions involved a cash buyer

      The association states that these statistics cover Barnstable County properties reported through its MLS.

      Interpretation

      The higher single-family median alongside declining sales may reflect scarcity and transaction mix as much as broad appreciation. It should not be applied mechanically to a waterfront estate, historic residence or property with significant deferred maintenance.

      The reduced condominium inventory and sharp decline in condo closings point to a thinner market, where a small number of transactions can materially affect reported medians.

      Fiduciary implications

      For Cape estates:

      • Use property-specific comparables rather than the county median.
      • Separate land, waterfront rights, condition and insurability adjustments.
      • Model winter carrying time and seasonal launch alternatives.
      • Obtain insurance indications before fixing the estate’s expected net value.
      • Confirm septic, conservation, flood-zone and title conditions before distribution decisions.

      Massachusetts watchlist

      No new Martha’s Vineyard transaction or policy development meeting the materiality and verification standards was identified during this reporting period. The previously reported $43 million Edgartown-area sale occurred earlier and is not repeated here.

      Cape Cod and Martha’s Vineyard: state grants advance specific year-round housing projects

      Verified facts

      On October 20, Massachusetts awarded nearly $2 million to 24 designated seasonal communities. The fiscal-year 2027 grants are intended to support projects with the stated potential to advance 594 year-round homes statewide; funds must be spent by June 30, 2027. Relevant awards include:

      • Falmouth: $150,000 toward 46 affordable units at Locustfield Woods
      • Wellfleet: $69,782 for analysis of as many as 250 affordable and workforce homes at Maurice’s Campground
      • Truro: $65,173 toward wastewater planning supporting a proposed 160-unit development
      • Aquinnah: $56,820 for four units and related predevelopment
      • Chilmark: $60,024 supporting Peaked Hill Pastures and rehabilitation of an affordable home
      • Edgartown: $76,423 for infrastructure serving five homes
      • Oak Bluffs: $77,140 for a 12-unit veterans’ community
      • Tisbury: $74,960 for six units at Cat Hollow
      • West Tisbury: $69,737 toward eight affordable units

      Nantucket’s award is excluded from this briefing. Source: Mass.gov.

      Interpretation

      The funding is modest relative to Island land and construction costs, and several cited unit totals remain planning scenarios rather than approved or financed homes. Its importance is that it pays for infrastructure and predevelopment work that often prevents small year-round projects from advancing.

      Trusts-and-estates implications

      Additional workforce housing will not directly reduce luxury values. Over time, however, it may improve the availability of caretakers, tradespeople, hospitality workers and municipal services that support high-value second homes.

      Owners of potentially developable inherited land should also recognize that municipal partnerships, infrastructure contributions and income-restricted housing may offer alternatives to a conventional luxury subdivision.

      What These Numbers Mean for Your Property

      For buyers

      The honest headline is that Boston condos cost about 11% more than they did a year ago, and the majority of sales now close at $1M or above. But the price mix also shows where a buyer’s leverage still lives: 866 sales this year — 46.4% of the market — closed under $1M, and neighborhoods like South Boston (20% of all transactions) and Charlestown/Navy Yard (10%) offer depth of choice that the trophy buildings do not. My advice is to buy the neighborhood and the building first and the finishes second; the appreciation record above is what rewards that order of priorities.

      For sellers

      This is a market that is paying up for quality and evidence. Dollar volume is up 11.9% on barely more transactions, full-service resales are clearing $1,000 per square foot as a matter of routine, and buildings like Millennium Tower have recorded 25 resales this year alone — comparable evidence has rarely been this current or this strong. My fiduciary duty is to tell you plainly: price from this year’s closed evidence in your building and your neighborhood, and the market will meet you. Price from a hope, and you will be the listing that makes the next buyer’s comparable look generous.

      For trustees, executors and family fiduciaries

      For an estate-held condo, this year’s LINK data is the defensible record: 1,867 closed sales, documented by neighborhood and by building, with long-run appreciation of 5.5% per year over five years on average prices. If you are establishing a date-of-death value, evaluating a beneficiary buyout, or deciding whether to sell or hold, those are the figures a reviewer will expect to see in the file. A current broker price opinion grounded in your building’s own resale history — 25 documented sales at Millennium Tower this year, 11 at One Dalton — is the responsible next step, and I prepare them for fiduciaries regularly.

      FAQ

      Is the Boston condo market growing, or just getting more expensive?

      Mostly more expensive. Transactions are up only 0.6% year to date (1,867 vs. 1,855), while total dollar volume is up 11.9% and the median price is up 11.4% to $1,065,000. The growth story of 2026 is price, not unit count.

      What share of Boston condos sell for $1 million or more?

      A majority: 1,001 of 1,867 sales, or 53.6%, closed at $1M or above through October 2, 2026. Another 40.7% closed between $500,000 and $999,999, and just 5.7% closed under $500,000.

      Which Boston neighborhoods lead the condo market?

      South Boston leads by number of sales with 372 transactions (20% of the market); the South End follows at 335 (18%) and Back Bay at 288 (15%). By dollar volume, Back Bay leads by a wide margin at $694,157,790, ahead of the South End ($483,729,966) and Midtown/Downtown ($384,357,659).

      What are full-service building condos trading for?

      Of the 242 full-service building resales tracked this year, 203 closed at $1,000 per square foot or above, 175 at $1M or more and 97 at $2M or more. One Dalton averages $2,921 per square foot; Heritage on the Garden $2,503; Millennium Tower $1,422.

      How fast do Boston condos appreciate over the long term?

      LINK’s figures show average-price appreciation of 5.5% per year over five years and 3.4% per year over ten years; median-price appreciation of 5.1% and 3.3% over the same periods.

      Does the Millennium Tower auction reserve mean the penthouse is worth $6.5 million?

      No. A reserve is a bidding floor set to generate urgency and price discovery — not an appraisal and not fair-market value. With the 6% buyer’s premium, the minimum effective price at reserve is $6.89 million, against a $10.9 million prior purchase price. The final result, not the reserve, is the market signal.

      What do the Cape Cod numbers mean for an estate property?

      September’s Barnstable County median single-family price rose to $899,000 even as closings fell 3.6% — a mix-and-scarcity signal, not a valuation. Estate property on the Cape needs property-specific comparables, separate adjustments for land and waterfront rights, insurance indications, and a deliberate choice between an immediate sale and a spring-market launch.

      Sources and Methodology

      Source: LINK. Market definition: Back Bay, Bay Village, Beacon Hill, Chinatown, Charlestown/Navy Yard, Fenway, Financial District, Leather District, Midtown, North End, Seaport, South Boston, South End, West End, & Waterfront. Figures are year to date through October 2, 2026, as reported in LINK on 10-4-2026. LINK data is used. Will be revised when cross referenced with Registry for sales not in LINK system. Only includes closed sales.

      Auction details are as published in the official auction materials for Penthouse 4B, Millennium Tower, Boston. Cape Cod figures are from the Cape Cod & Islands Association of REALTORS® September 2026 report; the association states these statistics cover Barnstable County properties reported through its MLS.

      Brookline listing details are from MLS PIN data for 55 Singletree Road, Brookline. Seasonal-community grant figures are from the Commonwealth of Massachusetts (Mass.gov), fiscal-year 2027 awards announced October 20, 2026.

      Disclaimer: Data is taken from sources deemed reliable but is subject to errors and omissions. ©2020 All rights reserved

      Real Estate Decisions That Protect The Estate.

      Thinking about what your Boston condo is worth in this market? Contact Catherine Bassick for a confidential, data-driven home valuation — one conversation, no obligation. Catherine Bassick, Bassick Advisors at Douglas Elliman Real Estate · 617.800.7764 · catherine@bassickadvisors.com

      Massachusetts counsel priorities

      1. Do not equate an auction reserve with value. Document the purpose of the reserve and evaluate the likely net proceeds under several bidding outcomes.
      2. Reconcile gross and net pricing. Include buyer premiums, commissions, transfer charges, carrying expenses and preparation costs.
      3. Use seasonal disposition models for coastal property. An immediate sale and a spring-market strategy may produce very different fiduciary outcomes.
      4. Obtain independent condition and insurance information early. These issues can materially narrow the qualified buyer pool.
    • Valuation dates matter. Boston’s average condo price moved 11.2% in a single year, so a valuation tied to an earlier date can differ meaningfully from today’s market.
    • Several buildings have only a handful of closings this year, so a single sale can move a building’s average. Look at individual comparable sales before relying on a building average.

  • Bay Area Real Estate Market Update September 2026

    Published by

    Catherine Bassick

    on

    Bay Area Real Estate Market Update September 2026
    Valencia Street in San Francisco's Mission District at golden hour, with a Muni train, bike lane, murals and pedestrians
    Valencia Street in the Mission District — where San Francisco’s scarce, character-rich housing stock meets the city’s strongest current demand.

    WHAT CHANGED THIS MONTH

    September’s data confirm a bifurcated Bay Area. San Francisco’s median price rose 17.4% year over year and a generational Presidio-adjacent estate sold $10 million over asking — while Santa Clara County listings climbed 26.4% and its median price slipped. As your real estate advisor, my job is to put those numbers into perspective for your property and your plans. A county median is useful context. The value of an individual home still depends on its neighborhood, condition, design and competition.

    The headline from September 2026 is not that the Bay Area is hot or cold. It is that the Bay Area is two markets at once. At the very top of San Francisco, scarcity is producing extraordinary competition. County by county, however, the California Association of REALTORS® (C.A.R.) figures describe materially different conditions across San Francisco, the Peninsula and Silicon Valley — and for anyone pricing, buying or administering property, the distinction matters more than the headline.

    A Generational San Francisco Estate Sells $10 Million Over Asking

    The residence at 20 Cherry Street, adjoining the Presidio, reportedly closed on October 22 for $28.5 million after being listed on October 2 at $18.5 million. The $10 million premium — roughly 54% over asking — was reported as San Francisco’s largest dollar amount above asking for a residential sale.

    The eight-bedroom property had remained with the same family for more than 40 years. Its longtime resident, Janice Rosen Lurie, died in July at age 96.

    Read correctly, this is a scarcity event: provenance, an irreplaceable location, lot characteristics and four decades of single ownership converged in front of a concentrated pool of well-capitalized buyers. It does not demonstrate that every San Francisco luxury property is underpriced by a comparable percentage. What it does show is how an estate property can outperform when it is perceived as genuinely irreplaceable — and when the preparation behind the sale lets buyers compete with confidence.

    Before pricing a generational home

    For trustees and executors, a sale like this is a preparation checklist, not a pricing shortcut. Before setting a price on a long-held family property, fiduciaries should complete:

    • Independent appraisal and broker valuation reconciliation
    • Preliminary title and trust-authority review
    • Property-condition and insurability assessment
    • Contents, artwork and archival-material plan
    • Security and privacy protocol
    • An offer-comparison framework that addresses certainty as well as price

    A deliberately low list price may stimulate competition, but counsel should approve that strategy only after documenting its risks and the property’s likely buyer depth.

