The Context Report, Issue No. 2: July 2026
Single-family sales closed in June 2026, by region and town. Archived as published. For current numbers, see the latest update.
2,428 single-family closings across 129 towns in seven regions.
| Region | Closings | Towns |
|---|---|---|
| Greater Boston | 638 | 26 |
| Metro West | 407 | 21 |
| Northwest Suburbs | 179 | 11 |
| Southwest Suburbs | 203 | 13 |
| North Shore | 289 | 22 |
| South Shore | 407 | 21 |
| Merrimack Valley | 305 | 15 |
† jumbo rate used · * residential exemption available, not applied · ‡ fewer than 5 sales
Greater Boston
Despite affordability issues across the region, 73% of Greater Boston towns posted positive year- over-year price growth. The carrying-cost picture, however, is worth a look. A buyer's monthly PITI ranges from $3,919 in Revere to $16,808 in Brookline - a 4.3x spread across just 26 towns, shows how differently "Greater Boston" prices change based on which side of it you're buying into.
| Town | Median | Sales | Est. carrying cost / mo | 12-mo median | 12-mo change |
|---|---|---|---|---|---|
| Brookline †* | $2,775,000 | 16 | $16,808 | $2,600,000 | pending |
| Cambridge †* | $2,550,000 | 17 | $14,687 | $2,501,000 | +8.0% |
| Winchester † | $2,212,500 | 18 | $13,556 | $1,653,500 | -12.0% |
| Newton † | $1,860,000 | 70 | $11,181 | $1,850,000 | -2.8% |
| Lexington † | $1,685,000 | 45 | $10,497 | $1,835,000 | +0.8% |
| Belmont † | $1,662,500 | 10 | $10,246 | $1,725,000 | +3.0% |
| Somerville †* | $1,335,000 | 10 | $8,168 | $1,412,500 | +17.2% |
| Arlington † | $1,318,500 | 30 | $8,033 | $1,275,000 | +5.4% |
| Watertown * | $1,175,000 | 7 | $7,214 | $1,000,000 | +0.5% |
| Milton | $1,138,000 | 23 | $6,949 | $1,100,000 | -9.1% |
| Melrose | $999,999 | 27 | $6,078 | $970,000 | +7.2% |
| Reading | $990,000 | 26 | $5,975 | $940,000 | +7.1% |
| Boston * | $920,000 | 96 | $5,663 | $865,000 | -0.6% |
| Wakefield | $887,500 | 18 | $5,414 | $850,000 | +2.4% |
| Stoneham | $866,500 | 19 | $5,165 | $845,000 | +2.9% |
| Medford | $865,500 | 26 | $5,056 | $912,250 | +1.8% |
| Waltham * | $795,000 | 26 | $4,756 | $892,500 | +5.9% |
| Chelsea ‡* | $793,250 | 2 | $4,822 | $708,000 | +7.3% |
| Everett * | $785,000 | 6 | $4,847 | $680,000 | +3.2% |
| Woburn | $781,300 | 22 | $4,598 | $780,000 | -1.0% |
| Dedham | $755,000 | 31 | $4,641 | $782,500 | +2.0% |
| Winthrop ‡ | $735,000 | 3 | $4,447 | $731,500 | +4.5% |
| Saugus | $710,000 | 20 | $4,253 | $700,000 | +6.7% |
| Quincy | $702,500 | 38 | $4,288 | $741,000 | +2.2% |
| Malden * | $685,000 | 15 | $4,160 | $717,500 | -0.3% |
| Revere | $668,000 | 17 | $3,919 | $672,500 | +0.4% |
Metro West
Metro West's top of the market keeps climbing: Weston and Wellesley are the only two towns with a median sale price above $2M, carrying an estimated monthly cost of $16,284 and $14,825, respectively. Dover posted the region's biggest year-over-year gain at 21.4%, while Littleton's median fell the hardest, down 15.7% - which is probably a blip given it's based on just 12 sales.
