Boston Condo Market Report — April 2026 | Back Bay, South End, Beacon Hill & More

Published: April 9, 2026 Data: MLSPIN | Condominium sales, October 7, 2025 – April 7, 2026 By: Charles King Group, Real Broker MA, LLC

The Boston condo market logged 1,161 sales across 19 neighborhoods between October 7, 2025 and April 7, 2026 — and the data tells a story of sharp contrasts. Back Bay and South End each led the city with 128 transactions. Charlestown moved condos in 28 days. Midtown commanded a median of $2,515,750. And East Boston quietly outpaced most of the city in volume at 114 units sold. Whether you're buying or selling in Back Bay, South End, Beacon Hill, Charlestown, or South Boston, the numbers reveal a market that rewards preparation and penalizes hesitation — at nearly every price point.

The Headline Numbers

• 1,161 condos sold citywide across 19 neighborhoods, October 7, 2025 – April 7, 2026
• $2,515,750 — highest median sale price in the city: Midtown
• $1,870.83/sqft — highest price per square foot in the city: Seaport District
• 128 units — most transactions in any single neighborhood: Back Bay and South End (tied)
• 28 days — fastest median days on market: Charlestown and Roslindale (tied)
• Back Bay: $1,435,000 median | $1,332.97/sqft | 54 days on market
• South End: $1,275,000 median | $1,170.68/sqft | 36.5 days on market
• Beacon Hill: $1,157,500 median | $1,300.74/sqft | 65 days on market
• Charlestown: $900,000 median | $875.75/sqft | 28 days on market
• South Boston: $870,000 median | $845.07/sqft | 47 days on market

What Stands Out — and What It Means

Back Bay vs. South End: Two Different Definitions of Premium

Both neighborhoods led the city with 128 sales — but they behave differently. Back Bay sellers saw a median of $1,435,000 at $1,332.97 per square foot, with units sitting an average of 54 days. South End sellers saw $1,275,000 at $1,170.68 per square foot, moving in 36.5 days. That's a $160,000 gap in median price and a 17.5-day gap in speed. What it means: if your goal is maximum price and you can afford to wait, Back Bay delivers. If your goal is a fast, premium result, South End is the most liquid upscale market in the city right now.

The Ultra-Luxury Tier: Midtown, Seaport, and Waterfront

Three neighborhoods sit well above the rest on price: Midtown ($2,515,750 median), Seaport District ($1,975,000), and Waterfront ($1,524,000). The Seaport commands the city's highest price per square foot at $1,870.83 — nearly $540 more per square foot than Back Bay. All three run longer on market (59–74.5 days), which reflects the time required to find the right buyer at those price points. What it means: sellers in this tier should price confidently and plan for a longer, more selective sale process. Buyers should come with financing fully secured and a clear picture of value per square foot.

East Boston and Jamaica Plain: The High-Activity Value Layer

East Boston logged 114 sales at a $649,500 median — second only to Back Bay and South End in volume. Jamaica Plain posted 98 sales at $708,000, closing in just 30.5 days. Together these two neighborhoods represent some of the most active condo market conditions in the city, with strong buyer demand and realistic price points relative to income. What it means: for buyers who want to be in Boston without stretching into the million-dollar tier, both neighborhoods offer real inventory and real competition. Move fast.

Beacon Hill: Prestige at a Measured Pace

Beacon Hill recorded 46 sales at a $1,157,500 median and $1,300.74 per square foot — 65 days on market. That's the longest hold time among the five anchor neighborhoods and reflects both the limited inventory and the patient, quality-conscious buyer that Beacon Hill typically attracts. What it means: Beacon Hill is not a quick-flip market. Sellers benefit from buyers who have done their research and know exactly what they're buying. Pricing to the market — not above it — is what separates a smooth sale from a prolonged one.

Dorchester's Three Zip Codes: 138 Sales and Serious Value

Taken together, Dorchester's three zip codes (02122, 02124, 02125) produced 138 condo sales — more combined volume than any single anchor neighborhood except Back Bay and South End. Medians ranged from $575,000 to $600,000. The 02122 zip moved fastest at 37 days. What it means: Dorchester is not a fringe market — it's a high-activity, entry-level Boston condo market that consistently absorbs buyer demand. For first-time buyers and investors alike, it deserves a serious look.

Featured Neighborhood: Charlestown

Charlestown posted 61 sales at a median of $900,000 — and it did so faster than anywhere else in the city, tied with Roslindale at 28 days on market. At $875.75 per square foot, Charlestown sits meaningfully below the Back Bay ($1,332.97) and Beacon Hill ($1,300.74) price-per-foot benchmarks, while still clearing $900K at the median. That combination — strong pricing, sub-30-day velocity, solid price per foot — makes Charlestown one of the most compelling value propositions in the Boston condo market right now.

The inventory profile here skews toward well-renovated brownstone condos, newer construction near the Navy Yard, and townhouse-style units that attract buyers who want Boston character without the full Back Bay premium. Competition is real: 28 days is a fast close by any measure, and it signals multiple-offer conditions on well-priced listings. For Charlestown sellers, the window to act is open. For buyers, pre-approval in hand and a clear decision-making process are non-negotiable.

What This Means for Condo Sellers in Back Bay, South End, Beacon Hill, Charlestown & South Boston

The data from the last six months points to a market where execution matters more than conditions. Across Boston's five anchor neighborhoods, a combined 476 condos changed hands — and the sellers who fared best were the ones who priced strategically from day one.