    September Data Confirm the Bay Area Is Not One Market

    C.A.R.’s September 2026 report on existing single-family detached-home closings, released October 19, puts the divergence in numbers:

    Market September Median Price, Year over Year Sales, Year over Year
    San Francisco $2,054,000 +17.4% +6.2%
    San Mateo County $2,327,500 +8.3% −8.6%
    Santa Clara County $1,920,000 −4.0% +1.5%
    Bay Area overall $1,325,000 +1.9% −3.1%

    San Francisco’s appreciation, alongside the Cherry Street result, indicates strong demand for scarce, high-quality houses. San Mateo’s higher median with reduced sales volume suggests pricing strength with thinner turnover. Santa Clara tells a third story: a lower median and active listings 26.4% above September 2025 — the largest increase among the counties C.A.R. highlighted — point to growing selectivity even as transaction activity held steady.

    C.A.R. itself cautions that county medians are affected by the mix and characteristics of homes sold. These medians should never be used interchangeably for Peninsula estates, where individual cities, school districts, lot characteristics and proximity to major employment centers produce substantial variation.

    What this means in practice

    • Commission city- and asset-specific valuation work; do not price from a county median.
    • Treat San Francisco bidding-war results as exceptional-property evidence, not a market-wide rule.
    • Allow more marketing and negotiation time for ordinary luxury inventory.
    • Update appraisals when the effective valuation date is materially earlier than the anticipated disposition.
    • Evaluate cash-buyer depth separately from mortgage-dependent demand.

    Development Watch: Caltrain Railyards and the October 30 Deadline

    The largest long-term supply question in San Francisco is moving through its earliest formal step. The Caltrain Railyards project at Fourth and King streets remains in the CEQA environmental-review scoping stage. San Francisco Planning published its Notice of Preparation on September 30 and held the public scoping meeting on October 14. The deadline for written comments on the scope of the environmental impact report is 5:00 p.m. on October 30, 2026 (Project No. 2026-002123ENV). This is not an entitlement approval or a construction authorization.

    The application examines development alternatives across approximately 18.6 acres. The two maximum-development scenarios range from 1,765 residences with substantially more commercial space to 5,834 residences with a smaller commercial component. No construction start has been established. The current decision point concerns what the EIR must analyze — not a final land-use program. The eventual residential-commercial mix, rail-facility relocation strategy, infrastructure costs and phasing will bear on SoMa and Mission Bay land values, long-term housing supply, and the feasibility of other large transit-oriented sites.

    Clients with nearby real estate, development exposure or institutional interests should decide now whether to submit comments — on transportation, infrastructure, construction phasing, noise, shadows, housing mix or cumulative impacts — before the October 30 deadline places those concerns into the CEQA record.

    Aerial view of the 1500 Valencia and 3500 Cesar Chavez assemblage in San Francisco's Mission District
    The 1500 Valencia / 3500 Cesar Chavez assemblage in the Mission District. No new application, entitlement decision, environmental notice, hearing or construction milestone was reported for the property this period — it remains a watchlist site rather than a current development update.

    What These Numbers Mean for Your Property

    For buyers

    For buyers, preparation matters most in the markets moving quickly. Understanding financing, reviewing available disclosures and defining your priorities early can help you act confidently when the right property becomes available.

    For sellers

    For sellers, limited supply is an advantage only when the property is positioned well. Buyers still compare condition, location and price. I would use recent comparable sales and the homes competing with yours today to establish a pricing strategy, rather than applying a countywide percentage increase to a previous valuation.

    For trustees, executors and family fiduciaries

    For trustees, executors and families managing an estate, these differences also affect planning. A longer expected marketing period can change carrying costs and the timing of a distribution. Market statistics help frame that discussion, but an estate property needs an analysis appropriate to the asset and the purpose of the valuation.

    Considering a sale or purchase in San Francisco, the Peninsula or the greater Bay Area? I would be pleased to discuss what these figures mean for your property and your plans. Contact Catherine Bassick

    Browse properties: San Francisco | Marin | Atherton | Woodside | Menlo Park | Palo Alto

    Each link opens a live search of current listings in that area.

    Frequently Asked Questions

    What was San Francisco’s median home price in September 2026?

    C.A.R. reported a September median of $2,054,000 for existing single-family detached homes in San Francisco, up 17.4% from September 2025, with sales up 6.2% year over year.

    Does the $28.5 million Cherry Street sale mean San Francisco homes are underpriced?

    No. It reflects scarcity — an irreplaceable Presidio-adjacent property, held by one family for over 40 years, offered to a deep pool of well-capitalized buyers. It is evidence about exceptional properties, not a pricing rule for the broader market.

    Which Bay Area county is softening?

    Santa Clara County shows the clearest selectivity: its median price fell 4.0% year over year and active listings rose 26.4%, even though sales volume was essentially steady at +1.5%.

    What should a trustee do before pricing an inherited home?

    Reconcile an independent appraisal with a broker valuation, confirm title and trust authority, assess condition and insurability, plan for contents and security, and agree in advance on an offer-comparison framework that weighs certainty alongside price.

    What is the October 30 Caltrain Railyards deadline?

    It is the close of written public comment on the scope of the project’s environmental impact report (due 5:00 p.m., October 30, 2026; Project No. 2026-002123ENV). It is a scoping deadline within CEQA review — not an approval of the project.

    Sources and Methodology

    County figures are from the California Association of REALTORS® September 2026 report on existing single-family detached-home closings, released October 19, 2026. Median prices reflect the mix of properties sold during the month and are not a measure of appreciation for an individual home; county statistics do not isolate the luxury segment. The 20 Cherry Street transaction is presented as reported: listed October 2 at $18.5 million and reported closed October 22 at $28.5 million. Development information is from San Francisco Planning’s Notice of Preparation for the Caltrain Railyards project (Project No. 2026-002123ENV), published September 30, 2026. Los Angeles is outside this post’s coverage, which spans San Francisco, the Peninsula, Silicon Valley and the broader Bay Area.

    Source resources: California Association of REALTORS® | San Francisco Planning

    Disclaimer: Data is taken from sources deemed reliable but is subject to errors and omissions. ©2020 All rights reserved

  • Boston Real Estate Market Report: What’s Actually For Sale Right Now — October 19, 2026

    Published by

    Catherine Bassick

    on

    Boston Real Estate Market Report: What’s Actually For Sale Right Now — October 19, 2026
    Aerial view of downtown Boston skyline on a clear day — Boston real estate market October 2026
    Boston’s market as it stands today: 1,191 condos and townhomes actively listed, a median ask of $899,000, and nearly three in ten already reduced. | Bassick Advisors

    What changed this week: This report is forward-looking — it reads the Boston market from what is actively listed right now, not from sales that closed weeks ago. Boston’s condo Market Action Index slipped to 33, active inventory climbed to 1,191 listings, and 29% of listings have already taken a price decrease. Altos Research reads every market covered here as a slight seller’s advantage — but the six markets are moving in different directions, and that divergence is the story of the fall market. Everything Altos published in these six reports — every statistic, every narrative, every segment table and all 48 charts — is carried in this post in full.

    Key takeaways — Boston real estate, October 19, 2026

    • Boston condos and townhomes: median list price $899,000; 1,191 active listings; Market Action Index 33 (down from 35 last month); 29% of listings have taken a price decrease; median days on market 49; median rent $3,710.
    • Boston single-family homes: median list price $1,225,000 across just 117 active listings; median days on market 91; 34% reduced; median rent $3,900.
    • Boston co-ops: the fastest-moving niche in the city — only 7 active listings, median 14 days on market, the Market Action Index nearly doubled, from 18 to 31, and a median price of new listings of $0 (no new listings priced this week); median rent $3,629.
    • Cambridge (02138): median list price $4,599,500; only 16 active single-family listings; Market Action Index 36; median rent $7,850.
    • Wellesley Hills (02481): the highest Market Action Index in this report at 40, inventory down to 26, median list price $2,922,500 at all-time highs — with Altos’s caution, carried in full below, that conditions have been consistently cooling for several weeks; median rent $1,500.
    • Weston (02493): median list price $4,388,000, at all-time highs, with inventory falling to 33 and the index rising to 34; median rent $5,500.
    • The metro-wide pattern: between 24% and 35% of active listings in every market covered have already reduced their price, and the share of listings with a price increase is 0% in all six markets. Sellers still hold a slight advantage — but only the realistically priced are capturing it.

    Is Boston a buyer’s market or a seller’s market right now?

    As of October 19, 2026, Boston is a slight seller’s market that is cooling. The Altos Market Action Index for Boston condos and townhomes is 33 — above the 30 threshold that separates buyer’s from seller’s territory, but down from 35 last month, with demand low relative to the 1,191 active listings. No Boston condo listing raised its price this week; 29% lowered theirs. The practical answer: sellers retain a narrow edge, buyers have more choice and more negotiating room than at any point this year, and pricing accuracy — not market momentum — is deciding outcomes. Altos’s own narrative for Boston condos is blunter than its gauge: it describes a market that has been consistently cool for several weeks, with demand low relative to the available inventory, and states outright, “It’s a Buyer’s market and prices continue to fall.” That narrative is carried in full in the condo section below.

    Boston condo and townhome market — October 2026

    Boston’s condo market is the city’s center of gravity: 1,191 of the listings a buyer can actually go see this week. New listings are entering at a median of $999,000 — above the $899,000 standing median — which tells you fresh sellers are still testing ambitious numbers against a buyer pool that has learned to wait them out. Below is the complete Altos Research profile for this market, exactly as published on October 19, 2026.

    Metric Boston condos/townhomes
    Median list price $899,000
    Median price of new listings $999,000
    Price per square foot $1,026
    Average days on market 92
    Median days on market 49
    Listings with a price decrease 29%
    Listings with a price increase 0%
    Relisted 7%
    Active inventory 1,191 (increased)
    Median rent $3,710
    Market Action Index 33 — Slight Seller’s Advantage
    Market Action Index last month 35
    Market reading Slight Seller’s Advantage

    Altos Research, October 19, 2026: “This week the median list price for Boston, MA is $899,000 with the market action index hovering around 33. This is less than last month’s market action index of 35. Inventory has increased to 1,191.”

    Altos Research market narrative:

    The market has been consistently cool for several weeks. Demand level are low relative to the available inventory. It’s a Buyer’s market and prices continue to fall. Look for a persistent shift in Market Action before prices plateau or begin to rise again.

    My coverage area for Boston: Back Bay, Bay Village, Beacon Hill, Chinatown, Charlestown/Navy Yard, Fenway, Financial District, Leather District, Midtown, North End, Seaport, South Boston, South End, West End, & Waterfront.(A)(B)

    (A) Bay Village has been grouped into the South End total by LINKboston.com. (B) Mid/Down = Midtown, Chinatown, Financial, Theatre & Leather Districts.

    Historic Back Bay brownstones — Boston condo market October 2026
    Back Bay: with 1,191 active listings citywide, buyers have choices again — and they are using them to be selective. | Bassick Advisors

    Market segments — Boston condos and townhomes

    Each segment below represents approximately 25% of the market ordered by price, as published in the Altos Research report of October 19, 2026 — median price, square feet, lot size, beds, baths, age, new listings, absorbed listings, and days on market, carried in full.

    Segment Median price Sq. ft. Lot size Beds Bath Age New Absorbed DOM
    Top $2,995,000 1,955 — 3 2.5 18 28 7 70
    Upper $1,249,000 1,212 — 2 2 14 23 31 63
    Lower $749,900 910 — 2 1 58 19 15 31
    Bottom $540,000 716 — 2 1 111 19 26 42

    Charts: Boston condos and townhomes

    Altos Research commentary — Median List Price: “The market has been on a downward trend recently and this week, while essentially flat, doesn’t break us out of that cycle.”

