The Greater Boston real estate market entered Summer 2026 with cautious optimism. After two years of constrained inventory and intense competition, more homes are coming to market — giving buyers marginally more breathing room while sellers continue to enjoy strong demand.

Key Market Indicators

Median single-family home prices in the metro area sit at $785,000, up 4.2% year-over-year. The condo market tells a slightly different story: median condo prices are up just 1.8%, reflecting a modest increase in downtown supply as several new luxury towers have delivered units.

Days on market for correctly priced homes averaged 21 days in Q2 2026 — down from 28 days in the same period last year. Forty-four percent of homes sold above the asking price in May 2026, compared to 51% in May 2025.

Inventory Trends

Active listings in Greater Boston increased 18% compared to Summer 2025. The largest gains came in the $600K–$900K bracket, where many trade-up sellers who were locked in by low mortgage rates finally made their move after refinancing or relocating for work.

The market has softened just enough to give prepared buyers a real chance — but this is not the correction some were hoping for. Demand fundamentals in Boston remain among the strongest in the country.

What This Means for Buyers

If you have been waiting for the perfect moment, the Summer 2026 window is as good as it has been in three years. Pre-approval is still essential — sellers expect it and lenders are processing applications in 2–3 business days for qualified borrowers. Focus on neighborhoods with improving inventory: Dedham, Roslindale, and West Roxbury currently offer the best value-to-quality ratio in the metro area.

What This Means for Sellers

Correctly priced homes are still moving quickly. The key word is correctly. Overpriced listings are sitting 40–60 days and requiring price reductions. Work with your agent to run a fresh CMA before listing — the data from 12 months ago is stale.

Investment Outlook

Multi-family cap rates in Boston proper remain compressed at 4.0–5.5%. The best opportunities are in the inner suburbs — Malden, Medford, and Everett — where cap rates of 5.5–6.5% are achievable and the tenant base is strong. Short-term rental yields have declined as the City of Boston tightened enforcement of its STR ordinance.