Buying a new construction home comes with perks like modern layouts, new appliances, and the chance to personalize finishes, but it also comes with a different negotiation process than buying an existing home. While builders may be less likely to lower the purchase price, there are often opportunities to negotiate incentives, upgrades, financing, and contract terms that can save you thousands.
Whether you’re buying a new construction home in Charlotte, NC, or a home in Phoenix, AZ, knowing what to negotiate can help you save thousands. From builder incentives to contract terms, this Redfin guide covers tips for negotiating the best deal on a new construction home.
1. Bring your own real estate agent
The builder’s sales representative works for the builder, not the buyer, making it important to have your own real estate agent representing your interests throughout the transaction.
“The biggest mistake buyers make is walking into a builder’s sales office unrepresented. That on-site agent works for the builder, not you,” says real estate agent Peter Cutile. “The second is fixating on sticker price, when builders have far more flexibility on incentives, upgrades, and closing costs. Bring your own agent from day one, negotiate the total package instead of just the price, and get every promise in writing.”
An experienced buyer’s agent can help you compare incentives, negotiate favorable terms, and ensure everything promised by the builder is included in writing before closing.
2. Negotiate beyond the purchase price
Unlike traditional home sales, builders often prefer to keep the advertised sales price consistent throughout a community. Instead of focusing only on the purchase price, ask about concessions that can lower your overall costs.
Some of the most valuable items to negotiate include:
- Mortgage rate buydowns
- Closing cost credits
- Design center allowances
- Appliances
- Landscaping
- Window coverings
- Additional electrical work
- Air conditioning
- Extended patios or other structural upgrades
Many of these improvements are less expensive for the builder to install during construction than they would be for a homeowner to add later.
3. Ask questions before signing the contract
Builder contracts often differ from standard real estate contracts, so it’s important to understand exactly what you’re agreeing to before signing.
David Silverberg, Realtor and publisher of The Real Estate Insider, recommends asking, “What can still change after I sign this agreement?” Buyers should understand what’s included in the purchase price, what materials or finishes the builder can substitute, whether additional charges may appear at closing, and how occupancy dates, assignments, and construction delays are handled. He also recommends having a lawyer who regularly handles new construction review the agreement before it becomes final, since builder contracts are typically written to protect the builder.
4. Read the fine print and watch for red flags
Take time to carefully review every section of the contract before signing. Pay close attention to earnest money requirements, refund policies, construction timelines, warranty coverage, and exactly what’s included in the home’s base price versus what’s shown in the model home.
It’s also worth watching for contract language that allows the builder to pass construction cost increases to the buyer, cancel the agreement under one-sided terms, or place unnecessary restrictions on your deposit. If a builder discourages independent inspections or pressures you to sign before your agent or attorney has reviewed the contract, consider it a warning sign.
5. Compare move-in ready homes with homes that haven’t been built
If you’re flexible on timing or floor plans, compare completed inventory homes with homes that are still under construction.
Builders often have more flexibility to offer incentives on homes that are already finished or nearing completion because they’re ready to sell. Comparing multiple options within the same community can also help you identify where builders are offering the strongest concessions.
>> Read more: New Construction vs. Existing Home: Which Is Better to Buy?
6. Explore builder financing and preferred lender incentives
Many builders work with preferred lenders that offer incentives buyers may not receive elsewhere. These can include mortgage rate buydowns, closing cost assistance, or lender credits that can reduce your upfront expenses.
Before choosing financing, compare the builder’s preferred lender with outside lenders to determine which option provides the best overall value. Looking at the complete financial picture — not just the home’s purchase price — can help you maximize your savings over the life of the loan.
For many aspiring homeowners in Massachusetts, building a custom home represents the ultimate way to own a property that perfectly aligns with their lifestyle and aesthetic preferences. However, the path from an initial concept to a completed structure can range from 12 to 18 months and can come with complexities.
Prospective builders must balance their vision with the logistical realities of building a home in the Northeast. Understanding the typical duration of this process—and the variables that can either accelerate or stall it—is essential for effective planning and financial management. This Redfin guide breaks down the essential components of the Massachusetts home-building timeline, providing a comprehensive overview for those ready to embark on this journey.
What is the general timeline for building a house in MA?
The timeline for building a home in the Bay State is rarely a straight line. It involves several distinct phases: design, financing, permitting, and the physical construction itself. Each of these stages carries its own set of potential hurdles, and we’ll take a closer look at each of them. While some projects may move swiftly, others can take years to reach completion. By consulting with local experts and understanding the regional nuances of the Massachusetts real estate market, home buyers can develop a realistic expectation for when they can finally move into their new residence.
1. Financial foundations
Before the first shovel hits the ground, the choice of financing can set the pace for the entire project. While traditional banks are a common route for many home buyers, their rigid underwriting processes and disbursement schedules can sometimes create bottlenecks in the early stages of a build. Specialized financing options can offer a more streamlined path to project commencement, especially for those working on tight schedules or complex site developments.
The team at SFR Analytics, a product now part of The Mortgage Office, explains that the type of lender you choose has a measurable impact on your project’s start date. They state, “For people building new houses in Massachusetts, choosing the right type of lender can significantly affect the timeline. There are specialty lenders called ‘Private Lenders’ who focus on financing new construction and large renovation projects. These lenders typically speed up new construction projects by approximately 6 weeks by closing quicker, disbursing construction funds faster, and generally being more nimble than banks.”
For a home builder, this 6-week advantage can be critical, particularly when trying to align construction milestones with seasonal weather windows. Choosing a lender that offers construction loans and understands the specific cadence of home-building projects can prevent potential work-stop delays that can occur when using a traditional bank.
2. The permitting marathon
In Massachusetts, the period before construction begins is often as long as the construction phase itself. The permitting process is notoriously rigorous, especially in older municipalities with established local boards and deep historical roots. This phase is rarely just a matter of filing paperwork; it involves navigating complex zoning requirements and community standards that vary significantly from one town to the next. Whether you are building in a densely populated suburb like Somerville or a rural coastal town like Westport, the regulatory environment will dictate your schedule.
Hudson Santana, president and CEO of Santana Team, provides a realistic window for this phase. He notes, “In general, the permitting process takes about 6 to 12 months, with another 12 to 14 months for construction.” This extensive lead time is often due to the nature of the available land. Santana explains, “In Massachusetts, most building projects don’t begin with an empty lot. Instead, they typically involve tearing down an existing structure and rebuilding on the same lot or renovating an existing home. Many existing homes are legally non-conforming under current zoning requirements, which can make the approval process more complicated.”
Furthermore, the environmental and historical context of the Bay State adds layers of oversight. According to Santana, “Permitting can also be delayed by local historic preservation requirements, wetlands or conservation restrictions, tree ordinances, and energy-efficiency standards.” Navigating these requires a team of professionals—architects, engineers, and sometimes legal counsel—who can represent your project at public hearings and ensure that every detail of the design complies with local bylaws.
3. Construction timelines
Once the permits are secured, the physical transformation of the site begins. The timeline for this stage remains fluid, influenced by the complexity of the architectural design and the methods used by the builder. Expert estimates for this phase vary, highlighting that “standard” timelines are often the exception rather than the rule in the Massachusetts market. Home builders must be prepared for a process that demands both technical precision and administrative patience.
Chris Benney, certified master inspector and owner of Cosmic Property Inspections, observes that the total duration from concept to completion is substantial. He states, “Building a house in Massachusetts commonly takes approximately 12 to 18 months from the initial design and permitting stages through final completion, although every project is different.” This estimate accounts for the coordination required between various trades and the inevitable pauses for municipal inspections that must occur before the project can advance to the next stage.
Bryan Webb, national board-certified inspector and president of Webb Property Inspections, offers a more granular look at the construction phase itself, but warns against excessive speed. He notes, “Building a home in Massachusetts could take as little as 60 days and could take as long as a year. The average would probably be somewhere around 120 days.” However, he emphasizes that faster is not always better.
4. Labor and logistics
The availability of skilled labor is currently one of the most volatile variables in the home-building equation. Even with a well-funded project and a signed contract, the actual pace of work depends on the stability and staffing levels of the subcontractors hired by your general contractor. The Massachusetts construction industry is currently navigating a period of significant transition and scarcity, which frequently results in unexpected gaps in the schedule.
Hudson Santana of Santana Team adds that this is not limited to general labor and affects specialized fields as well. He notes, “The construction industry is also experiencing a labor shortage, especially among skilled craftspeople in trades like carpentry and tile installation. One common source of construction delays is utility installation for natural gas and electrical lines and meters.” When utility companies and specialized trades face their own backlogs, the homeowner can be left waiting for weeks just to get a meter installed or a connection finalized. Understanding that your builder is managing these external labor pressures is key to maintaining a professional working relationship throughout the build.
5. Site-specific challenges
Beyond the paperwork and the labor market, the physical land of Massachusetts itself often presents obstacles. The state’s diverse geography—from the rocky coast to the mountainous west—means that what lies beneath the surface can drastically alter a timeline. Excavation is frequently the stage where the most “surprises” occur, ranging from hidden boulders to complicated water tables that require specialized engineering solutions.
The team at Pegasus Home Buyers emphasizes that these conditions are a leading cause of delays. They state, “Some of the most common delays include local permitting requirements, weather, material availability and unforeseen site conditions such as ledge, wetlands, or drainage issues.” Discovering ledge—solid rock that requires blasting or heavy machinery to remove—can immediately add weeks and thousands of dollars to a project.
New England weather is a perennial factor; a particularly wet spring or a brutal winter can halt foundation work or framing for weeks at a time. Pegasus Home Buyers advises, “We always encourage homeowners and investors to work with experienced local professionals who understand each municipality’s approval process, as proper planning early on can save significant time, money and frustration throughout the project.”
6. Proactive planning
Successful builds in Massachusetts are those where the home builder takes a proactive stance toward risk management and quality control. This involves thinking several steps ahead of the current phase of construction. Two areas often overlooked until the final stages are insurance coverage and third-party quality assessments, both of which are essential for protecting the significant financial investment a new home represents.
The team at Risman Insurance Agencies advises that the insurance process should begin well before completion. They explain, “Many Massachusetts homeowners are surprised to learn that a ground-up home can often be insured on a standard homeowners policy while it’s still under construction, provided it meets the insurance company’s underwriting requirements. Starting the insurance conversation early gives your agent time to coordinate with your builder, verify eligibility, and discuss optional coverages such as theft protection for building materials during construction. Waiting until the home is nearly complete can limit your options and create unnecessary stress.”
Similarly, quality assurance should be an ongoing process rather than a final checklist. Chris Benney of Cosmic Property Inspections suggests that professional oversight is invaluable. He notes, “Homeowners should also plan for required inspections throughout construction and consider hiring an independent home inspector for pre-drywall and final inspections to identify concerns before they become concealed or the project is completed.”
By catching errors in the plumbing, electrical, or structural framing before the drywall is installed, homeowners can avoid costly and time-consuming repairs after they have moved in. These proactive steps ensure that when the 12 to 18-month journey finally ends, the result is a home that is safe, insured, and built to last.
Are you ready to build a new home?