    Boston condos and townhomes — Median List Price chart, Altos Research, October 2026
    Boston condos and townhomes — Median List Price. Source: Altos Research, October 19, 2026. | Bassick Advisors
    Boston condos and townhomes — List Price by Price Segment chart, Altos Research, October 2026
    Boston condos and townhomes — List Price by Price Segment. Source: Altos Research, October 19, 2026. | Bassick Advisors

    Altos Research commentary — Price Per Square Foot: “The market’s downward trends are shared across both price and value. People are recently placing less value on homes (you can see the recent declines in price per square foot as evidence.) Look for significant changes in the Market Action Index as a precursor to price and value changes, possibly as inflection points for good investment opportunities.”

    Boston condos and townhomes — Price Per Square Foot chart, Altos Research, October 2026
    Boston condos and townhomes — Price Per Square Foot. Source: Altos Research, October 19, 2026. | Bassick Advisors

    Altos Research commentary — Inventory: “Inventory has been climbing lately. Note that rising inventory alone does not signal a weakening market. Look to the Market Action Index and Days on Market trends to gauge whether buyer interest is keeping up with available supply.”

    Boston condos and townhomes — Inventory chart, Altos Research, October 2026
    Boston condos and townhomes — Inventory. Source: Altos Research, October 19, 2026. | Bassick Advisors
    Boston condos and townhomes — Market Action Index chart, Altos Research, October 2026
    Boston condos and townhomes — Market Action Index. Source: Altos Research, October 19, 2026. | Bassick Advisors
    Boston condos and townhomes — Market Action Index by Price Segment chart, Altos Research, October 2026
    Boston condos and townhomes — Market Action Index by Price Segment. Source: Altos Research, October 19, 2026. | Bassick Advisors

    Altos Research commentary — Median Days on Market: “The properties have been on the market for an average of 92 days. Half of the listings have come newly on the market in the past 49 or so days. Watch the 90-day DOM trend for signals of a changing market.”

    Boston condos and townhomes — Median Days on Market chart, Altos Research, October 2026
    Boston condos and townhomes — Median Days on Market. Source: Altos Research, October 19, 2026. | Bassick Advisors

    Altos Research notes, on the days-on-market-by-segment chart: “It is not uncommon for the higher priced homes in an area to take longer to sell than those in the lower quartiles.”

    Boston condos and townhomes — Days on Market by Price Segment chart, Altos Research, October 2026
    Boston condos and townhomes — Days on Market by Price Segment. Source: Altos Research, October 19, 2026. | Bassick Advisors

    Boston single-family homes — thin, slow, and repricing

    Boston proper has very few single-family homes — 117 active listings — and they are moving slowly: a 91-day median on market, 34% already reduced. This is a market where the list price is an opening position, not a verdict. Below is the complete Altos Research profile for this market, exactly as published on October 19, 2026.

    Metric Boston single-family
    Median list price $1,225,000
    Median price of new listings $2,895,000
    Price per square foot $661
    Average days on market 128
    Median days on market 91
    Listings with a price decrease 34%
    Listings with a price increase 0%
    Relisted 9%
    Active inventory 117 (increased)
    Median rent $3,900
    Market Action Index 32 — Slight Seller’s Advantage
    Market Action Index last month 33
    Market reading Slight Seller’s Advantage

    Altos Research, October 19, 2026: “This week the median list price for Boston, MA is $1,225,000 with the market action index hovering around 32. This is less than last month’s market action index of 33. Inventory has increased to 117.”

    Altos Research market narrative:

    The Market Action Index has been trending lower for several weeks while prices have remained relatively stable. If inventory continues to grow relative to demand however, it is likely that we will see downward pressure on pricing.

    Market segments — Boston single-family homes

    Each segment below represents approximately 25% of the market ordered by price, as published in the Altos Research report of October 19, 2026 — median price, square feet, lot size, beds, baths, age, new listings, absorbed listings, and days on market, carried in full.

    Segment Median price Sq. ft. Lot size Beds Bath Age New Absorbed DOM
    Top $7,475,000 4,801 0 – 4,500 sqft 5 5.5 150 0 0 161
    Upper $1,899,000 2,649 0 – 4,500 sqft 4 3.5 136 1 3 98
    Lower $949,900 2,385 0 – 4,500 sqft 4 2.5 126 0 1 56
    Bottom $649,000 1,572 0 – 4,500 sqft 3 1.5 116 0 1 56

    Charts: Boston single-family homes

    Altos Research commentary — Median List Price: “The market is hovering around this plateau. Look for a persistent change in the Market Action Index before we see prices deviate from these levels.”

    Boston single-family homes — Median List Price chart, Altos Research, October 2026
    Boston single-family homes — Median List Price. Source: Altos Research, October 19, 2026. | Bassick Advisors
    Boston single-family homes — List Price by Price Segment chart, Altos Research, October 2026
    Boston single-family homes — List Price by Price Segment. Source: Altos Research, October 19, 2026. | Bassick Advisors

    Altos Research commentary — Price Per Square Foot: “While prices have been basically flat, the price per square foot has been heading downward. While not a sign of broad strength in a market, larger homes are coming more available and buyers can see more home for their money.”

    Boston single-family homes — Price Per Square Foot chart, Altos Research, October 2026
    Boston single-family homes — Price Per Square Foot. Source: Altos Research, October 19, 2026. | Bassick Advisors

    Altos Research commentary — Inventory: “Inventory has been climbing lately. Note that rising inventory alone does not signal a weakening market. Look to the Market Action Index and Days on Market trends to gauge whether buyer interest is keeping up with available supply.”

    Boston single-family homes — Inventory chart, Altos Research, October 2026
    Boston single-family homes — Inventory. Source: Altos Research, October 19, 2026. | Bassick Advisors
    Boston single-family homes — Market Action Index chart, Altos Research, October 2026
    Boston single-family homes — Market Action Index. Source: Altos Research, October 19, 2026. | Bassick Advisors
    Boston single-family homes — Market Action Index by Price Segment chart, Altos Research, October 2026
    Boston single-family homes — Market Action Index by Price Segment. Source: Altos Research, October 19, 2026. | Bassick Advisors

    Altos Research commentary — Median Days on Market: “The properties have been on the market for an average of 128 days. Half of the listings have come newly on the market in the past 91 or so days. Watch the 90-day DOM trend for signals of a changing market.”

    Boston single-family homes — Median Days on Market chart, Altos Research, October 2026
    Boston single-family homes — Median Days on Market. Source: Altos Research, October 19, 2026. | Bassick Advisors

    Altos Research notes, on the days-on-market-by-segment chart: “It is not uncommon for the higher priced homes in an area to take longer to sell than those in the lower quartiles.”

    Boston single-family homes — Days on Market by Price Segment chart, Altos Research, October 2026
    Boston single-family homes — Days on Market by Price Segment. Source: Altos Research, October 19, 2026. | Bassick Advisors

    Boston co-ops — the city’s quiet surprise

    The smallest segment in this report is moving the fastest. With only 7 active listings, a median of 14 days on market, zero price decreases, zero price increases, zero relisted, and an index that jumped from 18 to 31 in a month, Boston co-ops are absorbing nearly as fast as they list. The median price of new listings is $0 — the report records no newly priced listings this week. Small numbers deserve a caveat — seven listings can swing on a single sale — but the direction is unmistakable: demand is exceeding new supply, even though Altos notes prices have not yet stopped falling. Below is the complete Altos Research profile for this market, exactly as published on October 19, 2026.

    Metric Boston co-ops
    Median list price $710,000
    Median price of new listings $0
    Price per square foot $689
    Average days on market 17
    Median days on market 14
    Listings with a price decrease 0%
    Listings with a price increase 0%
    Relisted 0%
    Active inventory 7 (increased)
    Median rent $3,629
    Market Action Index 31 — Slight Seller’s Advantage
    Market Action Index last month 18
    Market reading Slight Seller’s Advantage

    Altos Research, October 19, 2026: “This week the median list price for Boston, MA is $710,000 with the market action index hovering around 31. This is an increase over last month’s market action index of 18. Inventory has increased to 7.”

    Altos Research market narrative:

    Home sales have been exceeding new inventory for several weeks. However prices have not yet stopped falling. Since the market is already in the Seller’s zone, expect prices to level off very soon. Should the sales trend continue expect that prices could climb from there.

    Market segments — Boston co-ops

    Each segment below represents approximately 25% of the market ordered by price, as published in the Altos Research report of October 19, 2026 — median price, square feet, lot size, beds, baths, age, new listings, absorbed listings, and days on market, carried in full.

    Segment Median price Sq. ft. Lot size Beds Bath Age New Absorbed DOM
    Top $2,169,475 1,650 — 1 2 77 0 1 24
    Upper $767,334 1,171 — 1 1.3 80 0 0 21
    Lower $624,500 678 — 1 1 87 0 0 10
    Bottom $397,000 850 — 1 1 58 0 0 7

    Charts: Boston co-ops

    Altos Research commentary — Median List Price: “The market has been on a downward trend recently and this week, while essentially flat, doesn’t break us out of that cycle.”

    Boston co-ops — Median List Price chart, Altos Research, October 2026
    Boston co-ops — Median List Price. Source: Altos Research, October 19, 2026. | Bassick Advisors
    Boston co-ops — List Price by Price Segment chart, Altos Research, October 2026
    Boston co-ops — List Price by Price Segment. Source: Altos Research, October 19, 2026. | Bassick Advisors

    Altos Research commentary — Price Per Square Foot: “Despite recently falling prices, the price per square foot has stayed reasonably flat. This implies that there’s a portion of the market being priced at a premium. You can investigate this condition in the quartile details.”

    Boston co-ops — Price Per Square Foot chart, Altos Research, October 2026
    Boston co-ops — Price Per Square Foot. Source: Altos Research, October 19, 2026. | Bassick Advisors

    Altos Research commentary — Inventory: “Inventory has been climbing lately. Note that rising inventory alone does not signal a weakening market. Look to the Market Action Index and Days on Market trends to gauge whether buyer interest is keeping up with available supply.”

    Boston co-ops — Inventory chart, Altos Research, October 2026
    Boston co-ops — Inventory. Source: Altos Research, October 19, 2026. | Bassick Advisors
    Boston co-ops — Market Action Index chart, Altos Research, October 2026
    Boston co-ops — Market Action Index. Source: Altos Research, October 19, 2026. | Bassick Advisors

    Altos Research commentary — Median Days on Market: “The properties have been on the market for an average of 17 days. Half of the listings have come newly on the market in the past 14 or so days. Watch the 90-day DOM trend for signals of a changing market.”

    Boston co-ops — Median Days on Market chart, Altos Research, October 2026
    Boston co-ops — Median Days on Market. Source: Altos Research, October 19, 2026. | Bassick Advisors

    Altos Research notes, on the days-on-market-by-segment chart: “It is not uncommon for the higher priced homes in an area to take longer to sell than those in the lower quartiles.”

    Boston co-ops — Days on Market by Price Segment chart, Altos Research, October 2026
    Boston co-ops — Days on Market by Price Segment. Source: Altos Research, October 19, 2026. | Bassick Advisors

    Cambridge MA real estate — 02138, October 2026

    Cambridge’s single-family market is defined by scarcity: 16 active listings for one of the most demand-dense zip codes in the country. The median list price of $4,599,500 is being pulled up by an extraordinary top segment (a $13,447,500 median in the top quarter), while new listings are entering at $2,522,500 — the market’s realistic entry point. The index eased from 38 to 36, and 31% of listings have reduced, but sales continue to outstrip supply. Below is the complete Altos Research profile for this market, exactly as published on October 19, 2026.

