Key Takeaways
- Values are flat to soft: Zillow's typical Boston value was $774,723 in August 2026, down 1.4%. The single-family index fell 4.4% while the condo index rose 0.7% (Zillow ZHVI, August 2026).
- Condos drive the sales count: Boston's MLS condo median was $775,000 on 303 sales. The single-family median of $1,150,000 rests on only 68 sales (MAR, August 2026).
- Supply is loosening: Boston metro listings rose 15.0%, and about a third carried a price cut (Realtor.com via FRED, August 2026).
- Taxes rose without the shift: The FY2026 residential rate is $12.40 per $1,000, and the commercial shift plan failed in the State Senate on January 15, 2026.
- Fit decides the path: A well-kept house in a strong neighborhood may net more listed. As-is, estate, tenant-occupied, and deadline sales are where a cash offer can fit.
The Boston housing market 2026 story is a city that is cooling while Massachusetts sets records. Zillow's statewide value hit a new high in August, but the typical Boston value slipped 1.4%. More sellers are listing, more are cutting prices, and mortgage rates sit near 7%.
This guide keeps every source separate and labeled, because Zillow, MAR, GBAR, Redfin, and Realtor.com measure different things. The goal is numbers you can use to price a Boston house and pick a way to sell it.
Why wait? Sell your house “as is” for cash today
Tell us about your house. We'll make you a cash offer based on local market data.
Let's chatWhat is the Boston housing market doing in 2026?
Boston values are flat to slightly down in 2026, while listings and price cuts are rising. Zillow's typical value for the city of Boston was $774,723 in August 2026, down 1.4% from a year earlier (Zillow ZHVI, August 2026). That figure sits 2.6% below Boston's April 2025 peak of $795,122.
Zillow's ZHVI is a smoothed, seasonally adjusted index of middle-tier single-family and condo values. It leaves out two-to-four-unit buildings, so it says nothing direct about triple-deckers. The Boston metro index rose 2.1% over the same year, which makes the city the soft spot in its own region.
Boston by the numbers, August 2026
| Source | Metric | Value | Change |
|---|---|---|---|
| Zillow ZHVI, city | Typical value, single-family and condo | $774,723 | -1.4% YoY |
| Zillow ZHVI, city | Single-family index | $828,266 | -4.4% YoY |
| Zillow ZHVI, city | Condo index | $728,171 | +0.7% YoY |
| MAR (MLS PIN), City of Boston | Condo median sale price, 303 sales | $775,000 | +0.6% YoY |
| MAR (MLS PIN), City of Boston | Single-family median sale price, 68 sales (small sample) | $1,150,000 | +30.3% YoY |
| GBAR territory (region, not the city) | Single-family / condo median | $1,002,500 / $725,000 | +6.6% / +3.7% YoY |
| Redfin, Boston city, June-August | Median sale price / days on market | $859,431 / 26 days | +3.4% YoY (price) |
| Redfin, Suffolk County | Months of supply | 4.1 | Not reported |
| Realtor.com via FRED, Boston metro | Active listings / median list price | 7,990 / $795,000 | +15.0% / -0.6% YoY |
| Freddie Mac PMMS | 30-year fixed rate, week of September 17 | 6.95% | 6.26% a year earlier |
Boston Home Prices 2026: Single-Family vs. Condo
Boston home prices in 2026 split by type: condos are holding steady, and single-family values are slipping. Zillow's single-family index for the city fell 4.4% to $828,266, while its condo index rose 0.7% to $728,171 (Zillow ZHVI, August 2026).
What closed sales show
The Massachusetts Association of REALTORS town table put Boston's condo median at $775,000 in August 2026, up 0.6%, on 303 sales (MAR, August 2026). Condo listings for sale fell 6.8% to 1,180. Condos were about four of every five Boston MLS closings that month (303 of 371).
The same source shows a Boston single-family median of $1,150,000, up 30.3%, on just 68 sales (MAR, August 2026). That jump is a small-sample effect. In July, 106 single-family sales produced a median of $895,493, up 0.1% (MAR, July 2026). MAR itself warns that one month can look extreme when the sample is small.
The regional and statewide view
The Greater Boston Association of REALTORS covers Boston plus dozens of nearby cities and towns. Its August 2026 single-family median was $1,002,500, up 6.6%, and its condo median was $725,000, up 3.7% (GBAR, August 2026). Those are regional figures, not the city's.
Statewide, the MAR single-family median rose 2.2% to $695,000 in August 2026 (MAR, August 2026). Massachusetts is still rising. Boston is the exception.
