PH Realty Group manages rental property in Waltham. Waltham is one of our three core markets, we manage doors here, and we price every unit off our own analysis of 964 closed Waltham rentals rather than a regional estimate. Full service covers placement, screening, rent collection, maintenance, renewals, deposit compliance and owner reporting.
The fastest way to find out if we should work together: send me your Waltham address and what it currently rents for. I will tell you what I would rent it for, how long I think it takes, and whether it is a fit. Five minutes, no obligation.
Waltham is the slowest of our core towns. The median rental takes 29 days. Priced right it takes 19.
From 964 closed Waltham rentals, July 2024 through August 2026, our own analysis
That matters more here than anywhere else we manage. An overpriced Waltham unit sits 52 days and takes about a $150 cut in the end anyway, so the owner pays twice: once in vacancy and once in rent. On a $2,800 two bedroom, a month of empty is $2,800 gone, and it is gone whether or not the unit eventually rents for the number you wanted.
Waltham also splits by geography more than owners expect. The northeast of the city around 02452 runs about $2,400, the north and west around 02451 runs about $2,900, and speed is nearly identical across all three areas at 26 to 30 days. So location changes your rent by roughly $500 a month and does not buy you any extra speed.
| Unit size | Median rent | Closed rentals |
|---|---|---|
| 1 bedroom | $2,100 | 101 |
| 2 bedroom | $2,688 | 114 |
| 3 bedroom | $3,762 | 64 |
| 4 bedroom | $4,925 | 24 |
Median rented prices, not asking prices, from closed MLS rentals in the six months ending 30 September 2026. Full detail including rents by area and whether rents are rising is in the Waltham rent report, updated monthly.
54 percent of Waltham rentals leased at exactly the original ask and another 7 percent went above it. Read that carefully, because it is different from our other towns. Waltham rewards pricing accuracy rather than pricing aggression. The winning move here is hitting the number, not reaching past it.
Everything between an empty unit and the deposit return, so nothing depends on you remembering a deadline or chasing a vendor:
Many Waltham owners we manage for hold small multifamily properties where a single long vacancy wipes out the year's margin.
Not ready for full management? If you would rather stay hands on and just need the unit filled, we offer tenant placement on its own. Most owners who switch to management do it right after their first February vacancy.
Two rules catch Waltham owners more than any others, and both carry real money.
Leasing fees changed in 2025. Since August 1, 2025, whoever hires the leasing broker pays the fee. If you hire a broker to fill your unit, you carry that cost and cannot pass it to the tenant, so it belongs in your return calculation from the start.
Security deposits carry triple damages. The deposit must sit in a separate interest bearing Massachusetts bank account apart from your own money. The tenant needs a receipt with bank details within 30 days, a statement of condition within 15 days, interest paid annually, and the deposit back within 30 days of move out with a sworn itemized list of deductions. Miss a step and the tenant can recover up to three times the deposit plus attorney fees under Chapter 93A. On a $2,800 Waltham two bedroom that is $8,400 plus the other side's lawyer.
Source: Massachusetts Attorney General advisory, M.G.L. c. 186 s. 15B, 2025.
If you are holding deposits yourself and are not certain your setup is compliant, ask me to sanity check it. That conversation is free and it has saved owners real money.
Because Waltham punishes generic pricing harder than the towns around it. It is our slowest core market, the rent swing across the city is roughly $500 a month, and more than half of all units lease at exactly the asking price, which means the asking price has to be right the first time. A statewide firm working off a metro average will miss in one direction or the other, and in a 29 day market you find out slowly.
We publish the Waltham numbers publicly every month, so you can check our pricing against our own data before you hire us. For context on the city itself, the Waltham neighborhood guide covers the areas and what drives them.
Send me your Waltham address and what it currently rents for. I will tell you what I would list it at for your part of the city, how long I think it takes to fill, and honestly whether you are leaving money on the table, using the same closed transaction data we publish every month. Five minutes of my time, zero obligation.
Call or text 781 879 0863. Just want the unit filled? Tenant placement is here. Want the data first? The Waltham rent report is here.
PH Realty Group manages rental property in Waltham, one of our three core markets. We handle placement, screening, rent collection, maintenance, renewals, deposit compliance and owner reporting, and we price units off our own analysis of 964 closed Waltham rentals.
Median closed rents in Waltham are $2,100 for a one bedroom, $2,688 for a two bedroom, $3,762 for a three bedroom and $4,925 for a four bedroom, from closed MLS transactions in the six months ending September 2026. Rents also vary by area, running about $2,400 in the northeast of the city and about $2,900 in the north and west.
The median Waltham rental takes 29 days, the slowest of our core markets. Units priced correctly rent in about 19 days, and overpriced units sit around 52 days and still take roughly a $150 cut. Over the last six months, 59 percent of Waltham rentals leased at or above the original asking price.
We structure management case by case rather than at a flat published rate, because the right structure depends on the property, the unit count and the level of service. Send us the address and we will talk through your situation, and you get the free rent analysis either way.
Yes. Tenant placement is available on its own if you want to stay hands on and take over once the lease is signed.
Written by Ethan Piani-Hohmann, licensed Massachusetts real estate broker and founder of PH Realty Group, a boutique Greater Boston brokerage focused on multifamily, rentals and landlord representation. Waltham rent figures come from our monthly analysis of closed MLS rental transactions; see the Waltham rent report for full methods. Last updated September 2026.