    Metric Cambridge 02138 single-family
    Median list price $4,599,500
    Median price of new listings $2,522,500
    Price per square foot $1,106
    Average days on market 128
    Median days on market 81
    Listings with a price decrease 31%
    Listings with a price increase 0%
    Relisted 0%
    Active inventory 16 (increased)
    Median rent $7,850
    Market Action Index 36 — Slight Seller’s Advantage
    Market Action Index last month 38
    Market reading Slight Seller’s Advantage

    Altos Research, October 19, 2026: “This week the median list price for Cambridge, MA 02138 is $4,599,500 with the market action index hovering around 36. This is less than last month’s market action index of 38. Inventory has increased to 16.”

    Altos Research market narrative:

    Home sales continue to outstrip supply and the Market Action Index has been moving higher for several weeks. This is a Seller’s market so watch for upward pricing pressure in the near future if the trend continues.

    Market segments — Cambridge (02138) single-family homes

    Each segment below represents approximately 25% of the market ordered by price, as published in the Altos Research report of October 19, 2026 — median price, square feet, lot size, beds, baths, age, new listings, absorbed listings, and days on market, carried in full.

    Segment Median price Sq. ft. Lot size Beds Bath Age New Absorbed DOM
    Top $13,447,500 7,815 0.25 – 0.5 acre 7 7.5 139 0 1 255
    Upper $4,875,000 5,371 8,000 – 10,000 sqft 6 4 140 0 0 182
    Lower $3,125,000 3,281 0 – 4,500 sqft 4 4.3 105 0 1 42
    Bottom $2,522,500 2,541 4,500 – 6,500 sqft 3 4 73 2 0 3

    Charts: Cambridge (02138) single-family homes

    Altos Research commentary — Median List Price: “We continue to see prices in this zip code bounce around this plateau. Look for a persistent down-shift in the Market Action Index before we see prices deviate from these levels.”

    Cambridge (02138) single-family homes — Median List Price chart, Altos Research, October 2026
    Cambridge (02138) single-family homes — Median List Price. Source: Altos Research, October 19, 2026. | Bassick Advisors
    Cambridge (02138) single-family homes — List Price by Price Segment chart, Altos Research, October 2026
    Cambridge (02138) single-family homes — List Price by Price Segment. Source: Altos Research, October 19, 2026. | Bassick Advisors

    Altos Research commentary — Price Per Square Foot: “The market plateau is seen across the price and value. The price per square foot and median list price have both been reasonably stagnant. Watch the Market Action Index for persistent changes as a leading indicator before the market moves from these levels.”

    Cambridge (02138) single-family homes — Price Per Square Foot chart, Altos Research, October 2026
    Cambridge (02138) single-family homes — Price Per Square Foot. Source: Altos Research, October 19, 2026. | Bassick Advisors

    Altos Research commentary — Inventory: “Inventory has been climbing lately. Note that rising inventory alone does not signal a weakening market. Look to the Market Action Index and Days on Market trends to gauge whether buyer interest is keeping up with available supply.”

    Cambridge (02138) single-family homes — Inventory chart, Altos Research, October 2026
    Cambridge (02138) single-family homes — Inventory. Source: Altos Research, October 19, 2026. | Bassick Advisors
    Cambridge (02138) single-family homes — Market Action Index chart, Altos Research, October 2026
    Cambridge (02138) single-family homes — Market Action Index. Source: Altos Research, October 19, 2026. | Bassick Advisors
    Cambridge (02138) single-family homes — Market Action Index by Price Segment chart, Altos Research, October 2026
    Cambridge (02138) single-family homes — Market Action Index by Price Segment. Source: Altos Research, October 19, 2026. | Bassick Advisors

    Altos Research commentary — Median Days on Market: “The properties have been on the market for an average of 128 days. Half of the listings have come newly on the market in the past 80 or so days. Watch the 90-day DOM trend for signals of a changing market.”

    Cambridge (02138) single-family homes — Median Days on Market chart, Altos Research, October 2026
    Cambridge (02138) single-family homes — Median Days on Market. Source: Altos Research, October 19, 2026. | Bassick Advisors
    Cambridge (02138) single-family homes — Days on Market by Price Segment chart, Altos Research, October 2026
    Cambridge (02138) single-family homes — Days on Market by Price Segment. Source: Altos Research, October 19, 2026. | Bassick Advisors

    Wellesley Hills real estate — 02481, October 2026

    Wellesley Hills posts the highest Market Action Index in this report: 40, up from 39, with inventory down to 26 listings and median prices at all-time highs. Altos’s own narrative, carried in full below, adds the caution the headline number hides: conditions have been consistently cooling for several weeks, and prices have not yet begun to drop only because the market is still in the seller’s zone. Two more cautions sit in the profile: 35% of listings have already reduced, and 23% are relisted — evidence that even here, overpricing gets corrected. The median price of new listings is $0 — the report records no newly priced listings this week. The segments tell the story: the top quarter moves in 28 days; the bottom quarter is sitting at 185. Below is the complete Altos Research profile for this market, exactly as published on October 19, 2026.

    Metric Wellesley Hills 02481 single-family
    Median list price $2,922,500
    Median price of new listings $0
    Price per square foot $641
    Average days on market 103
    Median days on market 102
    Listings with a price decrease 35%
    Listings with a price increase 0%
    Relisted 23%
    Active inventory 26 (decreased)
    Median rent $1,500
    Market Action Index 40 — Slight Seller’s Advantage
    Market Action Index last month 39
    Market reading Slight Seller’s Advantage

    Altos Research, October 19, 2026: “This week the median list price for Wellesley Hills, MA 02481 is $2,922,500 with the market action index hovering around 40. This is an increase over last month’s market action index of 39. Inventory has decreased to 26.”

    Altos Research market narrative:

    Market conditions have been consistently cooling in the past several weeks. Because we’re still in the Seller’s zone, prices have not yet begun to drop. It may take a few more weeks of slack demand for prices to reflect and begin to fall. Expect prices to fall if the index persistently falls to the Buyer’s zone.

    Market segments — Wellesley Hills (02481) single-family homes

    Each segment below represents approximately 25% of the market ordered by price, as published in the Altos Research report of October 19, 2026 — median price, square feet, lot size, beds, baths, age, new listings, absorbed listings, and days on market, carried in full.

    Segment Median price Sq. ft. Lot size Beds Bath Age New Absorbed DOM
    Top $4,395,000 5,989 0.5 – 1 acre 5 5 89 0 1 28
    Upper $3,145,000 5,422 0.25 – 0.5 acre 5 4.5 6 0 1 63
    Lower $2,545,000 4,086 0.25 – 0.5 acre 5 3.5 76 0 0 126
    Bottom $1,522,000 2,275 0.5 – 1 acre 3 2.5 97 0 1 185

    Charts: Wellesley Hills (02481) single-family homes

    Altos Research commentary — Median List Price: “While this week the median price in this zip code didn’t fluctuate much, we continue to sit at all time high prices. Watch for persistent downward shift in the Market Action Index into the Buyer’s zone as a leading indicator of the price strength subsiding.”

    Wellesley Hills (02481) single-family homes — Median List Price chart, Altos Research, October 2026
    Wellesley Hills (02481) single-family homes — Median List Price. Source: Altos Research, October 19, 2026. | Bassick Advisors
    Wellesley Hills (02481) single-family homes — List Price by Price Segment chart, Altos Research, October 2026
    Wellesley Hills (02481) single-family homes — List Price by Price Segment. Source: Altos Research, October 19, 2026. | Bassick Advisors

    Altos Research commentary — Price Per Square Foot: “In a market where prices are rising fairly consistently, price per square foot is essentially flat. This often implies that new homes coming on the market are pricier, and also larger than older homes. As a result the value one can buy stays the same.”

    Wellesley Hills (02481) single-family homes — Price Per Square Foot chart, Altos Research, October 2026
    Wellesley Hills (02481) single-family homes — Price Per Square Foot. Source: Altos Research, October 19, 2026. | Bassick Advisors

    Altos Research commentary — Inventory: “Inventory has been falling in recent weeks. Note that declining inventory alone does not signal a strengthening market. Look to the Market Action Index and Days on Market trends to gauge whether buyer interest is changing with the available supply.”

    Wellesley Hills (02481) single-family homes — Inventory chart, Altos Research, October 2026
    Wellesley Hills (02481) single-family homes — Inventory. Source: Altos Research, October 19, 2026. | Bassick Advisors
    Wellesley Hills (02481) single-family homes — Market Action Index chart, Altos Research, October 2026
    Wellesley Hills (02481) single-family homes — Market Action Index. Source: Altos Research, October 19, 2026. | Bassick Advisors
    Wellesley Hills (02481) single-family homes — Market Action Index by Price Segment chart, Altos Research, October 2026
    Wellesley Hills (02481) single-family homes — Market Action Index by Price Segment. Source: Altos Research, October 19, 2026. | Bassick Advisors

    Altos Research commentary — Median Days on Market: “The properties have been on the market for an average of 103 days. Half of the listings have come newly on the market in the past 102 or so days. Watch the 90-day DOM trend for signals of a changing market.”

    Wellesley Hills (02481) single-family homes — Median Days on Market chart, Altos Research, October 2026
    Wellesley Hills (02481) single-family homes — Median Days on Market. Source: Altos Research, October 19, 2026. | Bassick Advisors

    Altos Research notes, on the days-on-market-by-segment chart: “It is not uncommon for the higher priced homes in an area to take longer to sell than those in the lower quartiles.”

    Wellesley Hills (02481) single-family homes — Days on Market by Price Segment chart, Altos Research, October 2026
    Wellesley Hills (02481) single-family homes — Days on Market by Price Segment. Source: Altos Research, October 19, 2026. | Bassick Advisors

    Weston MA real estate — 02493, October 2026

    Weston is the steadiest luxury market in this report: median list price $4,388,000 at all-time highs, the index rising from 33 to 34, and inventory falling to 33. Altos describes a market that “continues to get hotter,” with more sales demand and fewer homes listed. Even so, 24% of listings have reduced — the lowest share in this report, but not zero. At a $596 price per square foot, Weston also offers the most house per dollar of any market covered here. Below is the complete Altos Research profile for this market, exactly as published on October 19, 2026.

    Metric Weston 02493 single-family Median list price $4,388,000 Median price of new listings $2,547,000 Price per square foot $596 Average days on market 140 Median days on market 91 Listings with a price decrease 24% Listings with a price increase 0% Relisted 9% Active inventory 33 (decreased) Median rent $5,500 Market Action Index 34 — Slight Seller’s Advantage Market Action Index last month 33 Market reading Slight Seller’s Advantage

    Altos Research, October 19, 2026: “This week the median list price for Weston, MA 02493 is $4,388,000 with the market action index hovering around 34. This is an increase over last month’s market action index of 33. Inventory has decreased to 33.”

    Altos Research market narrative:

    The market continues to get hotter. More sales demand and fewer homes listed have contributed to a relatively long run of increasing prices. Current supply and demand levels show no sign of prices changing from their current trend.

    Market segments — Weston (02493) single-family homes

    Each segment below represents approximately 25% of the market ordered by price, as published in the Altos Research report of October 19, 2026 — median price, square feet, lot size, beds, baths, age, new listings, absorbed listings, and days on market, carried in full.