Building a home in Massachusetts is an extensive commitment that typically requires a total timeline of 18 to 24 months when accounting for all phases from design through final inspections. While the physical construction might be estimated at a year, the preparation demands equal attention and patience. By selecting nimble private lenders, respecting the natural curing times of essential materials, and anticipating the current labor and weather-related delays, home buyers and prospective builders can navigate this complex process with greater confidence.
Key Takeaways
- Davidson County remained firmly in buyer’s market territory in July. Inventory climbed 8% year over year, homes sat on the market for a median of 67 days, and nearly 6 months of supply gave purchasers wide leverage.
- The median sale price was $480,590, essentially flat year over year (+0.1%), trailing the national rate of 3%.
- Pending sales fell 6% year over year, suggesting buyer activity pulled back despite ample inventory and modest pricing.
Davidson County, TN Housing Market Snapshot
| Median Sale Price | Pending Sales | Active Listings | Days on Market | Sold Above List |
|---|---|---|---|---|
| $480,590 (+0.1% YoY) | 949 (-6.0% YoY) | 6,835 (+8.3% YoY) | 67 days (+6 days YoY) | 15.8% (+2.9 ppt YoY) |
Davidson County’s housing market deepened its buyer-friendly tilt in July. Nearly 6,850 active listings lined the market, the typical home sat for over two months before selling, and prices were essentially unchanged from a year ago. Sellers faced a reality of stale inventory and below-ask closings, while buyers had time, choice, and pricing leverage on their side.
Below is a breakdown of Davidson County, TN’s July 2026 data, along with guidance for buyers and sellers navigating the second half of the year.
U.S. Housing Market Snapshot
| Median Sale Price | Pending Sales | Active Listings | Days on Market | Buyer-Seller Balance |
|---|---|---|---|---|
| $407,730 (+3.2% YoY) | 335,051 (-0.7% YoY) | 1,462,921 (-0.6% YoY) | 49 days (+0 days YoY) | Sellers outnumber buyers by 51.3% |
Nationally, home prices climbed about 3% year over year, while pending sales and active inventory both slipped fractionally. In Davidson County, the contrast was stark: local prices were flat versus the national gain of 3%, local inventory rose 8% while national inventory declined, and homes sat 18 days longer than the U.S. median. The share of homes selling above list locally (16%) was well below the national average of 25%.
“The U.S. housing market continued its slow recovery in July, but again felt some bumps in the road,” said Chen Zhao, Redfin’s head of economics research. “Both supply and demand declined for the second month in a row, propping up prices and exacerbating the slow and expensive buyer’s market that has defined the post-pandemic period. Mortgage rate and economic volatility tied to the war in Iran and an unexpectedly hot job market has added a layer of uncertainty as well. Most buyers and sellers won’t see a much improved housing market, but economists are confident that affordability and normalcy will return in the coming years.”
Davidson County Prices Flatlined as the Market Softened Further
Prices were essentially flat in Davidson County—up just 0.1% year over year—while the national market appreciated at 3.2%. The median reached $480,590 in July, barely budging from a year ago. Davidson County’s price premium over the U.S. median narrowed to roughly $73,000, the smallest gap in over a year, as the local market stagnated while national values climbed. The median price per square foot rose 1.5% year over year to $277, confirming that actual price gains were negligible once mix effects are accounted for.
The average home sold for about 2% below its list price (sale-to-list ratio of 0.978), confirming that sellers continued to price too aggressively for the current demand environment. About 22% of active listings had taken a price cut, a share that has remained elevated since mid-2024.
Buyer Activity Declined and Homes Sat Longer
Davidson County’s pace of sales continued to trail the national market by a widening margin. Only 24% of local listings went under contract within two weeks in July, compared with 32% nationally—an 8-percentage-point gap that has grown steadily since mid-2024. Pending sales fell 6% year over year, a reversal from the modest gains seen earlier in 2026, suggesting that buyer momentum has faded rather than built.
The median days on market reached 67, up 6 days from a year ago and 18 days above the national median. Homes sold declined 6% year over year to about 958 closings. The combination of falling pendings and declining closings suggests that buyers are either leaving the market or holding out for deeper price concessions before committing.
Months of Supply Crossed Into Buyer’s Market Territory
With nearly 6 months of supply, Davidson County remained deep in buyer’s market territory. That figure dwarfed the national level of roughly 4 months and represented the highest July supply reading since at least 2019. Active listings totaled 6,835, up about 8% year over year and the highest July count in the data set. New listings were essentially flat year over year at 1,413, meaning the inventory buildup came from slower absorption rather than a surge of new supply. The age of inventory climbed to 72 days from 65 a year ago, confirming that listings accumulated because they were not selling quickly.
Buyers shopping here had more choices and more time to decide than at any point in the past five years. The wide supply-demand imbalance gave purchasers leverage on price, inspections, and closing timelines.
Upper Tiers Appreciated While Starter and Bottom Prices Fell
| Price Tier | Median Price (YoY) | Sold (YoY) | DOM (YoY) | % Above List (YoY) |
|---|---|---|---|---|
| Luxury (top 5%) | $2,309,080 (+1.5%) | 213 (+15.8%) | 81 days (+3 days) | 9.4% (+2.9 ppt) |
| High (65th-95th%) | $798,338 (+7.3%) | 919 (+0.8%) | 58 days (+2 days) | 14.3% (-2.3 ppt) |
| Non-luxury (35th-65th%) | $472,728 (+2.0%) | 932 (+5.9%) | 60 days (+2 days) | 17.4% (+1.2 ppt) |
| Starter (5th-35th%) | $331,972 (-0.8%) | 837 (+5.0%) | 64 days (+7 days) | 16.6% (-0.1 ppt) |
| Bottom (bottom 5%) | $211,351 (-3.2%) | 171 (+17.1%) | 73 days (+17 days) | 8.2% (-2.1 ppt) |
Redfin analysis of MLS data • Rolling three-month period (April-June 2026)
The high tier appreciated fastest at about 7% year over year, though above-list activity in that bracket declined roughly 2 percentage points. Luxury properties ($2.31M median) saw strong volume growth at about 16%, but sat on the market for 81 days. The non-luxury middle tier was the only segment where both prices and above-list activity moved higher together.
Starter and bottom-tier prices declined year over year. Starter homes ($331,972 median) fell fractionally while the bottom tier dropped 3.2%. Days on market increased across every tier, with the bottom bracket adding 17 days to reach 73. The bottom tier’s 17% jump in sales volume stands out, but it likely reflects deeply discounted closings rather than renewed demand at those price points. Buyers in the upper tiers faced moderate competition on well-priced properties; those shopping in the lower tiers had ample negotiating leverage.
How Buyers and Sellers Can Navigate Davidson County’s Market
If you’re buying in Davidson County, the 67-day median DOM and nearly 6 months of supply give you concrete leverage at the negotiating table. Inventory is growing, most sales close below asking, and sellers in the starter and bottom tiers are especially unlikely to command premiums. Use those numbers to justify below-list offers, request repair credits, or negotiate closing-cost assistance. Pending sales are declining, so this leverage is likely to persist into fall.
If you’re selling, price your home based on the July comparables, not what your neighbor listed for last spring. More than one in five active listings already carried a price cut, and the average home sold for about 2% below ask. Listings that lingered pushed the age of inventory to 72 days. The market is not rewarding optimism—set an asking price that reflects where buyers are transacting today. Properties in the high and luxury brackets still drew interest, but even those segments saw above-list activity decline.
Davidson County, TN Market Data by Zip Code
Rolling three-month period (May-July 2026). Zip codes with 50+ sales shown.
| Zip | Median Sale Price (YoY) | Sold | New List. | Active | DOM | % Above | Supply |
|---|---|---|---|---|---|---|---|
| 37209 | $629,860 (+2.4% YoY) | 270 | 386 | 824 | 64 | 15.6% | 5.3 |
| 37211 | $439,352 (+0.3% YoY) | 249 | 317 | 706 | 58 | 16.1% | 4.9 |
| 37013 | $342,959 (-8.5% YoY) | 242 | 320 | 619 | 67 | 20.8% | 4.5 |
| 37221 | $534,881 (+5.9% YoY) | 232 | 290 | 542 | 51 | 19.9% | 4.0 |
| 37076 | $421,156 (-2.2% YoY) | 199 | 246 | 515 | 70 | 17.5% | 4.6 |
| 37206 | $727,338 (+0.7% YoY) | 168 | 215 | 424 | 53 | 17.7% | 4.4 |
| 37214 | $394,912 (+5.2% YoY) | 152 | 190 | 346 | 55 | 18.3% | 3.8 |
| 37215 | $1,449,678 (+26.1% YoY) | 151 | 190 | 419 | 69 | 6.8% | 5.5 |
| 37207 | $479,843 (+6.6% YoY) | 150 | 297 | 606 | 81 | 13.0% | 7.5 |
| 37205 | $1,099,756 (-9.1% YoY) | 140 | 180 | 369 | 77 | 10.3% | 5.1 |
| 37216 | $494,890 (-15.6% YoY) | 139 | 178 | 351 | 51 | 18.5% | 4.3 |
| 37072 | $424,906 (+6.4% YoY) | 130 | 180 | 319 | 55 | 18.9% | 4.1 |
| 37138 | $385,914 (-5.5% YoY) | 120 | 196 | 386 | 55 | 15.4% | 6.3 |
| 37115 | $374,917 (+1.6% YoY) | 106 | 207 | 387 | 51 | 17.5% | 6.1 |
| 37204 | $1,267,219 (+6.9% YoY) | 99 | 131 | 281 | 70 | 11.5% | 5.8 |
| 37203 | $639,808 (+16.3% YoY) | 82 | 223 | 563 | 82 | 3.8% | 14.5 |
| 37212 | $974,783 (+4.8% YoY) | 78 | 125 | 266 | 56 | 11.9% | 6.4 |
| 37208 | $523,884 (+1.7% YoY) | 75 | 194 | 434 | 67 | 9.6% | 12.0 |
| 37217 | $312,431 (+6.4% YoY) | 73 | 101 | 193 | 48 | 12.7% | 4.9 |
| 37218 | $409,909 (+1.5% YoY) | 52 | 98 | 197 | 58 | 23.6% | 7.3 |
This article has been generated, in whole or in part, using generative artificial intelligence (AI) technology, with input from Redfin head of economics research Chen Zhao. While efforts have been made to ensure the accuracy and reliability of this information, you should independently verify all data, facts, and citations contained in this article before relying on it for any purpose. This information is not a substitute for advice from a real estate agent, financial advisor, or other licensed professional. County-level data is not seasonally adjusted. Check the Redfin Data Center for additional in-depth housing market data.
Key Takeaways
- Montgomery County remained a buyer’s market in July. Homes lingered 73 days before selling, only 20% went under contract within two weeks, and 4.5 months of supply gave purchasers significant leverage.
- The median sale price edged up to $327,539, a 1.4% gain year over year—well below the 3.2% national increase and a modest recovery from June’s decline.
- Closed sales rose 5% year over year even as pending sales dropped 10%, meaning homes that went under contract earlier are closing while fewer new buyers are entering the market.