| Town | Median | Sales | Est. carrying cost / mo | 12-mo median | 12-mo change |
|---|---|---|---|---|---|
| Weston † | $2,665,000 | 12 | $16,284 | $2,600,000 | +6.8% |
| Wellesley † | $2,450,000 | 41 | $14,825 | $2,297,500 | +9.4% |
| Needham † | $1,825,000 | 31 | $11,144 | $1,825,000 | +4.0% |
| Dover † | $1,525,000 | 5 | $9,358 | $2,002,500 | +21.4% |
| Wayland † | $1,460,000 | 15 | $9,402 | $1,282,500 | +19.3% |
| Sudbury † | $1,400,000 | 24 | $8,930 | $1,100,000 | +9.2% |
| Sherborn † | $1,396,000 | 10 | $9,086 | $1,225,000 | -8.6% |
| Hopkinton † | $1,250,000 | 7 | $8,000 | $970,000 | -3.3% |
| Natick | $1,229,000 | 25 | $7,857 | $1,229,000 | -0.4% |
| Southborough † | $1,150,000 | 45 | $7,057 | $1,047,500 | -1.2% |
| Bolton † | $1,080,000 | 11 | $7,054 | $788,500 | -1.4% |
| Stow | $1,055,000 | 6 | $7,079 | $910,000 | -7.1% |
| Westborough | $960,000 | 11 | $6,347 | $875,000 | +9.0% |
| Northborough | $825,000 | 15 | $5,245 | $747,500 | +4.0% |
| Ashland | $800,000 | 15 | $4,945 | $741,000 | +2.2% |
| Holliston | $722,500 | 14 | $4,561 | $734,400 | -2.1% |
| Littleton | $721,500 | 61 | $4,407 | $701,000 | +0.1% |
| Framingham | $680,000 | 15 | $4,285 | $675,000 | +11.6% |
| Hudson | $653,500 | 6 | $4,253 | $655,000 | +7.2% |
| Maynard | $630,000 | 26 | $3,781 | $613,500 | -1.0% |
| Marlborough | $615,000 | 12 | $3,869 | $733,500 | -15.7% |
Northwest Suburbs
Lincoln quietly topped the region on price at $2,157,500, though its 5.8% year-over-year decline shows how numbers can be skewed by a small, high-end sample. Boxborough posted the strongest YoY gain at 5.7% - but with just 3 sales. Concord remains a stable bet with a $1,765,000 median on 18 sales, the highest volume among the areas $1M+ towns.
| Town | Median | Sales | Est. carrying cost / mo | 12-mo median | 12-mo change |
|---|---|---|---|---|---|
| Lincoln † | $2,157,500 | 10 | $13,440 | $1,600,000 | -5.8% |
| Concord †* | $1,765,000 | 18 | $11,104 | $1,747,500 | +1.3% |
| Carlisle †‡ | $1,497,500 | 4 | $9,392 | $1,425,000 | +4.8% |
| Bedford † | $1,353,000 | 7 | $8,449 | $1,050,000 | -6.8% |
| Boxborough ‡ | $1,148,000 | 3 | $7,353 | $1,020,000 | +5.7% |
| Acton | $1,100,650 | 30 | $7,127 | $950,000 | -2.6% |
| North Reading | $1,180,000 | 13 | $7,325 | $890,000 | +3.2% |
| Westford | $959,000 | 19 | $5,960 | $910,000 | -5.2% |
| Burlington | $872,000 | 24 | $5,098 | $850,000 | -0.6% |
| Wilmington | $840,000 | 25 | $5,102 | $780,000 | +4.0% |
| Billerica | $700,000 | 26 | $4,263 | $705,000 | +0.7% |
Southwest Suburbs
Westwood and Medfield were the only towns in the region to clear $1M. Millis posted the strongest year- over-year gain at 15.0%, but with just 6 sales, it’s not worth reading too much into it. For value relative to commute distance, Foxboro stands out: a $685,000 median carrying the lowest estimated monthly cost in the region at $4,251.