    Segment Median price Sq. ft. Lot size Beds Bath Age New Absorbed DOM
    Top $7,550,000 9,500 1 – 2.5 acres 6 7.5 14 0 0 161
    Upper $5,195,000 8,852 1 – 2.5 acres 5 6.3 24 0 2 77
    Lower $3,495,000 6,281 1 – 2.5 acres 4 5 54 1 2 84
    Bottom $2,372,500 4,564 1 – 2.5 acres 4 3 57 1 2 49
    Colonial-style suburban home in Wellesley MA — Boston suburbs real estate market October 2026
    The suburbs are tightening where the city is loosening: Wellesley Hills inventory is down to 26 listings and Weston is at all-time-high prices. | Bassick Advisors

    Charts: Weston (02493) single-family homes

    Altos Research commentary — Median List Price: “While this week the median price in this zip code didn’t fluctuate much, we continue to sit at all time high prices. Watch for persistent downward shift in the Market Action Index into the Buyer’s zone as a leading indicator of the price strength subsiding.”

    Weston (02493) single-family homes — Median List Price chart, Altos Research, October 2026
    Weston (02493) single-family homes — Median List Price. Source: Altos Research, October 19, 2026. | Bassick Advisors
    Weston (02493) single-family homes — List Price by Price Segment chart, Altos Research, October 2026
    Weston (02493) single-family homes — List Price by Price Segment. Source: Altos Research, October 19, 2026. | Bassick Advisors

    Altos Research commentary — Price Per Square Foot: “In a market where prices are rising fairly consistently, price per square foot is essentially flat. This often implies that new homes coming on the market are pricier, and also larger than older homes. As a result the value one can buy stays the same.”

    Weston (02493) single-family homes — Price Per Square Foot chart, Altos Research, October 2026
    Weston (02493) single-family homes — Price Per Square Foot. Source: Altos Research, October 19, 2026. | Bassick Advisors

    Altos Research commentary — Inventory: “Inventory has been falling in recent weeks. Note that declining inventory alone does not signal a strengthening market. Look to the Market Action Index and Days on Market trends to gauge whether buyer interest is changing with the available supply.”

    Weston (02493) single-family homes — Market Action Index chart, Altos Research, October 2026
    Weston (02493) single-family homes — Market Action Index. Source: Altos Research, October 19, 2026. | Bassick Advisors
    Weston (02493) single-family homes — Market Action Index by Price Segment chart, Altos Research, October 2026
    Weston (02493) single-family homes — Market Action Index by Price Segment. Source: Altos Research, October 19, 2026. | Bassick Advisors

    Altos Research commentary — Median Days on Market: “The properties have been on the market for an average of 140 days. Half of the listings have come newly on the market in the past 91 or so days. Watch the 90-day DOM trend for signals of a changing market.”

    Weston (02493) single-family homes — Median Days on Market chart, Altos Research, October 2026
    Weston (02493) single-family homes — Median Days on Market. Source: Altos Research, October 19, 2026. | Bassick Advisors

    Altos Research notes, on the days-on-market-by-segment chart: “It is not uncommon for the higher priced homes in an area to take longer to sell than those in the lower quartiles.”

    Weston (02493) single-family homes — Days on Market by Price Segment chart, Altos Research, October 2026
    Weston (02493) single-family homes — Days on Market by Price Segment. Source: Altos Research, October 19, 2026. | Bassick Advisors

    Boston vs. the suburbs — the comparison that matters

    Market Median list Market Action Index Inventory Median DOM Reduced
    Boston condos/townhomes $899,000 33 ↓ 1,191 ↑ 49 29%
    Boston single-family $1,225,000 32 ↓ 117 91 34%
    Boston co-ops $710,000 31 ↑ 7 14 0%
    Cambridge 02138 $4,599,500 36 ↓ 16 ↑ 81 31%
    Wellesley Hills 02481 $2,922,500 40 ↑ 26 ↓ 102 35%
    Weston 02493 $4,388,000 34 ↑ 33 ↓ 91 24%

    The divide is directional. Inside Boston, inventory is building and the index is drifting down. In Wellesley Hills and Weston, inventory is shrinking and the index is rising. Pricing a suburban home off city data — or a city condo off suburban steadiness — is the most common and most expensive mistake in this market. Each of these markets has to be priced on its own live evidence.

    What these numbers mean for your property

    For buyers

    This is the most negotiating room Greater Boston buyers have had in years, and it is visible in live data: 1,191 active Boston condo listings, a 49-day median on market, and roughly three in ten sellers already reduced — in every market in this report. Your edge is selectivity, not leverage: the lower half of the Boston condo market still moves in 31 to 42 days, and Wellesley’s top quarter in 28. Aim your negotiating strength at listings sitting past their market’s median days, and bring comparable evidence, not hope.

    For sellers

    The forward-looking data removes the guesswork — you can see your competition, all of it, today. Between 24% and 35% of the sellers competing with you have already cut their price, and every week at an aspirational number moves you closer to joining them from a weaker position. My fiduciary duty is to tell you plainly: in a market with this much visible choice, the asking price is the marketing. A small, early, evidence-based price beats a large, late, forced one — every time, in every zip code in this report.

    For trustees, executors and family fiduciaries

    For estate-held property, active-listing data is the right basis for a defensible decision: it documents what a buyer can choose from today, in this market, at these prices — not what a hotter season produced months ago. Three fiduciary notes from this week’s data. First, markets are diverging — a Wellesley Hills estate and a Boston condo are on different trajectories and must be valued on their own evidence. Second, time is a cost: medians of 81 to 102 days on market in the suburbs mean an overpriced estate listing can consume a full selling season. Third, documentation matters: a current broker price opinion grounded in live listings like these is the record a fiduciary wants in the file. If the trust’s plan involves selling, positioning accurately now is worth more than a reduction later.

    Frequently asked questions

    What is the median home price in Boston right now?

    As of October 19, 2026, the median list price for Boston condos and townhomes is $899,000; for Boston single-family homes it is $1,225,000; for co-ops, $710,000. These are asking prices on currently active listings (Altos Research), not closed-sale prices.

    How many homes are for sale in Boston right now?

    There are 1,191 condos and townhomes, 117 single-family homes, and 7 co-ops actively listed in Boston proper as of October 19, 2026 — and inventory has been increasing.

    Is it a good time to sell a house in Boston?

    It is a selective seller’s market. The Market Action Index of 33 still favors sellers, but 29% of condo listings have already reduced their price. Sellers who price to current active-market evidence are selling; sellers pricing to last spring’s closings are reducing.

    How long do homes take to sell in Boston in October 2026?

    The median days on market for active Boston listings is 49 days for condos and townhomes, 91 for single-family homes, and just 14 for co-ops. In the suburbs: 81 days in Cambridge, 102 in Wellesley Hills, and 91 in Weston.

    Why does this report use active listings instead of closed sales?

    Closed sales describe the market as it was when those contracts were signed — weeks or months ago. Active listings show the market as it is today: current asking prices, current inventory, current price reductions. For pricing, timing, and fiduciary decisions, the forward-looking read is the more useful one. This report uses Altos Research weekly list-side data.

    What is the Market Action Index?

    The Market Action Index (Altos Research) compares the rate of sales to available inventory on a 0–100 scale. Readings above 30 indicate a seller’s market; below 30, a buyer’s market. Boston condos read 33 this week, Wellesley Hills 40, Weston 34, and Cambridge 36 — all slight seller’s markets, moving in different directions.

    Are Wellesley and Weston still seller’s markets?

    By the Altos gauge, yes. Wellesley Hills has the highest Market Action Index in this report (40, up from 39), with inventory down to 26 and median prices at all-time highs; Weston reads 34 (up from 33), also at all-time-high median prices of $4,388,000, with inventory down to 33. Altos adds a caution for Wellesley Hills that the index alone does not show: its narrative states that conditions there have been consistently cooling for several weeks, that prices have not yet begun to drop because the market is still in the seller’s zone, and that prices should be expected to fall if the index persistently falls to the buyer’s zone. Both markets still show elevated price-reduction shares (35% in Wellesley Hills and 24% in Weston), so the advantage belongs to realistically priced listings only.

    Sources and methodology

    • Data: Altos Research weekly market reports, report date October 19, 2026 — Boston, MA (Condos/Townhomes; Single-Family Homes; Co-Ops), Cambridge, MA 02138 (Single-Family), Wellesley Hills, MA 02481 (Single-Family), Weston, MA 02493 (Single-Family). Every figure, narrative, chart commentary and market-segment table in those reports is reproduced in this post in full. Metrics: median list price, median price of new listings, price per square foot, Market Action Index (current and last month), active inventory, average and median days on market, price-decrease / price-increase / relisted shares, median rent, and complete price-segment detail (median price, square feet, lot size, beds, baths, age, new, absorbed, days on market).
    • Nature of the data: Altos is weekly, list-side (active listing) data. Figures describe properties currently on the market and are forward-looking; they are not closed-sale statistics and should not be read as MLS/LINK data. The price-per-square-foot statistic is the market-wide figure for all active listings in each market, as published by Altos Research.
    • Boston coverage definition (standing): Back Bay, Bay Village, Beacon Hill, Chinatown, Charlestown/Navy Yard, Fenway, Financial District, Leather District, Midtown, North End, Seaport, South Boston, South End, West End, & Waterfront. Footnotes: (A) Bay Village has been grouped into the South End total by LINKboston.com; (B) Mid/Down = Midtown, Chinatown, Financial, Theatre & Leather Districts.
    • Small-sample note: Boston co-ops (7 listings) and Cambridge single-family (16 listings) are small populations; single listings can move their medians. Figures are reported as published by Altos Research. Where a report’s narrative and its own index reading point in different directions (Cambridge 02138), both are carried as published.

    Disclaimer: Data is taken from sources deemed reliable but is subject to errors and omissions. ©2020 All rights reserved

    Real Estate Decisions That Protect The Estate.

    Thinking about what your Boston-area property is worth in this market? Contact Catherine Bassick for a confidential, data-driven valuation — one conversation, no obligation.

    Browse properties

    Each link opens a live search of current listings in that area. Boston condos: Back Bay | Beacon Hill | South End | South Boston | Seaport | Charlestown | Mid/Downtown | North End | Waterfront — Suburbs: Wellesley | Weston | Newton | Needham | Natick

  • San Francisco Market Update — Week of October 5, 2026

    Published by

    Catherine Bassick

    on

    San Francisco Market Update — Week of October 5, 2026

    What changed this week: San Francisco’s market is running on two tracks — luxury demand just hit a record while August closings show sellers still commanding well over asking across the city. Here’s what the numbers say and what they mean for your property.

    San Francisco keeps writing headlines. A 1925 Tudor Revival in St. Francis Wood just closed $2,115,000 over asking — 47% above list — after 13 days on market. Nineteen single-family homes priced at $3 million or more went into contract in a single week, the highest number local brokers say they have ever seen. And a 25-year Sotheby’s veteran just called this the hottest San Francisco market of her career.

    Underneath the headlines, the August closing data tells a steadier story: sellers firmly in charge of single-family homes, condos sitting near balance, and a co-op market too small to read much into. Here is the full picture.

    Single-family homes: sellers still command 123% of list

    August closings for San Francisco single-family homes show a market that still belongs to sellers — even as the median sold price cooled from July’s pace.