Montgomery County, TN Housing Market Snapshot
| Median Sale Price | Pending Sales | Active Listings | Days on Market | Sold Above List |
|---|---|---|---|---|
| $327,539 (+1.4% YoY) | 423 (-10.0% YoY) | 2,470 (+3.5% YoY) | 73 days (+10 days YoY) | 15.1% (+3.3 ppt YoY) |
Montgomery County’s housing market remained tilted toward buyers in July. The typical home took 73 days to sell, inventory stretched to 4.5 months of supply, and price growth barely kept pace with inflation at 1.4%. Sellers who priced realistically still found buyers, but the days of quick sales and aggressive bidding were long past.
Below is a detailed look at Montgomery County, TN’s July 2026 numbers, along with what buyers and sellers can do to succeed as we head into late summer.
U.S. Housing Market Snapshot
| Median Sale Price | Pending Sales | Active Listings | Days on Market | Buyer-Seller Balance |
|---|---|---|---|---|
| $407,730 (+3.2% YoY) | 335,051 (-0.7% YoY) | 1,462,921 (-0.6% YoY) | 49 days (0 days YoY) | Sellers outnumber buyers by 51.3% |
Nationally, home prices continued their steady climb at 3.2% year over year, while pending sales and active listings both held essentially flat. The typical U.S. home sold in 49 days, unchanged from a year ago. Montgomery County’s experience diverged noticeably: Local prices grew at less than half the national pace, homes took 24 days longer to sell than the U.S. median, and supply sat well above the national level of 3.9 months.
“The U.S. housing market continued its slow recovery in July, but again felt some bumps in the road,” said Chen Zhao, Redfin’s head of economics research. “Both supply and demand declined for the second month in a row, propping up prices and exacerbating the slow and expensive buyer’s market that has defined the post-pandemic period. Mortgage rate and economic volatility tied to the war in Iran and an unexpectedly hot job market has added a layer of uncertainty as well. Most buyers and sellers won’t see a much improved housing market, but economists are confident that affordability and normalcy will return in the coming years.”
Montgomery County Prices Inched Higher but Trailed the Nation
Montgomery County’s median sale price rose 1.4% year over year to $327,539 in July, a modest recovery after dipping in June but still growing at less than half the 3.2% national rate. The county has oscillated between $310,000 and $345,000 for more than two years without establishing a clear upward trajectory. The median price per square foot ticked up less than 1% to $183, indicating that the headline gain was driven by a slightly richer mix of homes closing rather than broad-based appreciation.
Price reductions affected about 21% of active listings, and the average home sold for 98.5% of its list price. About 15% of sales closed above asking, up 3 percentage points from a year ago but far below the national rate of 25%. Sellers who attracted early interest could still close near or above list; those who mispriced sat for months and eventually cut.
Homes Sat Longer as Buyer Urgency Faded
Just 20% of Montgomery County listings went under contract within two weeks in July, well below the 32% national rate (seasonally adjusted), and the slowest pace in over six months. The median home took 73 days to sell, 10 more than a year ago and 24 more than the national median of 49. Buyers had time to weigh options, tour multiple properties, and negotiate from a position of strength.
Despite that measured pace, closed sales actually rose 5% year over year to 460. That apparent contradiction—more closings but fewer new pendings—reflected deals from earlier months finally reaching the closing table. Pending sales fell 10% to 423, signaling that fresh buyer activity softened heading into midsummer. The slowdown in new contracts could translate to fewer closings in the months ahead.
Inventory Reached Its Highest Level Since Early 2019
Active listings climbed to 2,470 in July, a 3.5% year-over-year increase and the highest monthly count since before the pandemic. Supply stood at 4.5 months, well above the roughly 4-month threshold that typically marks a buyer’s market and meaningfully higher than the 3.9 months nationally. The buildup came from slow absorption rather than a wave of new supply: new listings totaled 544, down about 4% from a year ago.
The age of active inventory reached 69 days, and about 21% of listings carried a price reduction. Nationally, active listings dipped less than 1% to 1,462,921 and new listings edged down a similar amount to 375,149. Montgomery County’s elevated stock continued to distinguish it from the broader national picture, where supply constraints persisted in many markets.
Luxury Prices Jumped While Starter Homes Grew Steadily
| Price Tier | Median Price (YoY) | Sold (YoY) | DOM (YoY) | % Above List (YoY) |
|---|---|---|---|---|
| Luxury (top 5%) | $722,527 (+13.3%) | 74 (-18.7%) | 88 days (+4 days) | 10.8% (-0.2 ppt) |
| High (65th-95th%) | $420,944 (+4.4%) | 462 (-11.0%) | 84 days (+3 days) | 11.0% (+0.2 ppt) |
| Non-luxury (35th-65th%) | $317,795 (+3.4%) | 393 (-2.5%) | 71 days (0 days) | 18.1% (+2.7 ppt) |
| Starter (5th-35th%) | $244,584 (+3.7%) | 322 (+7.3%) | 70 days (+17 days) | 20.5% (+4.2 ppt) |
| Bottom (bottom 5%) | $132,096 (+2.5%) | 26 (+36.8%) | 45 days (+10 days) | 11.5% (+1.0 ppt) |
Redfin analysis of MLS data • Rolling three-month period (April-June 2026)
Luxury prices advanced 13% year over year to $722,527, though volume dropped nearly 19% and homes in this bracket took 88 days to sell. The high tier ($420,944 median) grew about 4% with stable market-speed metrics. In the middle, non-luxury homes appreciated 3.4% and saw the share sold above list climb nearly 3 percentage points, while starter homes ($244,584) gained about 4% but took 70 days to sell—17 more than a year ago.
The starter tier stood out for volume: Sales rose 7% even as nearly every other bracket contracted, and over 20% of transactions closed above asking. That relative strength suggested demand was concentrating at lower price points where affordability constraints were least binding. Across all tiers except the bottom, days on market exceeded 70, reinforcing that the county’s slowdown was broad rather than concentrated in a single segment.
How Buyers and Sellers Can Navigate Montgomery County’s Market
If you’re buying in Montgomery County, conditions favor patience and negotiation. With 4.5 months of supply, 21% of listings carrying price cuts, and only 20% of homes going under contract within two weeks, you can tour widely and submit offers below asking without risking losing the property to another buyer. Focus on homes that have sat for 60-plus days—those sellers are most likely to accept concessions on price or closing costs. The 10% drop in pending sales indicated competition was softening further, not intensifying.
If you’re selling, the data supported pricing at or below the most recent comparable sales from the outset. The average home sold for 98.5% of its list price, and one in five active listings had already cut its asking price. Homes that attracted early interest still moved; those that tested aspirational pricing joined the growing pool of stale inventory averaging 69 days on market. A well-positioned listing priced below $330,000 was more likely to attract the buyer activity currently concentrated at lower tiers.
Montgomery County, TN Market Data by City
Rolling three-month period (May-July 2026). Cities with 50+ sales shown.
| City | Median Sale Price (YoY) | Sold | New List. | Active | DOM | % Above | Supply |
|---|---|---|---|---|---|---|---|
| Clarksville | $314,842 (-0.1% YoY) | 1,038 | 1,212 | 2,467 | 71 | 15.7% | 4.3 |
This article has been generated, in whole or in part, using generative artificial intelligence (AI) technology, with input from Redfin head of economics research Chen Zhao. While efforts have been made to ensure the accuracy and reliability of this information, you should independently verify all data, facts, and citations contained in this article before relying on it for any purpose. This information is not a substitute for advice from a real estate agent, financial advisor, or other licensed professional. County-level data is not seasonally adjusted. Check the Redfin Data Center for additional in-depth housing market data.
Key Takeaways
- San Diego County was a seller’s market in July: homes moved in 29 days, inventory shrank for the sixth straight month, and competition pushed more sales above asking price.
- Homes sold jumped 8% year over year to 2,293—the strongest gain since early 2025—even as the rest of the country posted a slight decline.
- Pending sales fell 7%, hinting that the pace of closings may cool in the months ahead.
San Diego County, CA Housing Market Snapshot
| Median Sale Price | Pending Sales | Active Listings | Days on Market | Sold Above List |
|---|---|---|---|---|
| $937,251 (+2.4% YoY) | 2,353 (-7.0% YoY) | 8,959 (-6.0% YoY) | 29 days (-7 days YoY) | 36.1% (+4.3 ppt YoY) |
San Diego County’s housing market tightened further in July. Homes sold at the fastest pace in over a year, bidding wars intensified, and inventory contracted while national supply held relatively steady. Prices grew more modestly than the nationwide average, but the underlying demand told a different story. Sellers commanded the field, and the typical listing disappeared in under a month.
Learn everything you need to know about the San Diego County, CA housing market as we head into late summer, and what buyers and sellers can do to succeed.
U.S. Housing Market Snapshot
| Median Sale Price | Pending Sales | Active Listings | Days on Market | Buyer-Seller Balance |
|---|---|---|---|---|
| $407,730 (+3.2% YoY) | 335,051 (-0.7% YoY) | 1,462,921 (-0.6% YoY) | 49 days (0 days YoY) | Sellers outnumber buyers by 51.3% |
Nationally, home prices rose about 3% and pending sales barely moved. Inventory and days on market were essentially flat year over year. San Diego County diverged from that stagnation in nearly every metric: homes sold surged while the national total slipped, the typical listing moved 20 days faster than the U.S. median, and available inventory fell six times faster than the nation as a whole.
“The U.S. housing market continued its slow recovery in July, but again felt some bumps in the road,” said Chen Zhao, Redfin’s head of economics research. “Both supply and demand declined for the second month in a row, propping up prices and exacerbating the slow and expensive buyer’s market that has defined the post-pandemic period. Mortgage rate and economic volatility tied to the war in Iran and an unexpectedly hot job market has added a layer of uncertainty as well. Most buyers and sellers won’t see a much improved housing market, but economists are confident that affordability and normalcy will return in the coming years.”
San Diego County Prices Grew Slower Than the Nation—but Still Hit a Record
The median sale price in San Diego County reached $937,251 in July, a 2% gain from a year ago, trailing the national growth rate of 3% for the second consecutive month. That might sound like cooling, but context matters: at nearly $940,000, San Diego remains one of the most expensive large counties in the country and has appreciated roughly 60% since early 2020. The median price per square foot slipped about 1% to $583, suggesting the gain reflected modestly larger homes trading rather than pure value expansion.
Price cuts remained rare relative to the national average. Only 22% of active listings carried a reduction, compared with 19% nationally, and the typical cut was just 3.8% of the original list price. The average home sold for 99.5% of its asking price, just a hair below list, and over a third sold above asking. For a market where the median home costs nearly a million dollars, sellers held pricing power with little need for concessions.
Pending Sales Dropped While Closings Surged—a Split Signal
Pending sales fell 7% year over year in San Diego County, a sharper decline than the national dip of less than 1%, even as actual closings rose 8%. The divergence between closings and new contracts suggests that July’s strong sales reflected a backlog of spring activity rather than fresh demand entering the pipeline. The typical home went under contract in 29 days, down 7 from a year ago and 20 days faster than the national median of 49. Over a third of listings went pending within two weeks.
Homes sold hit 2,293 for the month, the highest July total since 2021. Nationally, closings slid slightly. That gap showed San Diego buyers were still active, but the forward-looking metric (pendings) flashed a warning: fewer contracts were being written, which could translate to softer closings by autumn. For now, the market remained firmly in sellers’ territory, but the trendline bore watching.
