Needham, Fall 2026: buyers more selective, lower median price
Needham buyers were more selective this summer: 36% of single-family homes sold over asking, down from 45%, and the typical home sold for 98.6% of its list price. The median sale slipped 5.9% to $1,710,000 on 80 sales, and there's about 2.1 months of supply.
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Single-family homes
July 1 through September 29, 2026, compared with the same period in 2025
| Measure | 2026 | 2025 | Change |
|---|---|---|---|
| Homes sold | 80 | 78 | +2.6% |
| Median sale price | $1,710,000 | $1,817,500 | −5.9% |
| Median price per sq. ft. | $541 | $516 | +4.8% |
| Median sale-to-list price | 98.6% | 100.0% | −1.4 pts |
| Sold over asking | 36% | 45% | −9 pts |
| Median days on market | 22.5 | 19.5 | +3 days |
| New listings | 79 | 69 | +14.5% |
| Sales with seller concessions | 3% (2) | 3% (2) | Even |
The median single-family sale was $1,710,000, down 5.9% from $1,817,500 last summer, while price per square foot rose 4.8% to $541, so the lower median reflects which homes sold more than falling values. The typical home sold for 98.6% of its list price, with a median of 22.5 days on market, compared with 19.5 last year. Two sales included a seller concession, the same as last summer.
For context, from April through June the median single-family sale was $1,770,000, and 50% of homes sold over asking.
Right now, as of September 29: 57 single-family homes are for sale and another 27 are under agreement. That's roughly 2.1 months of supply, still a seller's market, with more new listings than last year. Twenty-one of the 57 active listings have already cut their price.
Condominiums
Needham's condo market is small: 20 condos sold this summer compared with 10 last summer, and those sales ranged widely in price. That's too few to read a reliable price trend. Today there are 8 condos for sale and 8 under agreement.
What it means if you own in Needham
Needham prices per square foot are still rising, but buyers are negotiating more than last year. With more listings and more price cuts, the first price matters. Townwide numbers can't tell you what your home is worth. Your street, your updates and your timing all move the number.
Curious what the recent sales near you mean for your home?
We'll put together a personal home-value review. No sales pitch, no obligation.
Pat and Alana · (617) 939-4613 · scanlonsells@gmail.com
Based on information provided to and compiled by MLS Property Information Network, Inc., covering July 1 through September 29 in 2025 and 2026. The analysis includes single-family and condominium listings in Needham, Massachusetts. Information is deemed reliable but not guaranteed. Recent closings may still be reported.