5 Years of Massachusetts Single-Family Data: What Changed From 2022 to 2026

Published: August 13, 2026
Data Source: MLS Property Information Network (MLSPIN), Year-to-Date figures 2022–2026
Author: Charles King, Charles King Group

Every real estate market tells a story in its numbers, and Massachusetts's single-family market has told a particularly interesting one over the last five years. From the frenzied bidding wars of 2022 to the more measured, inventory-rich conditions of 2026, the shift is dramatic when you look at the full arc rather than a single month or quarter. Whether you're weighing a sale in Hingham, a purchase in Newton, or a move into the Merrimack Valley, this five-year lens explains a lot about why today's market feels different from the one your neighbor navigated a few years ago.

The Headline Numbers: 2022 vs. 2026

Average sale price: $739,862 (2022) → $881,903 (2026) — up 19.2%

• Average sale price per square foot: $349.20 (2022) → $400.34 (2026) — up 14.6%
• Average days on market: 27 days (2022) → 41 days (2026) — up 52%
• Average sale price as a percentage of list price: 105.14% (2022) → 101.42% (2026) — a sign that over-asking bidding wars have cooled substantially
• Units sold year-to-date: 27,816 (2022) → 22,293 (2026) — down nearly 20%
• Active listing inventory (as of August 13): 5,361 units (2022) → 7,108 units (2026) — up 32.6%

What it means: Massachusetts homes are still worth meaningfully more than they were five years ago, but they're taking longer to sell, and the days of routinely fielding offers well above asking price have largely faded. This is a market that has cooled from a sprint to a steady walk — still moving forward, just without the frenzy.

What Stands Out — and What It Means

Prices kept climbing, but the pace has slowed. The average sale price rose every single year in this dataset, but the rate of increase has moderated — the jump from 2022 to 2024 was much steeper than the more gradual gains from 2024 to 2026. What it means: Sellers are still building equity, but buyers aren't facing the runaway price escalation of a few years ago. Realistic pricing based on current comps matters more than ever.

Homes are sitting longer, but it's not a stall — it's a reset. Average days on market climbed from 27 to 41, and days to offer nearly doubled from 17 to 28. What it means: A well-priced, well-presented home will still move — but sellers who price aggressively based on 2022-era expectations will feel this shift the hardest.

The bidding-war era has cooled. In 2022, homes sold for over 5% above list price on average. By 2026, that premium had shrunk to under 1.5%. What it means: Buyers have regained some negotiating room. Sellers should expect offers closer to — not dramatically above — asking price, and should price accordingly rather than banking on a bidding war.

Inventory has nearly doubled its "supply" in market terms. Months of supply rose from 1.26 to 2.21 — still a seller-favorable range historically speaking, but a meaningful shift toward balance. Absorption rate, which measures how quickly available inventory is being sold, dropped from 79% to 45%. What it means: Buyers have more to choose from and more time to decide than they did in 2022–2023. This is good news for anyone who felt priced out of the frantic earlier market.

Transaction volume is down, but not collapsing. Units sold year-to-date fell from 27,816 in 2022 to 22,293 in 2026 — a meaningful drop, but the market has stabilized in the 22,000-unit range for three straight years after the sharper 2022-to-2023 decline. What it means: Fewer transactions overall, but a market that has found a new, steadier baseline rather than continuing to slide.

Price per square foot tells the same story as headline price. The $/sqft climbed from $349.20 to $400.34 — consistent growth, but decelerating in recent years just like overall sale price. What it means: Value is still being added across the market, but the pace of appreciation buyers should expect going forward looks more like the 2024–2026 trend than the 2022 surge.

What This Means for Sellers

If you're selling anywhere in the markets Charles King Group serves — from Hingham and Cohasset on the South Shore to Wellesley and Newton in Metro West to Newburyport in the Merrimack Valley — the biggest adjustment from the 2022 playbook is pricing discipline. With inventory up nearly a third since 2022 and absorption rates down significantly, buyers have more options and more time. Homes priced accurately from day one are still selling — just without the automatic over-list premium of a few years ago. Preparation and presentation matter more when buyers aren't rushing to beat out five other offers.

What This Means for Buyers

This is the most buyer-friendly the market has been in five years by several measures — more inventory, longer days on market, and sale prices landing much closer to list price. That said, "more buyer-friendly" doesn't mean "cheap." Prices are still up nearly 20% since 2022, and financing readiness remains essential — homes that are priced well and show well are still moving in under six weeks on average. Buyers who come prepared with pre-approval and a clear sense of their target towns are best positioned to take advantage of the added negotiating room.

The Outlook

Five years of data point to a market that has transitioned from an extreme seller's market into something closer to balanced — rising prices, but at a sustainable pace, alongside more inventory and more time for both sides to make decisions. If you're trying to figure out what this means for your specific town, your specific home, or your specific timeline, that's exactly the kind of conversation we have with clients every day — reach out and let's talk through where your market stands right now.

Frequently Asked Questions

How much have Massachusetts home prices risen since 2022?

The average single-family sale price in Massachusetts rose from $739,862 in 2022 to $881,903 in 2026, an increase of about 19.2% over five years. Source: MLSPIN, year-to-date data through August 13, 2022–2026.

Are homes taking longer to sell in Massachusetts now than in 2022?

Yes. Average days on market rose from 27 days in 2022 to 41 days in 2026, and average days to offer nearly doubled from 17 to 28 days over the same period. Source: MLSPIN, year-to-date data through August 13, 2022–2026.

Are Massachusetts sellers still getting offers above asking price?

The average sale price as a percentage of list price has declined from 105.14% in 2022 to 101.42% in 2026, meaning the typical home now sells much closer to its asking price rather than well above it. Source: MLSPIN, year-to-date data through August 13, 2022–2026.

Is there more housing inventory available in Massachusetts in 2026 than in past years?

Yes. Active listing inventory as of August 13 rose from 5,361 units in 2022 to 7,108 units in 2026, an increase of about 32.6%. Months of supply of inventory also rose from 1.26 to 2.21 over the same period. Source: MLSPIN, snapshot data as of August 13, 2022–2026.

Is it a good time to buy or sell a home in Massachusetts right now?

Both, depending on your goals. Sellers still benefit from prices well above 2022 levels, while buyers benefit from more inventory, longer days on market, and less pressure to bid above asking price than in prior years. Source: MLSPIN, year-to-date data through August 13, 2022–2026.

How many single-family homes have sold in Massachusetts each year since 2022?

Closed single-family unit sales fell from 27,816 in 2022 to 22,293 in 2026, with the market stabilizing in the 22,000–22,700 unit range for the past three years. Source: MLSPIN, year-to-date data through August 13, 2022–2026.

What is the average price per square foot for Massachusetts homes in 2026?

The average sale price per square foot reached $400.34 in 2026, up from $349.20 in 2022 — a 14.6% increase over five years, though the pace of growth has slowed in recent years. Source: MLSPIN, year-to-date data through August 13, 2022–2026.

All data sourced from MLSPIN. Single family sales, year-to-date through August 13, 2022–2026.
Published by the Charles King Group, Hingham, MA.

Charles King Group is a top-producing real estate team serving the South Shore
(Hingham, Cohasset, Scituate, Norwell, Hanover, and surrounding towns), Boston,
Cape Cod, Metro West, Northern Middlesex & the Merrimack Valley, and Bristol County.
Brokered by Real Broker MA, LLC. Ranked in the top 1.5% of agents nationwide by Real Trends.