Inventory Kept Shrinking While the Nation Held Flat
Active listings in San Diego County fell 6% year over year to 8,959, while nationally inventory barely budged. New listings were essentially flat at 2,821, meaning the supply drawdown came from rapid absorption rather than sellers pulling back. Months of supply stood at 2.76, well below the national figure of 3.94 and deep in seller-friendly territory. At the current pace, the entire available inventory would sell in under three months.
The lack of new supply left buyers with limited options. Despite San Diego’s inventory nearly doubling from its 2023 low of around 5,000 active listings, it remains well below the pre-pandemic level of 10,000 to 12,000. National inventory also sits below its 2019 baseline, but by a much smaller margin. Homes that were priced correctly continued to move fast, and the overall compression in supply kept upward pressure on the market even as pending activity softened.
Mid-Tier Led Sales Growth; Bottom Tier Prices Declined
| Price Tier | Median Price (YoY) | Sold (YoY) | DOM (YoY) | % Above List (YoY) |
|---|---|---|---|---|
| Luxury (top 5%) | $3,774,028 (+3.3%) | 413 (+24.0%) | 32 days (+6 days) | 21.8% (-1.0 ppt) |
| High (65th-95th%) | $1,508,286 (+1.0%) | 2,126 (+3.5%) | 21 days (-1 day) | 36.4% (+3.6 ppt) |
| Non-luxury (35th-65th%) | $910,446 (+0.9%) | 2,134 (+10.9%) | 21 days (-1 day) | 42.8% (-0.7 ppt) |
| Starter (5th-35th%) | $649,672 (-0.2%) | 1,855 (-3.1%) | 28 days (0 days) | 39.1% (+0.2 ppt) |
| Bottom (bottom 5%) | $387,514 (-2.2%) | 358 (+19.7%) | 46 days (+5 days) | 29.6% (-1.2 ppt) |
Redfin analysis of MLS data • Rolling three-month period (April-June 2026)
The non-luxury tier (35th-65th percentile, median $910,446) posted the strongest volume growth at nearly 11% year over year, with homes selling in 21 days. The high tier saw the biggest jump in above-list activity, gaining 3.6 percentage points to 36%. Luxury homes ($3.77M median) moved more slowly at 32 days, and sales volume surged 24%, though much of that likely reflected a low base from the prior year.
At the bottom, prices fell 2% and homes sat 46 days—nearly double the county median. The starter tier was essentially flat on price, and volume dipped 3%. Competition concentrated in the middle and upper tiers, where days on market hovered around three weeks and above-list rates ran between 37% and 43%. Buyers shopping below $650,000 faced fewer bidding wars but longer waits; those in the $900,000-to-$1.5M range encountered the most aggressive competition.
How Buyers and Sellers Can Navigate the San Diego County, CA Housing Market
If you’re buying in San Diego County, expect speed. The median home went pending in 29 days, and over a third sold above asking. Financing approval before you tour is essential, and offers at or above list attracted the fastest responses. The non-luxury tier between $650,000 and $1.5 million saw the most intense competition. Buyers with flexibility on price tier, either stretching toward luxury or pivoting to the starter segment—may find slightly more negotiating room.
If you’re selling, the data supported confident pricing. Active listings fell 6%, months of supply sat below 3, and homes moved in under a month. New listings barely grew, so competition among sellers remained muted. Price accurately from the start: fewer than a quarter of active listings carried a price reduction, and those that did typically cut less than 4%. The softening in pending sales, however, suggested that overpricing carried more risk heading into fall. Homes that missed the window may sit longer as buyer activity moderates.
San Diego County, CA Market Data by City
Rolling three-month period (May-July 2026). Cities with 50+ sales shown.
| City | Median Sale Price (YoY) | Sold | New List. | Active | DOM | % Above | Supply |
|---|---|---|---|---|---|---|---|
| San Diego | $989,504 (+2.8% YoY) | 2,703 | 3,703 | 6,056 | 25 | 34.9% | 3.0 |
| Oceanside | $884,557 (+4.1% YoY) | 518 | 557 | 892 | 28 | 36.8% | 2.0 |
| Chula Vista | $829,585 (+3.1% YoY) | 473 | 561 | 855 | 24 | 46.2% | 2.1 |
| Carlsbad | $1,574,212 (-0.1% YoY) | 366 | 390 | 647 | 29 | 32.2% | 1.8 |
| Escondido | $824,587 (-0.7% YoY) | 300 | 344 | 564 | 29 | 40.4% | 2.3 |
| San Marcos | $927,036 (-4.4% YoY) | 187 | 234 | 359 | 36 | 32.3% | 2.3 |
| El Cajon | $754,622 (+2.0% YoY) | 172 | 202 | 351 | 26 | 35.2% | 2.6 |
| Encinitas | $2,181,408 (+14.4% YoY) | 158 | 197 | 317 | 21 | 38.4% | 2.7 |
| Vista | $837,081 (-8.0% YoY) | 157 | 199 | 305 | 21 | 43.9% | 2.2 |
| Santee | $779,610 (-2.5% YoY) | 146 | 177 | 253 | 20 | 54.0% | 1.7 |
| Poway | $1,249,374 (-2.0% YoY) | 128 | 143 | 202 | 20 | 38.5% | 1.9 |
| La Mesa | $882,058 (+6.0% YoY) | 117 | 154 | 232 | 27 | 48.4% | 2.4 |
| Fallbrook | $849,575 (-1.3% YoY) | 73 | 87 | 154 | 34 | 31.1% | 2.7 |
| Coronado | $3,013,491 (+32.5% YoY) | 70 | 106 | 212 | 35 | 19.2% | 5.3 |
| La Presa | $759,620 (-0.7% YoY) | 69 | 84 | 118 | 20 | 52.4% | 2.0 |
| Casa de Oro-Mount Helix | $1,134,432 (-0.8% YoY) | 65 | 70 | 105 | 19 | 48.5% | 1.8 |
| Spring Valley | $777,111 (-5.8% YoY) | 59 | 63 | 96 | 27 | 53.6% | 1.7 |
| Imperial Beach | $849,575 (+3.6% YoY) | 53 | 111 | 190 | 27 | 28.9% | 6.4 |
This article has been generated, in whole or in part, using generative artificial intelligence (AI) technology, with input from Redfin head of economics research Chen Zhao. While efforts have been made to ensure the accuracy and reliability of this information, you should independently verify all data, facts, and citations contained in this article before relying on it for any purpose. This information is not a substitute for advice from a real estate agent, financial advisor, or other licensed professional. County-level data is not seasonally adjusted. Check the Redfin Data Center for additional in-depth housing market data.
Key Takeaways
- Travis County remained a buyer’s market in July. Homes sat for over two months on average, supply hovered above six months, and only 14% sold above asking—less than half the national rate.
- Home sales jumped 13% year over year even as national sales dipped, signaling that buyers re-engaged once prices leveled off.
- The median sale price held near $523,000, essentially flat from a year ago, while national prices climbed more than 3%.
Travis County, TX Housing Market Snapshot
| Median Sale Price | Pending Sales | Active Listings | Days on Market | Sold Above List |
|---|---|---|---|---|
| $523,465 (-0.3% YoY) | 1,532 (+5.3% YoY) | 9,692 (-4.6% YoY) | 61 days (-3 days YoY) | 13.9% (+2.6 ppt YoY) |
Travis County’s housing market continued to favor buyers in July, but the balance shifted slightly. Prices remained flat while the rest of the country appreciated, yet transaction volume surged—homes sold rose 13% from a year ago and pending sales climbed 5%. Inventory tightened modestly despite still sitting at elevated levels. The result was a market where buyers retained leverage on price but faced growing competition for well-priced homes.
Learn everything you need to know about the Travis County, TX housing market as we head into late summer, and what buyers and sellers can do to succeed.
U.S. Housing Market Snapshot
| Median Sale Price | Pending Sales | Active Listings | Days on Market | Buyer-Seller Balance |
|---|---|---|---|---|
| $407,730 (+3.2% YoY) | 335,051 (-0.7% YoY) | 1,462,921 (-0.6% YoY) | 49 days (0 days YoY) | Sellers outnumber buyers by 51.3% |
Nationally, home prices rose about 3% and activity was essentially flat—pending sales barely moved, inventory held steady, and homes sold at the same pace as a year ago. Travis County diverged on nearly every metric: prices stalled, but transaction volume spiked in the opposite direction from the national trend, suggesting that local buyers were waiting for price relief and found it.
“The U.S. housing market continued its slow recovery in July, but again felt some bumps in the road,” said Chen Zhao, Redfin’s head of economics research. “Both supply and demand declined for the second month in a row, propping up prices and exacerbating the slow and expensive buyer’s market that has defined the post-pandemic period. Mortgage rate and economic volatility tied to the war in Iran and an unexpectedly hot job market has added a layer of uncertainty as well. Most buyers and sellers won’t see a much improved housing market, but economists are confident that affordability and normalcy will return in the coming years.”
Travis County Prices Stayed Flat While the Nation Climbed
The median sale price in Travis County was $523,465 in July, essentially flat from a year ago, while national prices climbed 3%. This extended a pattern that began in late 2022: after peaking near $650,000 during the pandemic frenzy, Travis County prices corrected sharply and have since stabilized in the low-to-mid $500,000 range. The median price per square foot edged up about 1% year over year to $272, indicating that per-unit values are holding even as headline prices stagnate.
The typical home sold for about 97% of its list price, and 28% of active listings carried a price reduction—well above the national average of 19%. Sellers who priced aggressively still attracted offers, but the era of automatic appreciation that defined 2020-2022 has not returned. Buyers had room to negotiate, and the data showed they used it: only 14% of homes sold above asking, compared with 25% nationally.
Home Sales Surged as Buyers Jumped Back In
Homes sold in Travis County reached 1,331 in July, a 13% jump from a year ago, while national sales edged down about 1%. Pending sales also rose 5% year over year to 1,532—the strongest July reading since 2021. The surge in activity coincided with stable prices and ample inventory, a combination that drew buyers who had been sidelined during the pandemic-era run-up. Nationally, pending sales barely moved at -1%, making Travis County’s acceleration stand out.
Homes moved somewhat faster than a year ago. The median time on market fell to 61 days from 64 a year prior, and about 19% of homes went under contract within two weeks. Still, these numbers remained well above the national pace of 49 days, confirming that Travis County’s market operated on a slower rhythm. Buyers could tour, deliberate, and negotiate without the urgency that dominated in 2021.
Months of Supply Exceeded Six, Signaling a Buyer’s Market
Active listings in Travis County fell about 5% year over year to 9,692—the first sustained decline since early 2024, when inventory was still climbing. New listings rose 5% to 1,976, meaning sellers continued to enter the market. But the surge in buyer activity absorbed new supply faster than it appeared, tipping the balance toward tighter conditions. Nationally, active listings barely moved at -1%, so Travis County’s inventory contraction was roughly five times steeper.
Months of supply stood at 6.1—still elevated compared with the national figure of 3.9 and well above the 2-3 months typical of a seller’s market. But that number fell from last summer, when supply exceeded 6.5 months. If the current trajectory holds—rising demand absorbing a still-generous but shrinking pool of homes—buyers who wait may face a tighter market by fall.