| Town | Median | Sales | Est. carrying cost / mo | 12-mo median | 12-mo change |
|---|---|---|---|---|---|
| Westwood † | $1,526,000 | 18 | $9,577 | $1,235,000 | +7.9% |
| Medfield | $1,162,500 | 20 | $7,265 | $1,125,000 | -0.1% |
| Millis | $980,000 | 6 | $6,270 | $775,000 | +15.0% |
| Walpole | $975,000 | 23 | $6,006 | $833,500 | +6.9% |
| Canton | $825,500 | 17 | $4,899 | $845,000 | +4.7% |
| Sharon | $832,000 | 19 | $5,451 | $804,000 | -5.4% |
| Medway | $807,500 | 16 | $5,078 | $740,000 | -1.4% |
| Franklin | $865,000 | 23 | $5,254 | $735,000 | +0.9% |
| Norwood | $755,000 | 15 | $4,485 | $760,000 | +0.8% |
| Wrentham | $775,000 | 5 | $4,724 | $760,500 | +4.3% |
| Mansfield | $721,775 | 16 | $4,485 | $700,000 | -4.3% |
| Stoughton | $740,000 | 15 | $4,519 | $642,500 | +2.8% |
| Foxboro | $685,000 | 10 | $4,251 | $734,000 | +3.4% |
North Shore
Manchester posted the region's highest median at $2,125,000 and its steepest year-over-year gain at 26.4%, but like so many towns, it’s itʼs worth flagging given there were just 6 sales. At the other end, Lynn had the most sales volume at 34 closings. With a median of $593,750, it is most affordable price point among all the towns. Essex saw the biggest YOY change, down 30.0% . . . but, with only 7 sales; classic Essex.
| Town | Median | Sales | Est. carrying cost / mo | 12-mo median | 12-mo change |
|---|---|---|---|---|---|
| Manchester † | $2,125,000 | 6 | $12,598 | $1,548,000 | +26.4% |
| Essex † | $1,500,000 | 7 | $9,436 | $822,500 | -30.0% |
| Wenham † | $1,326,250 | 6 | $8,669 | $1,130,000 | +15.6% |
| Marblehead † | $1,305,000 | 19 | $7,722 | $1,044,000 | +2.2% |
| Middleton | $1,200,000 | 9 | $7,406 | $1,043,000 | +9.4% |
| Topsfield | $1,127,500 | 14 | $7,247 | $981,875 | +0.7% |
| Lynnfield | $1,078,500 | 18 | $6,555 | $1,060,000 | +6.5% |
| Newbury | $1,035,000 | 14 | $6,345 | $930,000 | -3.6% |
| Nahant ‡ | $1,018,000 | 3 | $5,977 | $900,000 | +2.9% |
| Swampscott | $1,005,000 | 13 | $6,153 | $885,000 | +3.8% |
| Newburyport | $940,000 | 16 | $5,541 | $1,100,000 | -5.6% |
| Beverly | $935,000 | 22 | $5,632 | $799,500 | +8.5% |
| Rowley ‡ | $920,000 | 4 | $5,640 | $940,000 | +16.8% |
| Salisbury | $905,000 | 6 | $5,385 | $667,500 | -11.0% |
| Rockport ‡ | $900,000 | 3 | $5,245 | $1,000,000 | +18.9% |
| Ipswich | $880,000 | 11 | $5,298 | $900,000 | -3.7% |
| Hamilton | $827,500 | 10 | $5,276 | $850,000 | -2.8% |
| Salem | $810,000 | 17 | $4,877 | $700,000 | +0.4% |
| Danvers | $760,000 | 16 | $4,568 | $728,000 | +4.0% |
| Peabody | $744,000 | 22 | $4,398 | $710,000 | +4.4% |
| Gloucester | $680,000 | 19 | $4,011 | $760,000 | +0.4% |
| Lynn | $593,750 | 34 | $3,551 | $590,000 | -1.5% |
South Shore
Cohasset comes in as the most expensive with the median at $2,025,000, despite a 6.5% year- over-year decline. Is this a sign the high end may be declining? Plymouth’s 74 closed sales was the most on the South Shore by a country mile. Hanover and Rockland tied for the strongest year-over-year gain in the region at 15.4%. Don’t sleep on Rockland. I said it.