Boston Home Values by ZIP Code
Boston home values by ZIP code range from about $597,000 in Mattapan to about $1.36 million in Back Bay, based on Zillow's August 2026 ZIP-level index. Most ZIPs in the table moved less than 2% in either direction. The table below uses Zillow figures only.
| ZIP | Main area | Zillow ZHVI, August 2026 | Change YoY |
|---|---|---|---|
| 02116 | Back Bay, Bay Village | $1,355,771 | +0.6% |
| 02129 | Charlestown | $1,012,358 | +2.3% |
| 02118 | South End | $964,912 | +2.4% |
| 02127 | South Boston | $860,696 | -0.1% |
| 02132 | West Roxbury | $805,247 | +1.3% |
| 02130 | Jamaica Plain | $800,776 | +0.8% |
| 02134 | Allston | $776,747 | -3.6% |
| 02131 | Roslindale | $714,499 | -0.9% |
| 02124 | Dorchester (Codman Square, Ashmont, Lower Mills) | $681,145 | -0.1% |
| 02122 | Dorchester (Neponset, Adams Village) | $664,820 | +0.6% |
| 02135 | Brighton | $656,784 | -0.4% |
| 02128 | East Boston | $656,174 | -0.3% |
| 02136 | Hyde Park | $648,047 | +1.2% |
| 02119 | Roxbury | $647,399 | -0.1% |
| 02125 | Dorchester (Uphams Corner, Savin Hill) | $645,632 | -0.8% |
| 02126 | Mattapan | $597,147 | -0.6% |
Every Dorchester, Roxbury, Mattapan, and East Boston ZIP sits between about $597,000 and $681,000, and each is flat or slightly lower. A ZIP mixes streets and building types, so use the table for direction and price your own house on its condition and nearby sales.
Why are more Boston sellers cutting prices?
More Boston sellers are cutting prices because supply is growing faster than sales at mortgage rates near 7%. Boston metro active listings rose 15.0% to 7,990 in August 2026, and 2,700 of them, about a third, had a price reduction (Realtor.com via FRED, August 2026). The metro median listing price was $795,000, down 0.6%.
Supply and time on market
Redfin counted 4.1 months of supply in Suffolk County in August, with a median of 39 days on market (Redfin, September 2026 blog). About 25.1% of Suffolk sales closed above list, down 2.9 points. For the city of Boston over June to August, the same post reports 26 days on market and 3.2 months of supply.
Statewide, a Lamacchia Realty report of Warren Group and MLS PIN data showed listings up 16.2% and price adjustments up 47.8% in August (Lamacchia Realty, September 2026).
Rates and the outlook
The 30-year fixed rate averaged 6.95% in the week of September 17, 2026, up from 6.26% a year earlier (Freddie Mac, September 2026). Higher payments thin the pool of financed buyers, especially for houses that need work. Zillow's own forecast, from its August 31, 2026 data, expects Boston metro values to rise about 1.4% by August 2027 (Zillow Home Value Forecast, August 2026). Zillow publishes no city-level forecast.
Triple-Deckers and Condos: How the Stock Shapes a Sale
Boston's housing stock is mostly condos and old multi-family buildings, and that mix shapes who buys and how fast. The City's FY2026 assessment file lists 74,254 residential condo units and 13,343 three-family parcels (City of Boston Assessing, FY2026). Three-families make up 21.2% of the city's 62,970 one-to-four-family parcels.
- Age: the median three-family was built in 1905, and 97.8% predate 1978.
- Where: Dorchester holds 5,513, or 41% of them, followed by East Boston (1,889) and South Boston (1,013).
- Occupancy: only 36.8% carry the owner-occupied flag, so most are fully rented.
Zillow's city index leaves these buildings out. MAR's statewide two-to-four-unit median was $728,000 in August 2026, down 2.5% while single-family and condo medians rose (MAR, August 2026). MAR does not publish a Boston-only multi-family median.
A tenant-occupied three-family with an old boiler and lead paint faces fewer financed buyers than a renovated condo. Leases, deposits, and City rental registration all transfer with the sale. The guide to selling a Boston multi-family with tenants in place covers those steps.
Taxes, Rent Rules, and Transfer Costs in 2026
Boston's FY2026 residential tax rate is $12.40 per $1,000 of assessed value, up from $11.58 in FY2025 (Boston Assessing, 2026). The City says the average single-family bill with the residential exemption rose about 13% (Boston Assessing, 2026).
The commercial shift did not pass
Mayor Wu's plan to move more of the levy onto commercial property passed the City Council and the House. On January 15, 2026, the State Senate rejected an amendment carrying it, 33-5 (GBH, January 2026). FY2026 bills went out under existing law.
Illustrative math: the median three-family is assessed at $1,082,100, which works out to a gross bill of about $13,418 at $12.40 (City of Boston Assessing, FY2026). An heir or landlord who does not live in the house also loses the residential exemption. The City says the exemption saved qualified owners up to $4,353.74 last fiscal year (Boston Assessing, 2026).