Luxury Led Price Gains; Lower Tiers Continued to Correct
| Price Tier | Median Price (YoY) | Sold (YoY) | DOM (YoY) | % Above List (YoY) |
|---|---|---|---|---|
| Luxury (top 5%) | $1,839,700 (+5.7%) | 466 (+13.1%) | 52 days (-5 days) | 14.4% (+5.2 ppt) |
| High (65th-95th%) | $738,492 (-1.1%) | 1,665 (+16.1%) | 46 days (-3 days) | 17.6% (+4.1 ppt) |
| Non-luxury (35th-65th%) | $434,917 (-1.9%) | 1,087 (+2.3%) | 55 days (-3 days) | 13.2% (-2.6 ppt) |
| Starter (5th-35th%) | $316,677 (-3.2%) | 973 (+20.4%) | 66 days (+3 days) | 13.8% (-3.1 ppt) |
| Bottom (bottom 5%) | $199,113 (-3.8%) | 187 (+19.1%) | 87 days (+16 days) | 7.0% (-0.7 ppt) |
Redfin analysis of MLS data • Rolling three-month period (April-June 2026)
Only luxury homes ($1.84M median) posted price gains, rising nearly 6% year over year. That tier also saw the largest increase in above-list activity, jumping 5 percentage points. The high tier ($738K median) led in volume growth at 16%, with above-list rates also rising 4 percentage points. Both upper tiers sold faster, with days on market falling 3 to 5 days.
Below the midpoint, prices declined across the board. Starter homes fell about 3%, and bottom-tier prices dropped nearly 4%—with homes in that bracket sitting for 87 days on average, 16 more than a year ago. The divergence between tiers reflected a market where high-end demand remained resilient, while affordable segments continued to correct from pandemic-era overpricing.
How Buyers and Sellers Can Navigate the Travis County, TX Housing Market
If you’re buying in Travis County, you have unusual leverage for a major metro. Over six months of supply, 28% of listings with price cuts, and 61 days on market all point toward room to negotiate. Lean into inspections, request concessions, and don’t rush—the data shows homes stay available long enough to make informed decisions. If you’re targeting the starter or mid-tier segment, prices have fallen 2-3% from a year ago, and fewer than 14% of homes sell above asking.
If you’re selling, pricing accurately from day one is critical. The average home sold for about 97% of its list price, and more than a quarter of all listings required a price cut. Overpricing is the fastest path to a stale listing in a market where buyers have options. The bright spot: transaction volume is surging, meaning well-priced homes are finding buyers. If your property is in the upper tiers, demand is accelerating fastest there—luxury sales grew 13% and above-list activity climbed.
Travis County, TX Market Data by City
Rolling three-month period (May-July 2026). Cities with 50+ sales shown.
| City | Median Sale Price (YoY) | Sold | New List. | Active | DOM | % Above | Supply |
|---|---|---|---|---|---|---|---|
| Austin | $561,969 (+0.8% YoY) | 2,922 | 4,479 | 9,016 | 52 | 14.9% | 5.4 |
| Pflugerville | $365,317 (-9.8% YoY) | 219 | 296 | 586 | 61 | 12.6% | 4.6 |
| Lakeway | $784,607 (-3.3% YoY) | 152 | 209 | 459 | 61 | 9.4% | 5.6 |
| Lago Vista | $404,797 (-8.0% YoY) | 99 | 116 | 326 | 75 | 18.6% | 6.2 |
| Manor | $324,832 (-4.5% YoY) | 78 | 163 | 317 | 67 | 15.8% | 8.2 |
| Steiner Ranch | $829,085 (-2.9% YoY) | 74 | 101 | 182 | 57 | 8.4% | 4.2 |
This article has been generated, in whole or in part, using generative artificial intelligence (AI) technology, with input from Redfin head of economics research Chen Zhao. While efforts have been made to ensure the accuracy and reliability of this information, you should independently verify all data, facts, and citations contained in this article before relying on it for any purpose. This information is not a substitute for advice from a real estate agent, financial advisor, or other licensed professional. County-level data is not seasonally adjusted. Check the Redfin Data Center for additional in-depth housing market data.
Key Takeaways
- Hillsborough County continued to favor sellers in July, with homes selling in a median of 24 days, the typical sale closing above asking price, and nearly 58% of transactions finishing above list.
- The median sale price held at $548,392, up about 3% year over year—still below the national growth rate of 3.2%, marking a slight deceleration from earlier in 2026.
- Inventory expanded 8% year over year to 1,494 active listings, yet supply remained critically tight at just 1.71 months—well short of the 4–6 months that signal balance.
Hillsborough County, NH Housing Market Snapshot
| Median Sale Price | Pending Sales | Active Listings | Days on Market | Sold Above List |
|---|---|---|---|---|
| $548,392 (+2.5% YoY) | 546 (-1.1% YoY) | 1,494 (+8.2% YoY) | 24 days (+3 days YoY) | 57.8% (+2.6 ppt YoY) |
Hillsborough County’s housing market entered midsummer with familiar dynamics: tight supply, brisk sales, and prices holding near record levels. Closed sales grew about 6% year over year to 556, new listings jumped about 11%, and the share of homes selling above asking ticked up roughly 3 percentage points. Yet pending sales slipped about 1%, the first negative reading in months, hinting that buyer urgency may have crested even as seller confidence remained intact.
Below is a detailed look at Hillsborough County, NH housing data for July 2026, along with what it means for buyers and sellers heading into fall.
U.S. Housing Market Snapshot
| Median Sale Price | Pending Sales | Active Listings | Days on Market | Buyer-Seller Balance |
|---|---|---|---|---|
| $407,730 (+3.2% YoY) | 335,051 (-0.7% YoY) | 1,462,921 (-0.6% YoY) | 49 days (0 days YoY) | Sellers outnumber buyers by 51.3% |
Nationally, the housing market essentially flatlined in July: prices rose about 3%, but pending sales edged down about 1%, active inventory dipped slightly, and days on market held unchanged at 49. In Hillsborough County, the picture was materially different—homes sold in roughly half the national time, the above-list rate more than doubled the national average of 25%, and inventory grew while it contracted elsewhere. The county outperformed on speed and competition, though its price growth slightly trailed the national pace for the first time in several months.
“The U.S. housing market continued its slow recovery in July, but again felt some bumps in the road,” said Chen Zhao, Redfin’s head of economics research. “Both supply and demand declined for the second month in a row, propping up prices and exacerbating the slow and expensive buyer’s market that has defined the post-pandemic period. Mortgage rate and economic volatility tied to the war in Iran and an unexpectedly hot job market has added a layer of uncertainty as well. Most buyers and sellers won’t see a much improved housing market, but economists are confident that affordability and normalcy will return in the coming years.”
Hillsborough County Prices Held Near Record Levels
The median sale price in Hillsborough County reached $548,392 in July, up about 3% from a year ago but essentially flat compared to June’s $550,000. Nationally, prices rose 3.2%. Since early 2019, county prices have appreciated roughly 99%, more than doubling from the mid-$270,000s to over half a million. The median price per square foot rose about 3% to $285, suggesting that gains were broadly distributed rather than driven by a compositional shift toward larger homes.
Price reductions affected 16.6% of active listings, up about 2 percentage points from a year ago, reflecting more seller flexibility at the margin. Still, the typical home sold for about 2% above its list price, and about 58% of sales closed above asking—up from 55% last July. Sellers who priced correctly continued to attract multiple offers; those who overshot found the market less forgiving than a year earlier.
Home Sales Climbed While National Transactions Dipped
Homes in Hillsborough County sold in a median of 24 days in July, 3 days longer than a year ago but still half the 49-day national pace. Closed sales rose about 6% to 556, while pending sales dipped about 1% to 546—the first year-over-year decline after months of gains. About 59% of homes went under contract within two weeks, essentially unchanged from last July, confirming that well-priced listings still moved almost immediately.
The national market showed no change in speed: median days on market sat at 49, and roughly 32% of homes went under contract within two weeks. Hillsborough County’s demand metrics remained dramatically stronger on every measure. The small dip in pending sales likely reflected a dwindling pool of available well-priced properties rather than any retreat in buyer appetite.
Inventory Grew Steadily but Remained Far Below Balance
Active listings climbed about 8% year over year to 1,494, the highest July total since 2021, yet months of supply remained at just 1.71—firmly in seller’s-market territory. New listings rose about 11% to 618, meaning more sellers entered the market than a year ago. Nationally, active inventory actually contracted slightly (-0.6%), making Hillsborough County’s supply recovery a notable divergence.
The age of inventory held steady at 36 days, unchanged year over year, indicating that the new supply was being absorbed at roughly the same rate it arrived. While buyers had more options than 12 months prior, the structural deficit remained severe: at the current absorption pace, it would take about 21 months of supply growth at 8% annually just to reach the low end of a balanced market. For now, sellers retained pricing power.
Luxury Sales Surged While Entry-Level Prices Declined
| Price Tier | Median Price (YoY) | Sold (YoY) | DOM (YoY) | % Above List (YoY) |
|---|---|---|---|---|
| Luxury (top 5%) | $1,191,944 (+14.1%) | 90 (+36.4%) | 28 days (+10 days) | 48.9% (+11.0 ppt) |
| High (65th-95th%) | $689,042 (+4.8%) | 423 (+12.2%) | 22 days (+5 days) | 66.2% (+1.5 ppt) |
| Non-luxury (35th-65th%) | $512,964 (+2.3%) | 385 (+2.9%) | 20 days (+10 days) | 64.4% (-1.4 ppt) |
| Starter (5th-35th%) | $381,054 (+3.0%) | 345 (+7.1%) | 28 days (+13 days) | 56.5% (-8.4 ppt) |
| Bottom (bottom 5%) | $228,596 (-0.9%) | 57 (-8.1%) | 26 days (+10 days) | 28.1% (-23.5 ppt) |
Redfin analysis of MLS data • Rolling three-month period (April-June 2026)
The luxury tier powered much of the county’s headline price growth. The top 5% surged about 14% to a median of nearly $1.19 million, with volume jumping over 36%. Nearly half of luxury sales closed above asking—up 11 percentage points year over year. The high tier ($689,042 median) also outperformed, gaining nearly 5% with the strongest above-list rate (66%) of any segment.
The bottom of the market told a different story. The cheapest 5% of homes saw prices slip about 1% to $228,596, sales declined 8%, and only about 28% sold above list—down nearly 24 percentage points. Starter homes ($381,054) gained 3% in price but shed 8 points of above-list activity and took 13 days longer to sell than a year earlier. Buyers shopping below the median had materially more leverage; those competing for high-end properties faced the fiercest bidding in the county.
How Buyers and Sellers Can Navigate Hillsborough County’s Market
If you’re buying in Hillsborough County, speed remains essential—about 59% of homes go under contract within two weeks. In the high tier, over 66% of sales closed above asking, so budget above list price if targeting the $500,000–$700,000 range. Starter homes under $400,000 offer a rare opening: prices there rose only 3%, far fewer sold above list, and days on market stretched to 28, giving room for negotiation and inspection contingencies.
If you’re selling, the market still favored you broadly—1.7 months of supply and a 101.6% sale-to-list ratio confirm that. However, the 16.6% of listings carrying price reductions is a signal: homes priced more than 3–5% above comparable recent sales risk sitting. Lean on your agent’s comparable-sale data to price accurately from day one, particularly in the starter tier where buyer competition softened measurably from last summer.