| Town | Median | Sales | Est. carrying cost / mo | 12-mo median | 12-mo change |
|---|---|---|---|---|---|
| Cohasset † | $2,025,000 | 11 | $12,453 | $1,450,000 | -6.5% |
| Hingham † | $1,451,500 | 23 | $8,871 | $1,443,000 | +6.5% |
| Duxbury † | $1,233,000 | 25 | $7,440 | $1,250,000 | +3.7% |
| Hanover | $1,037,500 | 16 | $6,393 | $900,000 | +15.4% |
| Scituate | $1,025,000 | 17 | $6,090 | $1,100,000 | +13.7% |
| Hull | $875,000 | 17 | $5,270 | $727,500 | +5.2% |
| Norwell | $870,000 | 8 | $5,387 | $1,145,000 | -3.0% |
| Marshfield | $812,500 | 38 | $4,813 | $836,250 | +6.9% |
| Pembroke | $790,000 | 12 | $5,005 | $680,000 | +5.1% |
| Kingston | $775,000 | 13 | $4,798 | $745,000 | -3.5% |
| Hanson | $725,000 | 8 | $4,503 | $625,000 | +3.0% |
| Plymouth ‡ | $722,500 | 74 | $4,457 | $710,000 | +6.0% |
| Weymouth | $700,000 | 49 | $4,176 | $673,700 | +5.3% |
| Plympton | $696,000 | 2 | $4,450 | $700,000 | +1.4% |
| Halifax ‡ | $682,500 | 4 | $4,297 | $579,000 | +14.8% |
| Randolph | $673,225 | 19 | $4,098 | $609,000 | +6.4% |
| Abington | $651,000 | 18 | $4,030 | $610,000 | +2.2% |
| Rockland | $638,250 | 26 | $4,007 | $615,000 | +15.4% |
| Carver | $600,000 | 7 | $3,754 | $573,500 | -7.1% |
| Whitman | $565,000 | 8 | $3,520 | $540,000 | +2.9% |
| Holbrook | $542,000 | 12 | $3,323 | $560,000 | +8.7% |
Merrimack Valley
West Newbury topped the valley with a median of $1,387,500, (stop us when you’ve heard this before) on just 4 sales. Andover had the best year-over-year gain at 11.2% on a more robust 36 sales, making it a better insight into where demand is. Along the I- 93 corridor - Methuen, Dracut, Haverhill, Lowell, and Lawrence - every town posted an estimated carrying cost under $4,000.
| Town | Median | Sales | Est. carrying cost / mo | 12-mo median | 12-mo change |
|---|---|---|---|---|---|
| West Newbury †‡ | $1,387,500 | 4 | $8,394 | $1,000,000 | +5.3% |
| Andover † | $1,300,000 | 36 | $8,098 | $1,145,000 | +11.2% |
| Boxford † | $1,275,000 | 7 | $8,073 | $1,092,500 | +8.2% |
| North Andover | $1,200,000 | 19 | $7,271 | $950,000 | +2.7% |
| Tewksbury | $839,000 | 24 | $5,176 | $737,500 | +3.1% |
| Merrimac ‡ | $765,000 | 3 | $4,760 | $710,000 | +2.9% |
| Chelmsford | $762,950 | 28 | $4,752 | $720,000 | -0.7% |
| Georgetown | $762,500 | 14 | $4,780 | $765,000 | +6.8% |
| Amesbury | $690,000 | 21 | $4,400 | $703,850 | +2.8% |
| Groveland | $650,000 | 11 | $4,033 | $720,000 | -2.5% |
| Haverhill | $629,950 | 38 | $3,784 | $603,500 | +4.1% |
| Methuen | $620,000 | 35 | $3,713 | $615,000 | +0.8% |
| Dracut | $600,000 | 21 | $3,557 | $593,500 | +1.5% |
| Lowell | $580,000 | 35 | $3,520 | $528,500 | +0.7% |
| Lawrence | $545,000 | 9 | $3,184 | $525,000 | -2.8% |
Sources
- The Context Report, Issue No. 2, July 2026 (Team Brusil). MLS PIN closed single-family sales.
Questions this page answers
Is this the latest market report?
No. This is the archived Issue No. 2 (July 2026), kept as published for reference. For the most recent numbers, see the current Massachusetts housing market update.
What does the carrying cost include?
Estimated monthly principal, interest and property tax on the town median, with 20% down on a 30-year fixed loan at the trailing 30-day average rate, and the town's residential tax rate. It excludes insurance, PMI, HOA fees, maintenance and closing costs.
Why are some 12-month changes shown as pending?
A few figures in the original issue are being double-checked against the source data. We show them as pending rather than publish a number we have not confirmed.