    Single-family indicatorAugust 2026Change vs. July
    Median sold price$1,700,000-6.7%
    Sold-to-list price ratio123.3%+1.1 pts
    Months of inventory1.29-16.2%
    Median days to pending28-3.4%
    New listings187-14.2%
    New pending sales177+16.4%
    Median active list price$1,585,000+6.0%

    The California Association of Realtors’ county-level read adds context: the detached-home median was $1,875,000 in August — down 8.5% from July but up 25% from a year ago — on just 1.3 months of unsold inventory and a median 34 days on market.

    The takeaway: fewer new listings met more pending sales, and buyers paid an average of 23% over asking to win. That is not a cooling market; it is a competitive one with a thinner bench of inventory.

    Condos: balanced and steady

    San Francisco condos, townhouses, and apartments sit close to balance — the segment where buyers have the most breathing room in the city right now.

    Condo indicatorAugust 2026Change vs. July
    Median sold price$1,160,500-3.3%
    Sold-to-list price ratio106.0%+0.5 pts
    Months of inventory2.38-6.3%
    Median days to pending45+10.0%
    New listings230+5.5%

    At 106% of list, well-priced condos still draw competition — but 45 median days to pending and 2.38 months of inventory mean buyers can actually deliberate. New listings rose 5.5% while the median estimated value held 10.6% above last year at $1,146,420.

    Co-ops: a tiny market, read with caution

    Just three co-op sales closed in August (median $1,240,000, 101% of list, 95 median days). With numbers that small, month-to-month swings say more about which units traded than about the market itself. Noted here for completeness — not for conclusions.

    The luxury tier is on fire

    The most striking signal this week came from the top of the market. A broker’s weekly sales-meeting recap reports 19 San Francisco single-family homes priced at $3 million or more went into contract — “the highest number we’ve seen” — with 100% of the single-family homes that went pending last week doing so within 30 days. Inventory sits roughly 27% ahead of last year, and 160 units were absorbed in a single week. (Source: LinkedIn — San Francisco Real Estate Update: Luxury Demand Hits Record)

    The New York Post (October 2, 2026) adds the why: Sotheby’s veteran Annie Williams calls this the hottest San Francisco market in her 25 years, driven by new AI wealth trading wine cellars for saunas and chasing warm woods and calm, light-filled rooms over smart-home tech.

    Overbid of the week: St. Francis Wood

    135 San Benito Way, San Francisco: asking price $4,495,000, sold price $6,610,000, $2,115,000 over asking
    135 San Benito Way, St. Francis Wood — listed at $4,495,000, closed at $6,610,000: $2,115,000 (47%) over asking in 13 days. (Photo: Google Street View, Mar 2025; graphic: Bassick Advisors)

    This 1925 Tudor Revival in St. Francis Wood listed at $4,495,000 and closed at $6,610,000 after just 13 days on market — $2,115,000 over asking, 47% above list. (Source: The Front Steps, October 2, 2026)

    Pricing strategy is everything in this market. The headline number is never the whole story — the details are where value is won or lost.

    What These Numbers Mean for Your Property

    For buyers

    In single-family, assume competition: 123% of list was the August average, and well-priced homes are pending in under a month. Come pre-approved, keep contingencies tight, and let your agent read the pricing strategy — the list price is often the starting bid, not the price. In condos, you have more leverage: use the 45-day median pace to negotiate thoughtfully rather than rushing.

    For sellers

    This is a pricing-strategy market, not a test-the-ceiling market. The St. Francis Wood result came from pricing that invited competition — 13 days, 47% over. Overprice and you sit; price to the market’s logic and the market bids it up. With inventory 27% ahead of last year at the top end, presentation and positioning separate the record-setters from the stale listings.

    For trustees, executors, and family fiduciaries

    Estate timelines rarely align with market momentum, which is exactly why the data matters: a documented 123% sold-to-list ratio and record luxury absorption support defensible valuations for trust and probate properties — and protect fiduciaries who price to the evidence rather than to sentiment. If you are administering an estate with San Francisco real property, get a current, data-backed valuation before you decide between listing, holding, or distributing.

    Frequently asked questions

    Is San Francisco a buyer’s or seller’s market right now?

    For single-family homes, firmly a seller’s market: 1.29 months of inventory and 123% average sold-to-list. Condos are near balance at 2.38 months of inventory — the most buyer-friendly segment in the city.

    Are San Francisco home prices still rising?

    Year over year, yes: the detached-home median is up 25% from August 2025 ($1,875,000), and RPR’s estimated values are up 14.6% for single-family and 10.6% for condos. Month to month, August medians cooled from July — normal late-summer seasonality, not a turn.

    What is driving the luxury surge?

    New AI wealth, per the New York Post‘s October 2 reporting: 19 homes at $3M+ went into contract in one week, a record, with every pending single-family home going under contract within 30 days.

    How fast are well-priced homes selling?

    Single-family: a median 28 days to pending. The standouts move far faster — the St. Francis Wood Tudor closed in 13 days at 47% over asking.

    Should I wait for more inventory?

    Single-family inventory is thin and falling (-16% month over month). Waiting for meaningful relief has not paid this year; waiting with a clear pricing strategy has.

    Sources and methodology

    • Realtors Property Resource (RPR) Market Activity and Market Trends reports for San Francisco, California — single-family, condo/townhouse, and co-op — data month August 2026, pulled October 1, 2026. RPR notes some brokerages may not include MLS content; figures reflect available listing and public-records data.
    • California Association of Realtors, San Francisco County Market Update — Trends at a Glance, August 2026 (car.org/marketdata).
    • The Front Steps, “Overbid” — October 2, 2026 (thefrontsteps.com).
    • LinkedIn — “San Francisco Real Estate Update: Luxury Demand Hits Record” (link).
    • New York Post, “AI execs flock to San Francisco for low-tech homes” — October 2, 2026 (nypost.com).

    Disclaimer: Data is taken from sources deemed reliable but is subject to errors and omissions. ©2020 All rights reserved

    Contact Catherine Bassick for a confidential valuation of your San Francisco property — one conversation, grounded in this week’s data, about what your home is worth and how to time your move.

    Browse properties: San Francisco listings

  • Boston Suburbs Market Update — October 2026

    Published by

    Catherine Bassick

    on

    What changed this week: Wellesley and Dover posted median-price gains while Newton, Needham, Natick and Weston cooled, and homes took longer to sell in five of the six tracked suburbs.

    Boston Suburbs: Wellesley and Dover Rise, the Rest Cool

    Colonial-style suburban Boston home with red front door and three-car garage at sunset
    A colonial-style home in Boston’s western suburbs at sunset. Wellesley’s median reached $2.4 million this year, up 8.7%.

    Six Boston suburbs, three different stories. Wellesley and Dover are rising, Newton, Weston, Needham and Natick are flat to lower, and Natick and Wellesley remain the tightest markets. Sales are down in five of the six towns (1,122 combined closings versus 1,169, down 4.0%), and homes are taking longer to sell in five of the six.

    Town (YTD through Oct. 2)SalesChange vs. 2025Median priceChange vs. 2025Avg. days on marketMonths of supply
    Weston82−4.7%$2,570,000−2.6%663.6
    Wellesley195−8.9%$2,400,000+8.7%342.2
    Dover50+8.7%$2,050,000+9.9%605.5
    Newton372−6.1%$1,875,000−4.4%363.1
    Needham201−1.0%$1,775,000−2.5%362.7
    Natick222−0.9%$1,083,000−1.5%342.0
    Bar chart of 2026 median sale price and year-over-year change for six Boston suburbs
    Median sale price and change from 2025, year to date through October 2. Wellesley and Dover rose; the other four cooled. Source: MLS.
    Bar chart of months of supply for six Boston suburbs, from Natick at 2.0 months to Dover at 5.5 months
    Months of supply: Natick (2.0) and Wellesley (2.2) are the tightest; Dover (5.5) sits just under the balanced line. Source: MLS.

    A common rule of thumb is that under 5 to 6 months of supply favors sellers, about 6 months is balanced, and 7 or more favors buyers. By that yardstick, all six towns lean toward sellers — but Dover, at 5.5 months, is closest to balanced.

    Bar chart of average days on market for six Boston suburbs, Weston longest at 66 days
    Average days on market, year to date — up from 2025 in five of the six towns. Weston takes the longest at 66 days. Source: MLS.
    Bar chart of median price change since 2020 for six Boston suburbs, Weston up 60.6% and Newton up 43.1%
    Median price change since 2020: every one of the six towns is up 43% or more. Source: MLS.

    Town by town

    Wellesley is the strongest performer. The median is $2.4 million, up 47.0% from $1,633,000 in 2020. Sales at $3 million and above rose from 46 to 64, and at $4 million and above from 19 to 31 — the move up is being driven by the top end. Search homes in Wellesley

    Weston shows how averages can mislead: the average price jumped 13.0% to $3,347,000, yet the median slipped 2.6% to $2,570,000, as a few $4 million-plus sales pulled the average up. Search homes in Weston

    Dover is up 9.9% in median price to $2,050,000 on a small sample of 50 sales — and at 5.5 months of supply it offers buyers the most negotiating room of the six.

    Newton and Needham are steady rather than strong. Newton’s median is down 4.4% to $1,875,000 though price per square foot is up 1.3%; Needham’s median is down 2.5% to $1,775,000 with price per square foot up 1.4% — a shift in what is selling rather than a drop in value. Search homes in Newton | Search homes in Needham

    Natick is the value-priced, high-demand pocket: median essentially flat at $1,083,000, the least supply of the six at 2.0 months, and 3 sales at $3 million or more this year against none at this point in 2025. Search homes in Natick

    What These Numbers Mean for Your Property

    For buyers

    Five of the six towns are taking longer to sell than last year, and Dover sits near balanced territory at 5.5 months of supply — suburban buyers have more breathing room than in the city. Natick remains the tightest suburban market at 2.0 months; well-priced homes there, and in Wellesley at 34 days on market, still move quickly. Listings are up 19% in Needham and 12% in Natick versus last year, giving buyers more choice than in 2025.

    For sellers

    Price to the market you’re in, not last year’s: medians slipped 1.5% to 4.4% in Weston, Newton, Needham and Natick. In Wellesley and Dover, rising medians reward accurate pricing — overpricing risks extended days on market, as Weston’s 66-day average shows. In the suburbs, where medians are flat to down, the sale often turns on condition and positioning — plan around closed comparables rather than last year’s headline number.

    For trustees, executors and family fiduciaries

    Use medians, price per square foot and same-town closings when documenting value. In Weston, the average rose 13.0% while the median fell 2.6%, so an average can overstate what a typical property is worth. Small samples (Dover had 50 sales, Weston 82) can swing sharply from a few transactions, so treat their year-over-year percentages with caution. Timing a suburban disposition depends on the town — supply is tightest in Natick and Wellesley and loosest in Dover and Weston.

    Frequently Asked Questions

    Which Boston suburb had the highest median home price?

    Weston, at $2,570,000 — though its median slipped 2.6% while its average jumped 13.0% on a few $4 million-plus sales. Wellesley ($2,400,000, up 8.7%) is the strongest performer on momentum.

    Is it a buyer’s or seller’s market in Boston’s suburbs right now?

    Still a seller’s market by the supply yardstick: all six tracked suburbs carry under 5.5 months of inventory — below the roughly 6 months considered balanced. But buyers have more breathing room than last year: homes are taking longer to sell in five of the six towns, and Boston active listings were up 16.1% year over year in September (Douglas Elliman research).