Hillsborough County, NH Market Data by City
Rolling three-month period (May-July 2026). Cities with 50+ sales shown. Click any column header to sort.
| City | Median Sale Price (YoY) | Sold | New List. | Active | DOM | % Above | Supply |
|---|---|---|---|---|---|---|---|
| Manchester | $474,762 (+3.2% YoY) | 397 | 466 | 613 | 23 | 60.7% | 1.5 |
| Nashua | $542,978 (+5.4% YoY) | 272 | 345 | 458 | 13 | 66.3% | 1.7 |
This article has been generated, in whole or in part, using generative artificial intelligence (AI) technology, with input from Redfin head of economics research Chen Zhao. While efforts have been made to ensure the accuracy and reliability of this information, you should independently verify all data, facts, and citations contained in this article before relying on it for any purpose. This information is not a substitute for advice from a real estate agent, financial advisor, or other licensed professional. County-level data is not seasonally adjusted. Check the Redfin Data Center for additional in-depth housing market data.
Key Takeaways
- Hampden County’s median sale price slipped to $355,956 in July, down about 1% year over year — the first annual price decline in more than three years — while national prices rose over 3%.
- Buyer activity remained strong: pending sales rose 8% and homes sold climbed about 3% year over year, with 68% of transactions closing above asking price.
- Supply continued to build, with active listings up 13% and new listings surging 14%, yet homes still sold in a median of 21 days, signaling that sellers retain leverage despite inventory growth.
Hampden County, MA Housing Market Snapshot
| Median Sale Price | Pending Sales | Active Listings | Days on Market | Sold Above List |
|---|---|---|---|---|
| $355,956 (-1.1% YoY) | 483 (+8.4% YoY) | 1,256 (+12.7% YoY) | 21 days (0 days YoY) | 68.0% (+2.4 ppt YoY) |
Hampden County’s housing market cooled on price but not on activity in July. The median sale price dipped below $356,000, the first year-over-year decline since early 2023, yet buyer engagement remained robust. Pending sales climbed 8%, homes sold rose about 3%, and more than two-thirds of transactions closed above asking. The disconnect between falling prices and rising activity points to a compositional shift: more affordable homes are trading hands while the priciest segment contracts.
Below is a breakdown of Hampden County, MA housing data for July 2026, along with guidance for buyers and sellers heading into fall.
U.S. Housing Market Snapshot
| Median Sale Price | Pending Sales | Active Listings | Days on Market | Buyer-Seller Balance |
|---|---|---|---|---|
| $407,730 (+3.2% YoY) | 335,051 (-0.7% YoY) | 1,462,921 (-0.6% YoY) | 49 days (0 days YoY) | Sellers outnumber buyers by 51.3% |
Nationally, home prices climbed over 3% while demand and inventory both slipped slightly year over year. Hampden County diverged sharply: local prices fell while buyer activity surged. The county added inventory at roughly 20 times the national rate, yet its 21-day median time on market was less than half the national figure of 49 days. That combination — rising supply with persistent speed — suggests the local market is normalizing from its overheated 2024 peak rather than weakening.
“The U.S. housing market continued its slow recovery in July, but again felt some bumps in the road,” said Chen Zhao, Redfin’s head of economics research. “Both supply and demand declined for the second month in a row, propping up prices and exacerbating the slow and expensive buyer’s market that has defined the post-pandemic period. Mortgage rate and economic volatility tied to the war in Iran and an unexpectedly hot job market has added a layer of uncertainty as well. Most buyers and sellers won’t see a much improved housing market, but economists are confident that affordability and normalcy will return in the coming years.”
Prices Dipped as the Market Shifted Toward Smaller Homes
The median sale price fell about 1% year over year to $355,956, the first annual decline since early 2023, while the national median climbed 3.2% to $407,730. However, the median price per square foot jumped 10% to $242, suggesting the headline decline reflects a shift in mix — more modest homes selling — rather than outright weakness in per-unit values. Price reductions remained elevated at about 17% of active listings, though that share actually fell 2 percentage points from a year ago.
The typical home still sold for about 2% above its list price. Sellers who priced at market cleared quickly, but those who overshot faced a buyer pool with more options than last summer. The gap between headline price declines and rising price-per-square-foot means buyers are getting smaller homes for less money, not necessarily better deals on comparable properties.
Buyer Activity Outpaced the Nation Despite Cooling Speed
Pending sales rose 8% year over year to 483 contracts, a stark contrast to the national decline of about 1%. Homes sold climbed about 3% to 436, and roughly 48% of listings went under contract within two weeks. That two-week rate fell nearly 6 percentage points from a year ago, reflecting a gradual cooling from the frenetic pace of 2024’s spring market, but it still exceeded the national figure of about 32%. Median time on market held steady at 21 days, less than half the national 49.
Competition shifted in tone: while 68% of homes still sold above asking — up 2 percentage points from last year — fewer went under contract in the first two weeks, and total pending volume rose at a more measured pace than the 23% surge seen in June. Buyers had more options and slightly more time, though prepared buyers who moved quickly within the first week still found the most success.
Inventory Surged as Sellers Returned at 20 Times the National Pace
New listings jumped about 14% year over year to 520, while nationally new supply slipped about 1%. Active inventory rose roughly 13% to 1,256, the highest July figure since 2019. The combination of rising new listings and growing active stock pushed months of supply to 1.82, the highest since the pandemic’s disruption in 2020 — though still well below the 4–6 month threshold that signals a buyer’s market.
Sellers returned in force, motivated by equity built during three years of rapid appreciation. The market absorbed the new supply without stalling: homes still sold in 21 days and two-thirds closed above list. But the pace of absorption is slowing. Buyers gained breathing room they did not have a year ago, and sellers who waited too long to list found their homes sitting in a pool of fresh competition.
High-Tier Homes Led Price Growth, While Luxury Volume Collapsed
| Price Tier | Median Price (YoY) | Sold (YoY) | DOM (YoY) | % Above List (YoY) |
|---|---|---|---|---|
| Luxury (top 5%) | $845,690 (+7.0%) | 29 (-31.0%) | 24 days (-2 days) | 58.6% (+1.5 ppt) |
| High (65th-95th%) | $506,358 (+8.2%) | 305 (+1.0%) | 21 days (0 days) | 62.6% (-4.3 ppt) |
| Non-luxury (35th-65th%) | $363,061 (+4.6%) | 352 (+8.0%) | 22 days (0 days) | 68.5% (+3.7 ppt) |
| Starter (5th-35th%) | $285,897 (+6.6%) | 330 (+7.5%) | 22 days (-1 day) | 62.4% (-2.1 ppt) |
| Bottom (bottom 5%) | $169,684 (+7.9%) | 49 (+28.9%) | 31 days (+5 days) | 24.5% (-20.2 ppt) |
Redfin analysis of MLS data • Rolling three-month period (April-June 2026)
Every price tier posted gains, with the high segment leading at 8% year over year. Non-luxury and starter brackets also rose solidly (5% and 7% respectively) on strong volume growth of 8% and 8%. The non-luxury tier saw the highest share of above-list sales at nearly 69%, up about 4 percentage points, making it the most competitive segment in the county.
Luxury told a different story. Prices rose 7%, but volume collapsed by 31% — only 29 homes sold — and days on market fell 2 days to 24. The decline in volume with rising prices suggests extreme scarcity at the top, not weak demand. At the bottom tier, volume surged 29% but competition collapsed: only 25% sold above asking versus 45% a year ago, and DOM expanded by 5 days. Buyers in the most affordable segment have more negotiating power than anywhere else in the market.
How Buyers and Sellers Can Navigate Hampden County’s Market
If you’re buying in Hampden County, conditions improved modestly from a year ago. You have more inventory to choose from (active listings up 13%), fewer homes are going under contract in the first two weeks, and the headline price is actually lower than last July. Focus on the non-luxury tier ($300,000–$400,000) where competition is fiercest — 69% sell above list — and come prepared with pre-approval and a competitive initial offer. In the bottom tier under $200,000, you have room to negotiate; only a quarter of homes sell above asking.
If you’re selling, the market still favors you — 68% of homes sold above list and the median sale took just 21 days — but the margin for pricing error is narrower than last year. New listings rose 14%, meaning your home competes with more fresh inventory. Price at market from the outset: about 17% of active listings carry a price cut, and each cut adds time and signals weakness to buyers who are increasingly aware they have options.
Hampden County, MA Market Data by City
Rolling three-month period (May-July 2026). Cities with 50+ sales shown.
| City | Median Sale Price (YoY) | Sold | New List. | Active | DOM | % Above | Supply |
|---|---|---|---|---|---|---|---|
| Springfield | $316,591 (+0.5% YoY) | 397 | 505 | 713 | 22 | 66.4% | 2.0 |
| Chicopee | $324,837 (+1.5% YoY) | 132 | 154 | 196 | 20 | 69.9% | 1.3 |
| Agawam Town | $364,817 (-2.7% YoY) | 98 | 103 | 144 | 21 | 68.9% | 1.1 |
| Agawam | $364,817 (-2.7% YoY) | 98 | 103 | 144 | 21 | 68.9% | 1.1 |
| Westfield | $379,810 (-1.3% YoY) | 85 | 106 | 151 | 21 | 71.2% | 1.8 |
| Westfield | $379,810 (-1.3% YoY) | 85 | 106 | 151 | 21 | 71.2% | 1.8 |
| Holyoke | $356,571 (+6.0% YoY) | 72 | 89 | 129 | 22 | 58.7% | 1.9 |
| Longmeadow | $550,724 (-0.1% YoY) | 68 | 93 | 108 | 20 | 80.5% | 1.5 |
| West Springfield Town | $369,815 (+6.4% YoY) | 61 | 66 | 104 | 21 | 55.1% | 1.4 |
This article has been generated, in whole or in part, using generative artificial intelligence (AI) technology, with input from Redfin head of economics research Chen Zhao. While efforts have been made to ensure the accuracy and reliability of this information, you should independently verify all data, facts, and citations contained in this article before relying on it for any purpose. This information is not a substitute for advice from a real estate agent, financial advisor, or other licensed professional. County-level data is not seasonally adjusted. Check the Redfin Data Center for additional in-depth housing market data.
Key Takeaways
- Middlesex County home prices stabilized in July, edging up 0.3% year over year to $857,485 after slipping 1% in June—a sign that the brief dip was a blip rather than a trend.
- Inventory remained elevated at 4,594 active listings (+11.5% YoY), while homes sold surged 12% year over year to 1,760, indicating buyer demand absorbed the additional supply.
- Homes still moved quickly—selling in a median of 21 days with 54% closing above list price—even as nationally, the typical home sat on market for 49 days.
Middlesex County, MA Housing Market Snapshot
| Median Sale Price | Pending Sales | Active Listings | Days on Market | Sold Above List |
|---|---|---|---|---|
| $857,485 (+0.3% YoY) | 1,337 (+0.9% YoY) | 4,594 (+11.5% YoY) | 21 days (+2 days YoY) | 54.2% (-1.8 ppt YoY) |
Middlesex County’s housing market steadied in July after a brief stumble in June. Prices recovered to essentially flat year over year, inventory continued to expand but at a slower pace than the prior month, and homes sold in greater numbers than a year ago. The data painted a picture of a market that remains fundamentally competitive but is slowly building the conditions for more balance.