In Back Bay and South End, which together account for 256 transactions, the market is active enough that overpricing is punished by time, not by price reductions alone. South End's 36.5-day median is a tight window — price it right and it moves. Back Bay's 54-day median gives slightly more runway, but buyers in that tier are sophisticated and won't tolerate a stale listing.

Beacon Hill sellers should resist the temptation to set a price based on the neighborhood's reputation alone. The 65-day median reflects a buyers' timeline, not hesitation. Price to the square foot — $1,300 per square foot is the market's current language here.

Charlestown and South Boston sellers are operating in the most momentum-driven conditions of the five anchor neighborhoods. With 28-day median days in Charlestown and 47-day median in South Boston, both markets are absorbing supply at a healthy pace. Sellers who are well-prepared — decluttered, professionally photographed, and priced within 2–3% of market — are most likely to capture the strongest offers in the shortest time.

What This Means for Condo Buyers in Boston

The biggest mistake a buyer can make in the current Boston condo market is showing up without financing fully in place. At 28–37 days on market in the most active neighborhoods, there is no time to get pre-approved after you find the unit you want.

For buyers targeting Back Bay, South End, or Charlestown, know your price-per-square-foot ceiling before you start touring. Back Bay is running $1,332/sqft at the median — if you're budgeting based on list price alone, the math may not work the way you expect. South End at $1,170/sqft offers comparable luxury with faster close timelines.

For buyers working below $750,000, East Boston (114 sales, $649,500 median), Jamaica Plain (98 sales, $708,000 median, 30.5 days), and Brighton (77 sales, $590,000) all have real inventory and real competition. Waiting to make an offer in these neighborhoods is a losing strategy — Jamaica Plain's 30.5-day median says the market is not patient.

Dorchester's three zip codes present the most accessible price points in active Boston neighborhoods — and 138 combined sales in six months proves buyers are paying attention. For first-time buyers who want to own in Boston proper, this is where the market is most likely to work in your favor.

April 2026 Outlook

Boston's condo market is entering the spring selling season from a position of stability, not stress. Volume is healthy, price-per-square-foot values are holding firm across the premium tier, and neighborhoods like Charlestown and Jamaica Plain are demonstrating that well-priced condos don't sit. The wild card heading into Q2 is interest rate movement — any further softening will bring more buyers off the sidelines and add competitive pressure to already fast-moving neighborhoods. For sellers, spring remains the strongest window to act. For buyers, preparation now will pay off when inventory ticks up in May and June.

If you're thinking about buying or selling a Boston condo and want to understand what these numbers mean for your specific neighborhood, price range, or timeline — we'd like to talk.

All data sourced from MLSPIN. Condominium sales, October 7, 2025 – April 7, 2026. Published by the Charles King Group, Real Broker MA, LLC, Hingham, MA. Charles King Group is a top-producing real estate team serving the South Shore, Boston, Cape Cod, Metro West, Northern Middlesex & the Merrimack Valley, and Bristol County. Ranked in the top 1.5% of agents nationwide by Real Trends.

Frequently Asked Questions: Boston Condo Market

What is the median condo price in Boston right now?

As of April 2026, median condo prices across Boston range from $459,000 in Allston to $2,515,750 in Midtown. Among the most active neighborhoods, Back Bay leads at $1,435,000, followed by South End at $1,275,000, Beacon Hill at $1,157,500, Charlestown at $900,000, and South Boston at $870,000. All figures are based on MLSPIN data for condominium sales, October 7, 2025 – April 7, 2026.

Which Boston neighborhood has the fastest condo sales?

Charlestown and Roslindale tied for the fastest median days on market at 28 days. Among premium anchor neighborhoods, the South End followed at 36.5 days and South Boston at 47 days. Back Bay averaged 54 days and Beacon Hill 65 days. Across the city, the fastest-moving markets consistently reward buyers who arrive pre-approved and ready to act.

What is the price per square foot for condos in Boston?

Median price per square foot for Boston condos ranges from approximately $470/sqft in parts of Dorchester to $1,870.83/sqft in the Seaport District. Key neighborhood benchmarks (October 2025 – April 2026): Back Bay $1,332.97/sqft, Beacon Hill $1,300.74/sqft, South End $1,170.68/sqft, Charlestown $875.75/sqft, and South Boston $845.07/sqft. Source: MLSPIN.

How many condos sold in Boston recently?

1,161 condominiums sold across 19 Boston neighborhoods between October 7, 2025 and April 7, 2026, according to MLSPIN data. The most active neighborhoods were Back Bay and South End with 128 sales each, followed by East Boston (114 units) and South Boston (113 units).

Is it a good time to sell a condo in Boston?

Yes — spring 2026 is a favorable window for condo sellers in Boston. The market recorded 1,161 sales in just six months, and several neighborhoods are closing in under 30 days. Sellers who price accurately to the per-square-foot market — rather than aspirationally — are seeing the strongest results in the shortest time. The Charles King Group can provide a neighborhood-specific valuation to help you position your listing correctly.

What are condos selling for in Charlestown?

The median condo sale price in Charlestown was $900,000 between October 2025 and April 2026, at $875.75 per square foot. Charlestown also posted the fastest median days on market among anchor neighborhoods at just 28 days — making it one of the most competitive and fastest-moving condo markets in the city for both buyers and sellers.