The short version is this. I pulled every closed home sale in the MLS for thirteen Greater Boston towns, 5,600 sales settled in the twelve months ending 30 September 2026, plus the year before for comparison, and ran the numbers myself: what homes actually sold for, how fast, how often over asking, and what getting the first price wrong costs. Every town below has its own full report, updated monthly. Nobody else publishes this, which is exactly why it is here.
One finding towers over the rest. In every single town, homes that had to cut sold 7 to 14 percent below their original asking price, while homes priced right from day one landed at or near it. A correctly priced single family finds its buyer in 13 to 19 days almost everywhere. Rents are covered separately in my rent reports for ten of these towns.
Sorted by how often single families sold at or over their asking price. The last column is what mispricing cost: the gap between what correctly priced homes and price cutters got, in dollars on that town’s median house.
| Town | Median single family | At or over asking | Days to offer | Cost of mispricing |
|---|---|---|---|---|
| Watertown | $1,050,000 | 74% | 6 | $100,000 |
| Arlington | $1,305,000 | 68% | 7 | $170,000 |
| Medford | $902,500 | 67% | 9 | $95,000 |
| Cambridge | $2,467,500 | 66% | 8 | $320,000 |
| Somerville | $1,305,000 | 59% | 8 | $150,000 |
| Waltham | $852,000 | 56% | 8 | $65,000 |
| Winchester | $1,755,000 | 51% | 9 | $155,000 |
| Wellesley | $2,354,000 | 50% | 7 | $240,000 |
| Newton | $1,827,500 | 50% | 10 | $180,000 |
| Belmont | $1,600,000 | 49% | 11 | $165,000 |
| Lexington | $1,750,000 | 48% | 14 | $165,000 |
| Brookline | $2,545,000 | 34% | 20 | $340,000 |
| Weston | $2,575,000 | 26% | 43 | $265,000 |
Single family sales settled 1 October 2025 through 30 September 2026. Days to offer is the median from listing to accepted offer. Cost of mispricing compares the median sale as a share of ORIGINAL asking price for homes that never cut against homes that did, applied to the town’s median single family price.
Somewhere in that table is your town and your number. If you are thinking about selling, send me the address and I will run your home against this data and tell you what I would list it for and when. Straight answer, same day.
Selling anywhere on this list? The gap between the right first price and the wrong one is the biggest number on this page, and it is decided before your home ever hits the market. Send me the address and I will tell you what I would list it for, what week I would launch, and what I think it closes at. Real numbers, no pressure, no charge.
Prefer to talk? Call or text me directly at 781 879 0863.
Renting or own rentals? Ten of these towns have full rent reports built the same way.
Source. Closed sales recorded in MLS Property Information Network for the thirteen towns named above, settled 1 October 2025 through 30 September 2026: 5,600 single family, condo and multi family transactions, deduplicated by listing number, with land, commercial and business sales excluded. The prior twelve months are used only for year over year comparisons. These are recorded closing prices, not asking prices and not estimates.
Method. Medians throughout. Each town’s page carries its own full methods note, definitions, and the list of things I chose not to publish. Any figure resting on fewer than ten sales is left out everywhere on this site.
What this is not. A description of any individual property or any brokerage’s performance. Past market results do not guarantee an outcome for a specific home.
Based on information provided to and compiled by MLS Property Information Network, Inc. covering the period 1 October 2024 through 30 September 2026.