Below is a breakdown of Middlesex County, MA housing data for July 2026, along with guidance for buyers and sellers heading into fall.
U.S. Housing Market Snapshot
| Median Sale Price | Pending Sales | Active Listings | Days on Market | Buyer-Seller Balance |
|---|---|---|---|---|
| $407,730 (+3.2% YoY) | 335,051 (-0.7% YoY) | 1,462,921 (-0.6% YoY) | 49 days (0 days YoY) | Sellers outnumber buyers by 51.3% |
Nationally, home prices rose about 3%, pending sales and active listings were both essentially flat year over year, and homes sat on market for 49 days—unchanged from a year ago. Locally, the numbers diverged sharply: Middlesex County saw prices hold steady while the nation gained ground, inventory surged, and homes sold 12% faster than a year ago while the national pace stalled—underscoring this market’s continued exceptionalism among high-cost metros.
“The U.S. housing market continued its slow recovery in July, but again felt some bumps in the road,” said Chen Zhao, Redfin’s head of economics research. “Both supply and demand declined for the second month in a row, propping up prices and exacerbating the slow and expensive buyer’s market that has defined the post-pandemic period. Mortgage rate and economic volatility tied to the war in Iran and an unexpectedly hot job market has added a layer of uncertainty as well. Most buyers and sellers won’t see a much improved housing market, but economists are confident that affordability and normalcy will return in the coming years.”
Middlesex County Prices Stabilized While the Nation Rose
The typical home in Middlesex County sold for $857,485 in July—essentially flat (+0.3%) year over year, rebounding from June’s 1% decline and marking a return to price stability. Nationally, prices rose 3.2% over the same period. The local recovery came even as inventory remained 12% above prior-year levels, suggesting that strong buyer demand offset loosening supply conditions.
Price per square foot slipped marginally (down 0.3% year over year to $437), while the average home still sold for about 2% above its list price. About 20% of active listings carried a price reduction, similar to June, indicating sellers were still adjusting expectations in some segments but not capitulating broadly.
Sales Volume Surged as Buyers Seized Opportunities
Homes sold surged 12% year over year to 1,760 in July, while pending sales held roughly flat at 1,337 (+0.9%)—a shift from June’s 15% pending-sales surge, suggesting the spring rush has normalized into steady summer demand. The median home went under contract in 21 days, up 2 days from a year earlier but still remarkably fast for a market with an $857,000 median price. About 46% of homes sold within two weeks of listing, down roughly 4 percentage points year over year.
Nationally, pending sales declined 0.7%, homes sat on market for 49 days (unchanged year over year), and about 32% sold within two weeks. Middlesex County continued to outpace the country on every demand metric by a wide margin, even as the pace of growth moderated from the spring.
Inventory Remained Elevated but Growth Slowed
Active listings rose about 12% year over year to 4,594 in July, while new listings edged up roughly 3% to 1,495. The pace of inventory growth slowed from June’s 15% surge, in part because the seasonal wave of new listings crested in May-June and buyers absorbed much of the fresh supply through elevated sales volume. Months of supply stood at 1.75, and the age of active inventory sat at 45 days—still well below national norms but above the tight conditions of 2024.
Nationally, the supply picture barely budged: active listings dipped 0.6% to about 1,463,000, new listings held near 375,000, and months of supply stood at 3.9. Middlesex County’s inventory expansion reflected local conditions—prices near $857,000 that made selling attractive for equity-rich homeowners—rather than a broader national trend of loosening.
Bottom Tier Led Volume Growth; Luxury Prices Held Firm
| Price Tier | Median Price (YoY) | Sold (YoY) | DOM (YoY) | % Above List (YoY) |
|---|---|---|---|---|
| Luxury (top 5%) | $2,676,862 (+3.4%) | 282 (-11.3%) | 22 days (-2 days) | 34.8% (+2.7 ppt) |
| High (65th-95th%) | $1,246,113 (+3.6%) | 1,613 (-5.5%) | 19 days (+3 days) | 58.2% (-4.6 ppt) |
| Non-luxury (35th-65th%) | $760,253 (+1.3%) | 1,155 (+0.7%) | 19 days (+3 days) | 62.3% (-8.9 ppt) |
| Starter (5th-35th%) | $524,846 (+1.8%) | 884 (+10.5%) | 21 days (+3 days) | 52.0% (-8.8 ppt) |
| Bottom (bottom 5%) | $285,781 (-4.3%) | 203 (+22.3%) | 26 days (+8 days) | 31.5% (-16.1 ppt) |
Redfin analysis of MLS data • Rolling three-month period (April-June 2026)
The luxury tier ($2.7M median) appreciated 3.4% year over year, though sales volume dropped roughly 11% and days on market actually fell by 2 days—a sign that the homes selling at the top traded quickly even as fewer transacted overall. Above-list activity rose 2.7 percentage points in the luxury tier, the only segment to see an increase.
The bottom tier continued its volume breakout: sales surged 22% year over year, the strongest growth across all segments, even as prices declined about 4%. Starter homes (up about 2% in price, up roughly 11% in volume) also showed strength. Competition eased across every tier (above-list rates fell 5 to 16 percentage points), giving buyers at all price points more room to negotiate than a year ago.
How Buyers and Sellers Can Navigate Middlesex County’s Market
If you’re buying in Middlesex County, July’s data confirms the market is competitive but not frenzied. The median home sold in 21 days, about 54% closed above asking, and prices barely rose year over year. You have more negotiating leverage than at any point since 2019—particularly in the starter and bottom tiers where volume growth outpaced price appreciation. Focus on well-priced listings and don’t rush past inspection contingencies; the days of blind waiving are behind us.
If you’re selling, the window remains favorable but narrowing. Homes sold surged 12% year over year, the sale-to-list ratio held near 102%, and 54% of homes still closed above asking. However, inventory is rising, price drops are holding at 20%, and the share selling above list slipped. Price accurately from day one—the market still rewards correctly positioned listings with fast sales, but overpriced homes are sitting longer than in 2024.
Middlesex County, MA Market Data by City
Rolling three-month period (May-July 2026). Cities with 50+ sales shown.
| City | Median Sale Price (YoY) | Sold | New List. | Active | DOM | % Above | Supply |
|---|---|---|---|---|---|---|---|
| Newton | $1,575,211 (-4.5% YoY) | 326 | 346 | 612 | 21 | 46.2% | 2.3 |
| Cambridge | $1,204,397 (-4.4% YoY) | 301 | 331 | 549 | 21 | 47.7% | 1.9 |
| Somerville | $1,034,482 (-6.0% YoY) | 224 | 290 | 474 | 22 | 42.6% | 2.6 |
| Lowell | $506,746 (-7.0% YoY) | 212 | 254 | 386 | 22 | 60.5% | 2.3 |
| Framingham | $678,660 (-7.7% YoY) | 199 | 239 | 338 | 19 | 60.4% | 1.9 |
| Arlington | $1,075,461 (-10.0% YoY) | 158 | 186 | 244 | 19 | 57.3% | 1.4 |
| Natick | $859,570 (-8.8% YoY) | 157 | 155 | 222 | 19 | 44.5% | 1.2 |
| Medford | $869,565 (-3.9% YoY) | 143 | 211 | 314 | 20 | 53.0% | 2.8 |
| Lexington | $1,594,202 (-18.2% YoY) | 137 | 132 | 258 | 23 | 50.1% | 2.0 |
| Waltham | $819,590 (-1.6% YoY) | 128 | 144 | 223 | 20 | 52.9% | 1.8 |
| Chelmsford | $647,926 (-6.1% YoY) | 127 | 150 | 194 | 19 | 74.4% | 1.7 |
| Reading | $965,017 (+9.3% YoY) | 118 | 96 | 138 | 19 | 64.5% | 0.6 |
| Billerica | $696,651 (-0.5% YoY) | 116 | 137 | 183 | 20 | 70.1% | 1.3 |
| Watertown | $864,567 (-1.5% YoY) | 113 | 127 | 192 | 22 | 43.7% | 1.7 |
| Woburn | $790,904 (+4.1% YoY) | 113 | 127 | 175 | 20 | 61.0% | 1.1 |
| Acton | $899,549 (+2.8% YoY) | 111 | 118 | 169 | 20 | 61.3% | 1.7 |
| Tewksbury | $684,657 (-2.7% YoY) | 110 | 125 | 166 | 21 | 63.7% | 1.1 |
| Watertown Town | $859,570 (-2.0% YoY) | 110 | 125 | 190 | 22 | 42.2% | 1.8 |
| Marlborough | $611,694 (+0.1% YoY) | 105 | 114 | 176 | 21 | 55.5% | 2.0 |
| Malden | $699,650 (-0.1% YoY) | 102 | 136 | 194 | 21 | 59.1% | 2.3 |
| Melrose | $979,509 (+4.8% YoY) | 99 | 116 | 148 | 14 | 72.3% | 1.3 |
| Dracut | $574,712 (+4.5% YoY) | 92 | 124 | 161 | 21 | 61.3% | 2.0 |
| Hopkinton | $1,041,978 (+6.9% YoY) | 92 | 101 | 157 | 20 | 51.2% | 1.6 |
| Winchester | $1,619,189 (+7.2% YoY) | 89 | 101 | 150 | 19 | 53.0% | 2.0 |
| Stoneham | $784,607 (+1.8% YoY) | 89 | 98 | 133 | 18 | 68.0% | 1.3 |
| Sudbury | $1,201,898 (-0.9% YoY) | 84 | 94 | 143 | 19 | 48.9% | 1.8 |
| Wilmington | $794,602 (+7.0% YoY) | 82 | 97 | 129 | 20 | 66.4% | 1.3 |
| Wakefield | $805,097 (-0.9% YoY) | 80 | 108 | 135 | 20 | 68.1% | 1.9 |
| Hudson | $674,662 (+8.8% YoY) | 78 | 96 | 126 | 21 | 58.0% | 2.1 |
| Burlington | $889,554 (-1.2% YoY) | 77 | 76 | 112 | 20 | 61.5% | 1.4 |
| Ashland | $679,660 (+0.9% YoY) | 77 | 88 | 118 | 18 | 68.2% | 1.7 |
| North Reading | $805,597 (+7.4% YoY) | 73 | 90 | 130 | 20 | 45.2% | 1.7 |
| Westford | $844,577 (-7.1% YoY) | 71 | 106 | 136 | 21 | 59.6% | 1.9 |
| Belmont | $1,414,791 (-3.4% YoY) | 68 | 95 | 140 | 18 | 60.7% | 2.3 |
| Everett | $764,617 (+6.9% YoY) | 64 | 89 | 136 | 24 | 50.9% | 2.7 |
| Concord | $1,649,174 (+4.3% YoY) | 62 | 57 | 118 | 27 | 36.1% | 2.4 |
| Groton | $864,567 (+7.1% YoY) | 60 | 64 | 97 | 23 | 44.2% | 1.9 |
| Holliston | $744,627 (+2.6% YoY) | 60 | 55 | 79 | 20 | 59.5% | 1.1 |
| Wayland | $1,345,451 (+28.1% YoY) | 56 | 71 | 94 | 20 | 43.7% | 2.1 |
| Bedford | $1,114,442 (-6.7% YoY) | 50 | 70 | 95 | 21 | 55.2% | 2.1 |
This article has been generated, in whole or in part, using generative artificial intelligence (AI) technology, with input from Redfin head of economics research Chen Zhao. While efforts have been made to ensure the accuracy and reliability of this information, you should independently verify all data, facts, and citations contained in this article before relying on it for any purpose. This information is not a substitute for advice from a real estate agent, financial advisor, or other licensed professional. County-level data is not seasonally adjusted. Check the Redfin Data Center for additional in-depth housing market data.