No rent control and no local transfer tax
Boston has no rent control and no just-cause eviction rule in 2026. The City's rent stabilization petition was never enacted. The Supreme Judicial Court removed a statewide rent control question from the 2026 ballot on June 23, 2026 (WBUR, June 2026).
Boston also has no local transfer tax. The seller pays the state deed excise of $4.56 per $1,000, including the 14% surtax (M.G.L. c. 64D, § 1). Illustrative: on a $775,000 sale, that is about $3,534.
Should you list or sell for cash in Boston?
List if your house is in good shape in a strong neighborhood and you have time. Consider a cash sale if condition, tenants, an estate, or a deadline make listing hard. A renovated South End condo can still draw financed buyers in weeks. A tired Dorchester three-family with tenants often cannot.
| Step | Listed sale | Direct cash sale |
|---|---|---|
| Before the offer | Repairs, photos, showings | None; the house sells as-is |
| Time on market | 26 days, Boston city, June-August (Redfin) | One cash offer with the reasoning shown |
| Financing | Appraisal and loan approval near 6.95% | No financing contingency |
| Costs to you | Commission, repairs, closing costs | No fees or commissions to Propcash |
| Closing | Closing attorney, on the lender's schedule | Closing attorney, often in as few as 14 days, on a date you pick |
What sets the closing date
In Massachusetts a closing attorney handles the closing, by long-standing practice. A Boston house sale also needs a smoke and carbon monoxide certificate (M.G.L. c. 148, § 26F and § 26F½). The Boston Fire Department books inspections at least 10 business days out and says there is no guarantee of a date before closing (Boston Fire Prevention, 2026).
Disclosure duties still apply to an as-is sale, including the lead paint notice for pre-1978 houses. The guide to Massachusetts seller disclosure requirements explains what to hand a buyer.
Where a Propcash offer fits
Propcash is a direct cash homebuyer, founded in 2026 and based in Nashville, that buys houses as a principal. You get one transparent, data-backed cash offer with the reasoning shown. Sellers pay no fees or commissions, and the offer stands while you decide.
If listing looks like the stronger path for your house, we'll say so and point you to a local agent. We may receive compensation from agents we refer. To see an as-is number, you can request a cash offer on your Boston house. You can also read how to sell your house fast in Boston and the Massachusetts seller overview.
Why wait? Sell your house “as is” for cash today
Tell us about your house. We'll make you a cash offer based on local market data.
Let's chatFrequently Asked Questions
What are Boston home prices in 2026?
Zillow's smoothed index put the typical Boston value at $774,723 in August 2026, down 1.4% from a year earlier (Zillow ZHVI, August 2026). The Boston condo median was $775,000 on 303 sales that month (MAR, August 2026). The single-family median of $1,150,000 came from only 68 sales, and July's figure was $895,493, so treat it with care.
Is the Boston housing market going down in 2026?
Boston values are flat to slightly lower. Zillow's Boston index is down 1.4% and sits below its April 2025 peak of $795,122, while the Boston condo index is up 0.7% (Zillow ZHVI, August 2026). Supply is looser: Boston metro active listings rose 15.0%, and about a third carried a price cut (Realtor.com via FRED, August 2026).
Why do Zillow, MAR, and Redfin show different Boston prices?
Zillow, MAR, and Redfin measure different things. Zillow's ZHVI is a smoothed estimate of a typical single-family or condo value, while MAR and Redfin report the median price of sales that actually closed. The mix of sales also moves a median, so a month with more Back Bay condos lifts it. Compare each source only with its own past figures.
Did Boston shift property taxes onto commercial buildings in 2026?
No, Boston did not shift property taxes onto commercial buildings in 2026. The State Senate rejected an amendment carrying Mayor Wu's plan 33-5 on January 15, 2026 (GBH, January 2026). FY2026 bills went out under existing law at $12.40 per $1,000 of residential value, and the average single-family bill with the residential exemption rose about 13% (Boston Assessing, 2026).
Does Boston have rent control or a transfer tax in 2026?
No, Boston has neither rent control nor a local transfer tax in 2026. Boston's rent stabilization petition was never enacted, and the Supreme Judicial Court removed a statewide rent control question from the 2026 ballot on June 23, 2026 (WBUR, June 2026). Boston has no local transfer tax, though sellers still pay the state deed excise of $4.56 per $1,000.
How fast can a cash sale close in Boston?
A direct cash sale in Boston can often close in as few as 14 days, but no date is promised before a contract. A closing attorney handles the closing, and the Boston Fire Department needs at least 10 business days' notice for the smoke and CO inspection. With Propcash you pick the closing date, so a later date works too.
Data Sources: Zillow, MAR and MLS PIN, GBAR, Redfin, Realtor.com via FRED, Lamacchia Realty, Freddie Mac, the City of Boston, GBH, and WBUR, each dated in the text. This guide is general information, not legal or tax advice.