    Sources and Methodology

    Suburban figures are MLS year-to-date through October 2, 2026 for Wellesley, Weston, Newton, Needham, Natick and Dover. Percentage changes are calculated from the reported figures. Inventory and price-cut figures from Douglas Elliman research. Disclaimer: Data is taken from sources deemed reliable but is subject to errors and omissions. ©2020 All rights reserved

    Contact Catherine Bassick for a complimentary valuation of your home — Where Every Detail Matters.

    Browse properties

    Each link opens a live search of current listings in that area. Boston condos: Back Bay | Beacon Hill | South End | South Boston | Seaport | Charlestown | Mid/Downtown | North End | Waterfront.

  • Boston Condo Market Update — October 2026

    Published by

    Catherine Bassick

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    Boston Condo Market Update — October 2026

    What changed this week: Boston condo prices set records — the median reached $1,065,000, up 11.4%.

    Boston condo dollar volume is up 11.9% on nearly flat sales. The market is trading up rather than trading more: 1,867 closings produced about $306 million more in sales than a year ago, and the median price of $1,065,000 is the highest in the 2019–2026 records.

    National data echoes the local picture: Douglas Elliman research shows Boston active listings up 16.1% year over year — more than triple the national gain — while only 16.6% of listings took price cuts, below the national share. More choice is arriving, but sellers are largely holding their prices.

    Boston Condo Market: Trading Up, Not Trading More

    Through October 2, 1,867 Boston condos have closed — just 0.6% more than the 1,855 at this point last year. The average price is $1,546,167 and the median is $1,065,000, up 11.2% and 11.4% from 2025. Both are the highest of any year in the 2019–2026 reports, and the median remains above $1 million.

    In the week since the last update, 42 more closings were added to the year-to-date count, bringing in about $78.8 million in additional sales.

    Bar charts comparing Boston condo median price, average price and closed sales in 2021, 2025 and 2026 year to date
    Median price, average price and closed sales: 2021 vs. 2025 vs. 2026 year to date. Sales remain about 36% below the 2021 pace while prices set records. Source: MLS.

    The longer view puts the year in context. Sales are about 36% below the 2021 pace of 2,901, yet the median is up 25.3% from $850,000 and the average is up 27.7% from $1,211,079. Dollar volume is 17.8% below 2021 — the market has shifted to higher price points rather than more transactions. Longer-term appreciation remains measured: 5-year appreciation (2021–2026) is 5.5% on average and 5.1% at the median; 10-year appreciation (2016–2026) is 3.4% on average and 3.3% at the median.

    Where the Money Is Going: Boston Condo Neighborhoods

    Activity is moving toward the downtown core and away from the outer neighborhoods. Mid/Downtown closings are up 43%, the Waterfront 24%, Beacon Hill 22% and the Seaport 19%. The South End is down 14%, South Boston 10% and the North End 31%.

    Bar chart of 2026 Boston condo dollar volume by neighborhood, led by Back Bay at $694.2 million
    Dollar volume by neighborhood, 2026 year to date. Back Bay leads at $694.2 million, about 24% of all Boston condo volume. Source: MLS.
    Bar chart of year-over-year change in Boston condo closed sales by neighborhood, Mid/Downtown up 43.3% and West End down 44.9%
    Change in closed sales by neighborhood, 2026 vs. 2025. The downtown core is gaining while outer neighborhoods cool. Source: MLS.

    Back Bay remains the dollar leader at $694.2 million. Mid/Downtown dollar volume rose 45% to $384.4 million, consistent with the wave of new-tower closings at Winthrop Center. The Waterfront (+42%) and Beacon Hill (+39%) also posted strong dollar gains. The South End shows how a quieter market can still grow in dollars: closings fell 14%, yet dollar volume rose 3.9% because the average sale climbed from about $1.20 million to $1.44 million.

    (A) Bay Village has been grouped into the South End total by LINKboston.com. (B) Mid/Down = Midtown, Chinatown, Financial, Theatre & Leather Districts.

    The Price Tiers Tell the Same Story

    Sales at $1 million and above are 53.6% of all closings — the highest share in these reports, up from 47.2% last year. Closings at $1 million or more rose from 876 to 1,001, and $3 million to $9.99 million sales jumped from 118 to 170. Meanwhile, closings under $1 million fell from 979 to 866, and sub-$500,000 sales dropped by nearly a third, from 155 to 107.

    Bar chart comparing 2025 and 2026 Boston condo closed sales by price tier, showing growth above $1 million and declines below
    Closed sales by price tier, 2025 vs. 2026 year to date. The entry level is thinning while the upper tiers widen. Source: MLS.

    Search Boston condos by neighborhood

    Each link opens a live search of current listings in that neighborhood.

    Back Bay | Beacon Hill | South End | South Boston | Seaport | Charlestown | Mid/Downtown | North End | Waterfront

    Luxury and New Development

    Glass residential tower rising above a historic stone building in downtown Boston
    High-end Boston condo sales are rebuilding: 101 closings this year are at $2,000 per square foot or more, up from 76 in 2025.

    Across all Boston condos, closings at $1,000 per square foot or higher rose from 959 to 1,107 — 59% of all closings, up from 52%. In the selected full-service buildings tracked in the report, 203 of 242 resales (84%) closed at $1,000 per square foot or more, 175 (72%) at $1 million or more, and 97 (40%) at $2 million or more.

    Bar chart of average price per square foot for 2026 resales in selected Boston full-service buildings, led by One Dalton at $2,921
    Average price per square foot, 2026 resales in selected full-service buildings. One Dalton leads at $2,921; Harbor Towers sits near $910. Source: MLS.

    The year’s largest reported resale is a two-unit combination at Heritage (1005/1006) that closed August 28 for $21.5 million, about $4,323 per square foot. A 50 Liberty Wharf penthouse sold for $14.5 million in January, and two One Dalton units closed at $14 million each. Among new construction, a Raffles Boston penthouse sold for $14.25 million in August and a Ritz-Carlton Residences South Station unit for $14.1 million in March.

    New development (2026 closings)ClosingsAvg. price per sq. ft.Dollar volumeShare sold
    Ritz-Carlton Residences South Station39$2,252$110.4M24%
    Winthrop Center28$2,071$90.2M46%
    Raffles Boston7$3,269$30.5M86%
    St. Regis9$1,736$25.2M63%
    The Archer6$1,422$21.6M98%
    The Sudbury4$1,720$15.1M76%
    The Parker13$1,128$11.0M76%

    This week’s report added 14 closings dated September 28 through October 2 in the tracked buildings, totaling about $38.7 million — including a $6.1 million sale at Heritage (about $2,514 per square foot), $4.65 million at The Archer and $4.6 million at Rowes Wharf.

    Inventory and Supply

    Supply remains tight: Boston condos carry about 3.1 months of inventory on an MLS basis, well under the 5 to 6 months generally considered a seller’s-market threshold, and down from 3.3 months a year earlier.

    On the full-service side, 149 resales are on the market across the tracked luxury buildings (about 4% of their 3,668 units), with an average asking price of $3,613,421 and a median of $2,395,000. Echelon (29 listings), Millennium Tower (16) and Rowes Wharf (12) have the most units for sale. The largest listing is the Grand Penthouse at the St. Regis, offered at $44.5 million.

    Asking prices are what sellers hope for; closings are what buyers pay. At One Dalton, the ten resales currently listed ask between $2,594 and $5,081 per square foot, against a year-to-date closed average of $2,921.

    What These Numbers Mean for Your Property

    For buyers

    Boston condos under $1 million are the tightest segment: closings below that line fell from 979 to 866 this year, so expect competition for well-priced units. In luxury buildings, the gap between asking and closed price per square foot is your negotiating guide — at One Dalton, asks run from $2,594 to $5,081 against a $2,921 closed average, so ask for the building’s year-to-date closings before making an offer.

    For sellers

    With Boston condo supply near 3 months, correctly priced homes are being absorbed — pricing above the recent closed range is the main way to lose time. Top-tier sellers have the best year-over-year tailwind: Boston sales between $3 million and $10 million are up 44%. Building matters more than neighborhood at the high end: use closings from your own building, not a citywide figure.

    For trustees, executors and family fiduciaries

    Use medians, price per square foot and same-building closings when documenting value. New-development closings can push averages up, and the spread between Boston buildings runs from about $900 to about $2,900 per square foot — a single average obscures more than it reveals. Valuation dates matter: Boston’s average condo price moved 11.2% in a single year.

    Frequently Asked Questions

    What was Boston’s median condo price in October 2026?

    $1,065,000 — up 11.4% from 2025 and the highest in the 2019–2026 records. The average price was $1,546,167, up 11.2%.

    Is Boston a buyer’s or seller’s market right now?

    Still a seller’s market by the supply yardstick: Boston condos carry about 3.1 months of inventory — below the roughly 6 months considered balanced. But buyers have more breathing room than last year: Boston active listings were up 16.1% year over year in September (Douglas Elliman research).

    How did Boston’s luxury condo market perform in 2026?

    101 closings hit $2,000 per square foot or more, up from 76 in 2025. The top resale was a $21.5 million two-unit combination at Heritage ($4,323 per square foot). New-development closings were led by the Ritz-Carlton Residences South Station ($110.4M) and Winthrop Center ($90.2M).

    Where are Boston condo sales growing fastest?

    Mid/Downtown closings are up 43%, the Waterfront 24%, Beacon Hill 22% and the Seaport 19% — the downtown core is leading while the South End, South Boston and North End cool.

    Sources and Methodology

    Boston condominium figures are MLS closed sales reported through October 2, 2026, covering Back Bay, Bay Village, Beacon Hill, Chinatown, Charlestown/Navy Yard, Fenway, Financial District, Leather District, Midtown, North End, Seaport, South Boston, South End, West End, & Waterfront. Source: LINK. LINK data is used. Will be revised when cross referenced with Registry for sales not in LINK system. Only includes closed sales. Percentage changes are calculated from the reported figures. Inventory and price-cut figures from Douglas Elliman research. Chart notes — Source: LINK “Citywide” Quarterly Reports. Q1 monthly inventory count based on the previous years total transactions. Disclaimer: Data is taken from sources deemed reliable but is subject to errors and omissions. ©2020 All rights reserved

    Contact Catherine Bassick for a complimentary valuation of your home — Where Every Detail Matters.

    Browse properties

    Each link opens a live search of current listings in that area. Boston condos: Back Bay | Beacon Hill | South End | South Boston | Seaport | Charlestown | Mid/Downtown | North End | Waterfront.

  • San Francisco’s Transit Housing Laws Just Rewrote the Rules for Mission District Land

    Published by

    Catherine Bassick

    on

    San Francisco’s Transit Housing Laws Just Rewrote the Rules for Mission District Land

    The bottom line

    California now allows by-right mid-rise housing near BART and other major transit — and with San Francisco one-bedrooms at a record $4,400 a month, well-located Mission District development land has rarely been this valuable.

    Something remarkable is happening in San Francisco real estate, and it is happening on two tracks at once. On the policy track, the state and the city have spent the last year rewriting the rules for what can be built near transit. On the market track, rents just hit record highs — a median one-bedroom now costs $4,400 a month, up more than 25% in a single year. When policy tailwinds and market demand point in the same direction, land values follow.

    For anyone who owns, is considering buying, or holds in trust a development site in the Mission District or near any major San Francisco transit stop, this convergence deserves your full attention.