Key Takeaways
- Norfolk County home prices slipped 1.5% year over year in July while the national median climbed 3.2%—yet 55% of homes still sold above asking price, proving demand remained resilient.
- The median sale price fell to $782,704, while the national median rose to $407,730.
- Active inventory jumped 10% year over year and new listings rose nearly 9%, sustaining the supply expansion that began earlier this year.
Norfolk County, MA Housing Market Snapshot
| Median Sale Price | Pending Sales | Active Listings | Days on Market | Sold Above List |
|---|---|---|---|---|
| $782,704 (-1.5% YoY) | 627 (-6.0% YoY) | 2,151 (+9.9% YoY) | 20 days (+2 days YoY) | 55.3% (+1.6 ppt YoY) |
Norfolk County’s housing market continued its gradual price normalization in July, with the median sale price dipping 1.5% from a year ago to $782,704. The decline was modest compared to the sharper correction seen in certain cities, and fundamentals remained surprisingly tight: the typical home sold for nearly 102% of its list price and closed in just 20 days. Above-list activity actually ticked up 1.6 percentage points year over year, a counterintuitive signal in a market where headlines focused on falling prices.
Below is a breakdown of Norfolk County, MA housing data for July 2026, along with guidance for buyers and sellers heading into the fall market.
U.S. Housing Market Snapshot
| Median Sale Price | Pending Sales | Active Listings | Days on Market | Buyer-Seller Balance |
|---|---|---|---|---|
| $407,730 (+3.2% YoY) | 335,051 (-0.7% YoY) | 1,462,921 (-0.6% YoY) | 49 days (0 days YoY) | Sellers outnumber buyers by 51.3% |
Norfolk County diverged from national trends in opposite directions. U.S. home prices rose 3.2% year over year while Norfolk County’s median declined 1.5%—a gap of nearly 5 percentage points. Yet inventory nationally contracted slightly (-0.6%) while Norfolk County’s supply expanded nearly 10%. The local market’s price retreat looked increasingly like a correction from unsustainable 2025 peaks rather than a demand-side collapse: pending sales nationally dipped less than 1%, and Norfolk County’s above-list rate actually improved year over year even as the overall price level came down.
“The U.S. housing market continued its slow recovery in July, but again felt some bumps in the road,” said Chen Zhao, Redfin’s head of economics research. “Both supply and demand declined for the second month in a row, propping up prices and exacerbating the slow and expensive buyer’s market that has defined the post-pandemic period. Mortgage rate and economic volatility tied to the war in Iran and an unexpectedly hot job market has added a layer of uncertainty as well. Most buyers and sellers won’t see a much improved housing market, but economists are confident that affordability and normalcy will return in the coming years.”
Norfolk County Prices Continued Their Retreat From 2025 Peaks
Norfolk County’s median sale price fell 1.5% year over year to $782,704, widening the gap with the national trajectory of +3.2% growth to $407,730. The county remains roughly twice as expensive as the U.S. median, but the spread narrowed for the second consecutive month. Prices peaked locally at $804,250 in June 2025 and have declined approximately $21,500 since.
The median price per square foot declined 2.2% to $426, a slightly sharper drop than the headline figure, suggesting some genuine softening in per-unit values rather than purely a mix shift. Price reductions edged up to 16.8% of active listings, though the typical home still sold for 101.8% of its list price. The sale-to-list ratio ticked up 0.2 percentage points year over year, indicating that well-priced homes continued to attract competitive bids.
Demand Held Steady Despite Seasonal Cooling
About 46% of Norfolk County listings went under contract within two weeks in July, down 1.5 percentage points from a year ago but still well above the national rate of roughly 32%. Homes sold in a median of 20 days, two days slower than July 2025 but still less than half the national median of 49. Seasonal cooling was evident—the two-week rate dropped from 57% in June—yet the pace remained remarkably brisk for a market registering price declines.
Closed sales came in at 771, up 2.7% year over year, outpacing the national trend where pending sales fell 0.7%. Pending sales dipped 6% to 627, reflecting the typical July pullback as spring urgency faded. The divergence between rising closings and falling pendings suggested a pipeline effect: homes that went under contract in the competitive spring months closed in July, while new contract activity moderated as expected.
Inventory Growth Persisted Into Midsummer
Active listings reached 2,151 in July, up 9.9% year over year and the highest July figure since 2019, while nationally inventory edged down 0.6%. New listings rose 8.7% to 760, sustaining the supply injection that characterized the spring. The age of active inventory dropped 3 days year over year to 39 days, suggesting that the additional supply was being absorbed more quickly than in recent months.
Norfolk County had 1.9 months of supply, up from an estimated 1.5 a year ago but still firmly in seller’s-market territory and well below the national figure of 3.9. The persistent gap between local supply (tight) and national supply (more balanced) underscored Norfolk County’s structural housing shortage even as conditions loosened incrementally.
Upper Tiers Gained While the Bottom Weakened Further
| Price Tier | Median Price (YoY) | Sold (YoY) | DOM (YoY) | % Above List (YoY) |
|---|---|---|---|---|
| Luxury (top 5%) | $2,849,222 (+6.3%) | 151 (-15.2%) | 21 days (+6 days) | 33.1% (-6.8 ppt) |
| High (65th-95th%) | $1,224,790 (+3.4%) | 572 (-2.1%) | 18 days (+2 days) | 61.9% (-0.8 ppt) |
| Non-luxury (35th-65th%) | $745,579 (+2.1%) | 581 (+1.0%) | 20 days (+2 days) | 63.0% (-2.0 ppt) |
| Starter (5th-35th%) | $519,193 (+0.6%) | 483 (-0.6%) | 21 days (+1 day) | 55.5% (-6.2 ppt) |
| Bottom (bottom 5%) | $299,478 (-2.2%) | 64 (-16.9%) | 21 days (+1 day) | 29.7% (-15.8 ppt) |
Redfin analysis of MLS data • Rolling three-month period (April-June 2026)
Luxury prices surged 6.3% year over year to $2.85 million, but volume plunged 15% and above-list activity fell nearly 7 percentage points as buyers gained negotiating leverage at the top. Days on market stretched to 21, six more than a year ago, the largest slowdown of any tier. The high tier remained the most competitive segment overall, with 62% of homes selling above asking and prices rising 3.4%.
At the bottom, prices fell 2.2% and sales volume dropped 17%. Only 30% of homes in that bracket sold above asking, down nearly 16 percentage points—the steepest decline across all tiers. Starter homes appreciated less than 1%, and above-list activity retreated 6 percentage points. The pattern was clear: the upper segments of Norfolk County’s market continued to reward sellers with price appreciation, while the lowest rungs saw meaningful softening in both prices and competition.
How Buyers and Sellers Can Navigate Norfolk County’s Market
If you’re buying in Norfolk County, the 1.5% year-over-year price decline gives you modest leverage, especially in the bottom and starter segments where competition has cooled meaningfully. Inventory is at its highest July level since 2019, and homes are sitting slightly longer than a year ago. Target listings that have been on the market more than three weeks—those sellers are likelier to negotiate. In the high and non-luxury tiers, expect to compete: above-list rates remain above 60%.
If you’re selling, pricing strategy is more important than ever. The average home sold for 101.8% of list price, and only 16.8% of active listings had price drops, evidence that accurate initial pricing still generated bidding wars. Overpricing carries elevated risk: buyers have nearly 10% more inventory to choose from than a year ago, pending activity has slowed, and the luxury segment in particular saw significant volume declines despite strong price gains.
Norfolk County, MA Market Data by City
Rolling three-month period (May-July 2026). Cities with 50+ sales shown.
| City | Median Sale Price (YoY) | Sold | New List. | Active | DOM | % Above | Supply |
|---|---|---|---|---|---|---|---|
| Quincy | $669,665 (-4.3% YoY) | 209 | 323 | 459 | 20 | 52.1% | 2.6 |
| Brookline | $1,274,362 (-13.6% YoY) | 194 | 227 | 412 | 25 | 37.5% | 2.9 |
| Weymouth Town | $639,680 (+1.5% YoY) | 187 | 213 | 294 | 20 | 57.0% | 1.4 |
| Wellesley | $2,423,786 (+9.7% YoY) | 115 | 111 | 190 | 15 | 48.3% | 1.7 |
| Braintree Town | $724,637 (+3.5% YoY) | 110 | 131 | 180 | 20 | 52.5% | 1.9 |
| Braintree | $724,637 (+3.5% YoY) | 110 | 132 | 181 | 20 | 52.5% | 1.9 |
| Needham | $1,661,668 (+2.1% YoY) | 108 | 125 | 200 | 20 | 46.3% | 2.0 |
| Franklin | $739,630 (+7.6% YoY) | 95 | 131 | 173 | 19 | 73.3% | 1.6 |
| Franklin Town | $744,627 (+8.3% YoY) | 94 | 131 | 172 | 19 | 74.1% | 1.6 |
| Dedham | $754,622 (-6.4% YoY) | 94 | 118 | 178 | 20 | 57.7% | 2.2 |
| Stoughton | $557,221 (-7.9% YoY) | 86 | 109 | 152 | 21 | 66.8% | 1.7 |
| Canton | $699,650 (-13.1% YoY) | 85 | 142 | 199 | 20 | 61.6% | 2.6 |
| Randolph Town | $579,710 (-0.1% YoY) | 77 | 113 | 150 | 19 | 61.5% | 2.4 |
| Randolph | $579,710 (-0.1% YoY) | 77 | 113 | 150 | 19 | 61.5% | 2.4 |
| Milton | $1,019,489 (-0.5% YoY) | 75 | 96 | 147 | 21 | 63.2% | 2.1 |
| Norwood | $739,630 (-0.1% YoY) | 65 | 84 | 112 | 20 | 67.3% | 1.7 |
| Sharon | $843,078 (-2.0% YoY) | 61 | 88 | 122 | 22 | 55.1% | 2.6 |
| Medfield | $1,149,424 (+5.9% YoY) | 60 | 43 | 73 | 19 | 57.8% | 0.8 |
| Medway | $690,654 (-4.4% YoY) | 52 | 61 | 85 | 20 | 68.8% | 1.6 |
This article has been generated, in whole or in part, using generative artificial intelligence (AI) technology, with input from Redfin head of economics research Chen Zhao. While efforts have been made to ensure the accuracy and reliability of this information, you should independently verify all data, facts, and citations contained in this article before relying on it for any purpose. This information is not a substitute for advice from a real estate agent, financial advisor, or other licensed professional. County-level data is not seasonally adjusted. Check the Redfin Data Center for additional in-depth housing market data.