    SB 79: by-right housing near transit is now state law

    Senate Bill 79, which took effect July 1, 2026, is the most consequential housing law California has passed in years. It allows qualifying transit-oriented housing near certain rail and bus rapid transit stops — including BART stations — to be approved by right, meaning without the discretionary hearings and political gauntlet that have historically killed or delayed San Francisco projects.

    The key provisions:

    • On qualifying parcels within a half-mile of major transit stops, developers can build mid-rise housing — up to nine stories (95 feet) within 200 feet of the station, seven stories within a quarter-mile, and six stories out to a half-mile.
    • Projects that meet the law’s criteria receive streamlined, ministerial approval — dramatically shortening the entitlement timeline.
    • The law applies in urban transit counties including San Francisco, and it stacks with state density bonus law, so a well-structured project can exceed even the new base allowances.

    There are real constraints to underwrite. Buildings taller than 85 feet trigger prevailing-wage requirements that add an estimated 30–35% to labor costs — developers tell me this can make market-rate projects pencil out only with subsidy, so many will design to stay under that threshold. And San Francisco itself is currently being sued over how it is implementing the law, with cities seeking carve-outs for industrial employment hubs. Legal clarity is still forming, and any buyer should verify a specific parcel’s eligibility with land-use counsel.

    San Francisco’s Family Zoning Plan raised the local baseline

    Layered under SB 79 is the city’s own Family Zoning Plan, adopted in December 2025. It upzoned corridors across the city — largely in the northern and western neighborhoods — to allow 6 to 10 stories of housing where far less was permitted before, with heights up to 350 feet along parts of Van Ness. The local plan left much of the Mission alone as an equity-priority area — which is exactly where SB 79’s state-level transit rules fill the gap, calling for zoning changes along Valencia and Guerrero streets near BART.

    Why this matters for a buyer: the Family Zoning Plan raises the local base zoning, which in turn raises what state density bonus law can be stacked on top of it. The two laws multiply each other. The plan is facing legal challenges from both pro-housing groups and neighborhood opponents, so its final contours may shift — but the direction of travel is unmistakable.

    AB 2074 just raised the ceiling again

    Governor Newsom has signed Assembly Bill 2074 into law. It requires California’s seven largest transit-rich cities — including San Francisco — to designate regional transit hub districts with minimum 150-foot residential height limits, and at least a quarter of those districts zoned up to 450 feet. That pushes allowable heights near major transit well beyond even what SB 79 permits. For a Mission site near BART, this is pure option value: every additional foot of allowable height is additional residual land value.

    The demand side: $4,400 for a one-bedroom

    Policy only creates value if the market can absorb what gets built. Zumper’s September report says it can — emphatically:

    • The median San Francisco one-bedroom rent hit $4,400 a month — a record high, up 25.4% year over year, and nearly closing the gap with New York City.
    • The median two-bedroom reached $6,340 — the highest in the United States, nearly $900 more than New York.
    • Zumper attributes the surge directly to hiring in the AI sector, which is pulling high earners back into the city while there is very little new supply to absorb them.
    • Active rental listings are down roughly 30% year over year, as existing tenants stay put rather than risk higher rents elsewhere.

    Rising rents are a genuine hardship for tenants — Mayor Lurie recently declared a “rent emergency” as evictions climb — and I never lose sight of that. But for the development equation, the signal is unambiguous: demand for well-located San Francisco housing is deep, supply is constrained, and new transit-oriented homes will lease.

    New mid-rise mixed-use housing under construction near a San Francisco transit station
    New mid-rise housing rising near transit — the building type SB 79 and the Family Zoning Plan are designed to accelerate.

    Case in point: a Mission assemblage at the center of it all

    Consider the nearly two-acre assemblage at Valencia Street and Cesar Chavez — marketed as 3550 Cesar Chavez — currently offered at $58 million. It sits roughly four-tenths of a mile from the 24th Street Mission BART station, squarely inside SB 79’s half-mile zone, in the Valencia Neighborhood Commercial Transit district.

    This is precisely the profile the new laws were written for: a large, transit-adjacent site on a commercial corridor where by-right mid-rise housing is now the state’s stated policy. The listing’s marketing already references the “evolving transit-oriented development environment” — and with SB 79 now in effect, that phrase has a specific, citable statute behind it. Any buyer will still need to verify parcel-level eligibility, wage thresholds, and inclusionary requirements with their own counsel — but the policy backdrop has shifted from headwind to tailwind.

    What This Means for Your Property

    For buyers

    If you are a developer or investor hunting for San Francisco sites, the map that matters most right now is the transit map. Parcels within a half-mile of BART and other qualifying stops carry a by-right entitlement path that simply did not exist two years ago. Underwrite carefully — prevailing-wage thresholds, inclusionary housing requirements, and the pending lawsuits all affect the pro forma — but the entitlement risk that historically defined San Francisco development is lower than it has been in a generation. And with one-bedrooms at $4,400, the revenue side of the model is the strongest in the city’s history.

    For sellers

    If you own development land near transit, the policy environment is doing some of your marketing for you. A site that was worth “what the zoning allows” is now worth what state law allows — and state law allows considerably more. Price with the tailwind, but be transparent: sophisticated buyers will discount for legal uncertainty until the courts settle the current challenges. The strongest position is a well-documented site with a clear-eyed entitlement narrative.

    For trustees, executors, and family fiduciaries

    Land held in trust near a transit corridor may be worth materially more than its last appraisal reflected. If you have a fiduciary duty to the beneficiaries of an estate holding Mission District or other transit-adjacent property, these law changes are exactly the kind of material development a prudent fiduciary investigates. An updated valuation — and a conversation about whether the current holding strategy still serves the beneficiaries — is in order.

    San Francisco Development Brief: 4 Land-Use Measures Up for Votes October 5–6, 2026

    San Francisco’s Board of Supervisors has published final agendas for two consequential land-use hearings on October 5 and October 6, 2026. Four measures — CEQA streamlining, mezzanine reform, residential ceiling-height standards, and a data-center moratorium — are scheduled for committee hearings or a first Board reading. Here is what each San Francisco development measure would do, and what it means for Mission District property owners and housing development.

    1. CEQA streamlining heads to the full Board of Supervisors (Board File 260539)

    Board File 260539, a CEQA streamlining ordinance, is scheduled for its first Board of Supervisors reading on Tuesday, October 6, 2026, at 2:00 p.m. The measure would shorten certain CEQA appeal periods from 30 days to 15 days, remove shadow analysis as a specifically identified local environmental impact, and eliminate some local procedures that exceed state CEQA requirements. (Source: sfgov.legistar.com)

    What it means: If passed, the ordinance would reduce local procedural risk and could shorten entitlement timelines for taller housing and mixed-use projects in San Francisco. It would not eliminate state CEQA compliance obligations or the risk of environmental litigation.

    2. Mezzanine reform returns to the Land Use and Transportation Committee (Board File 260709)

    Board File 260709, the mezzanine reform ordinance, is scheduled for the Land Use and Transportation Committee on Monday, October 5, 2026, at 1:30 p.m. The amended ordinance would allow a mezzanine covering up to one-half of the floor area below without automatically counting as a separate story, replacing the current one-third threshold. The committee amended and continued the measure on September 28; October 5 is its next scheduled opportunity to advance. (Source: sfgov.legistar.com)

    What it means: The change could improve usable-area efficiency for adaptive reuse projects, institutional redevelopment, high-ceilinged commercial space, and mixed-use projects constrained by story-count limits. It does not independently increase zoning height or FAR (floor area ratio).

    3. Lower minimum residential ceiling heights scheduled for committee vote (Board File 260623)

    Board File 260623, which would lower San Francisco’s minimum residential ceiling heights to seven feet for habitable rooms and six feet eight inches for other rooms, is also scheduled for the October 5 committee hearing. The proposal remains pending and has not been enacted. (Source: sfgov.legistar.com)

    What it means: This incremental adaptive-reuse reform could allow portions of older commercial or institutional buildings — those with constrained floor-to-floor dimensions, beams, or mechanical systems — to qualify for residential occupancy without costly structural alterations.

    For the 1500 Valencia / 3500 Cesar Chavez assemblage in San Francisco’s Mission District, the ceiling-height measure is more relevant to a partial-reuse scenario than to ground-up development. No project-specific eligibility should be assumed.

    4. Proposed 45-day data-center moratorium gets its first hearing (Board File 261021)

    Board File 261021, a proposed 45-day citywide moratorium on data centers in San Francisco, is scheduled for the October 5 committee hearing. The official file now lists the measure as “Scheduled for Committee Hearing.” It remains an urgency ordinance and is not operative law.

    What it means: If adopted, the moratorium would temporarily remove new data centers and data-center expansions from near-term alternative-use analysis for large commercial, industrial, and institutional sites. It would not restrict housing, hospitality, medical, or conventional mixed-use redevelopment.

    For the Valencia/Cesar Chavez assemblage, the practical effect remains limited: the strongest investment case is transit-oriented housing, mixed-use, hospitality, or institutional redevelopment — not data-center use.

    Bottom line: Taken together, the October 5–6, 2026 San Francisco land-use agenda pairs potential design flexibility (mezzanine and ceiling-height reform) with shorter procedural exposure (CEQA streamlining). None of these four measures is operative law yet.

    Frequently Asked Questions

    Does SB 79 apply to my property?

    It may, if the parcel is in an urban transit county like San Francisco and sits within a half-mile of a qualifying rail or bus rapid transit stop (200 feet for the tallest height tier), and the project meets the law’s criteria. Parcel-level verification with land-use counsel is essential — the law has specific eligibility requirements and local implementation is still being litigated.

    Does “by-right” mean no public process at all?

    By-right means the project is approved ministerially — without discretionary hearings — if it meets the objective standards. Environmental review is streamlined, though not eliminated in every case. It is a dramatically faster path than traditional San Francisco entitlements, not an absence of process.

    What about affordable housing requirements?

    Inclusionary housing requirements still apply to new residential development in San Francisco. The city has recently reduced some fees and requirements on market-rate projects to improve feasibility, but the specifics vary by project type and size. This is a line item every pro forma must carry.

    Is the Family Zoning Plan final?

    It was adopted in December 2025 but faces lawsuits from both pro-housing advocates and neighborhood groups, so its final form may change. The state laws (SB 79, and AB 2074, now signed into law,) operate independently of the local plan, which provides some insulation for transit-adjacent sites.

    I’m a neighbor, not a developer. Will this change my block?

    Gradually, and that is the point. The laws are designed to add homes along corridors and near transit rather than in the middle of residential blocks — think apartments over the shops on Valencia, not towers on your street. More neighbors near transit means more customers for local businesses and more riders supporting the transit system itself.

    Sources and Methodology

    Policy and market data in this post are drawn from current reporting and public records, checked October 1, 2026. Rent figures are from Zumper’s September 2026 national rent report as covered by CBS News. Statutory summaries reflect SB 79 (effective July 1, 2026), San Francisco’s Family Zoning Plan (adopted December 2025), and AB 2074 (signed into law in late September 2026) — all subject to pending litigation and implementation guidance. Site details for the Cesar Chavez assemblage are from the public MLS listing; entitlement eligibility must be verified parcel by parcel.

    Browse properties: San Francisco · Marin County — each link opens a live search of current listings in that area.

    Contact Catherine Bassick for a confidential conversation about what these policy changes mean for your property — whether you own development land, are considering a purchase near transit, or hold real estate in trust.

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