Tale of the Tape · 10 Greater Boston Market Matchups · February–May 2026
Head to Head
Ten neighborhoods. Ten rivalries. One dataset. We matched up Greater Boston’s most closely contested markets — by geography, price point, and buyer profile — and let the February–May 2026 closed-sales numbers settle the argument. Each tape compares the same four-month window in 2026 against 2025.
Somerville vs JP Roslindale vs West Rox Lynn vs Revere Salem vs Beverly Needham vs Newton Canton vs Milton Dedham vs Norwood Southie vs Eastie Charlestown vs South End Brookline vs Newton
Somerville
Inner Southwest · Dense Urban
vs
Jamaica Plain
Inner Southwest · Parkway Access
Two of Boston’s most transit-rich, walkable urban neighborhoods. Both built on dense triple-decker stock and rapid condo conversion. Both drew the same buyer profile for a decade. February through May 2026, they moved in opposite directions.
Single-Family Somerville n=20 · JP n=15 — small but usable
Somerville
Feb–May ’26 vs ’25
Jamaica Plain
20−9%
Volume
15−25%
$1.52M−1%
Median Price
$1.06M−17%
$698+7%
Avg $/sq.ft.
$597−14%
99.5%(was 100.0%)
SP/LP
97.3%(was 105.1%)
7dunchanged
Days to Offer
14d+7.5d
Condo Somerville n=128 · JP n=88 — strong sample both
Somerville
Feb–May ’26 vs ’25
Jamaica Plain
128−5%
Volume
88−4%
$923K−3%
Median Price
$773K+9%
$720−6%
Avg $/sq.ft.
$643−3%
100.0%(was 100.1%)
SP/LP
100.0%(was 100.0%)
11d+0d
Days to Offer
7dunchanged
Multi-Family Somerville n=39 · JP n=14
Somerville
Feb–May ’26 vs ’25
Jamaica Plain
39−15%
Volume
14+17%
$1.35M−6%
Median Price
$1.41M+9%
$448−8%
Avg $/sq.ft.
$382−10%
100.0%(was 100.0%)
SP/LP
99.9%(was 96.9%)
12d+0d
Days to Offer
7.5d−4d
Verdict Somerville wins SF cleanly — steadier volume, $/sq.ft. rising, DOM tight. But JP condos are nearly identical at the tape level and JP multi-family is outperforming on both volume growth and DOM improvement. This isn’t a blowout — it’s a split decision that depends entirely on which property type you’re in.
Roslindale
Southwest · VFW Parkway
vs
West Roxbury
Southwest · VFW Parkway
Separated by a handful of blocks and connected by the VFW Parkway. Roslindale is the more affordable entry point; West Roxbury the established family destination. Both SF markets are active — but one is gaining ground on the other at a notable clip.
Single-Family
Roslindale
Feb–May ’26 vs ’25
West Roxbury
20+11%
Volume
37−26%
$714K−8%
Median Price
$955K+7%
$465−3%
Avg $/sq.ft.
$571+5%
103.1%(was 103.9%)
SP/LP
105.2%(was 104.5%)
10d+0d
Days to Offer
6dunchanged
Condo ⚠ West Roxbury CC median dropped 20.5% — confirmed mix effect ($/sq.ft. only −7%). Not a price collapse.
Roslindale
Feb–May ’26 vs ’25
West Roxbury
36+16%
Volume
33flat
$617K−2%
Median Price
$525K−21% ⚠
$513−6%
Avg $/sq.ft.
$490−7%
100.0%(was 101.8%)
SP/LP
100.0%(was 100.0%)
6dunchanged
Days to Offer
18d+12d
Multi-Family ⚠ West Roxbury n=3 — insufficient for trend. Roslindale n=9, treat with caution.
Roslindale
Feb–May ’26 vs ’25
West Roxbury
9−10%
Volume
3−25%
$1.04M−1%
Median Price
$1.04M−8%
$361
Avg $/sq.ft.
$396
101.8%(was 101.4%)
SP/LP
95.6%(was 98.9%)
9d
Days to Offer
39d
Verdict West Roxbury wins SF decisively — higher price, higher $/sq.ft. trending up, tighter DOM, stronger SP/LP. But Roslindale wins condos on volume growth, DOM, and price stability. The CC median gap is partly a mix effect on the WRox side. MF goes to Roslindale on the data available, but sample sizes limit the conclusion.
Lynn
North Shore · High Volume
vs
Revere
North Shore · Beach Access
The North Shore’s two highest-volume entry-point markets. Similar price bands, similar buyer profile. Revere’s SF market is surging while Lynn’s is contracting. Their condo markets told the opposite story.
Single-FamilyLynn n=81 · Revere n=33 — both reliable
Lynn
Feb–May ’26 vs ’25
Revere
81−15%
Volume
33+22%
$550K−8%
Median Price
$651K+0.2%
$421+8%
Avg $/sq.ft.
$410+14%
100.8%(was 102.7%)
SP/LP
100.2%(was 106.0%)
13d
Days to Offer
13d
CondoLynn n=47 · Revere n=40
Lynn
Feb–May ’26 vs ’25
Revere
47+24%
Volume
40+29%
$390K+13%
Median Price
$428K−8%
$378−8%
Avg $/sq.ft.
$469+7%
100.0%(was 100.0%)
SP/LP
98.6%(was 99.2%)
24d
Days to Offer
17d
VerdictA genuine split. Revere wins on SF momentum — volume up 22%, $/sq.ft. rising faster, price holding. Lynn wins on raw SF volume (81 closings vs. 33) and holds 100%+ SP/LP. The condo round is close but Revere edges it on DOM and $/sq.ft. growth. Both SP/LP readings have softened from 2025 peaks — note that Revere SF was at 106% last year. That compression is worth watching.
Salem
North Shore · Historic City
vs
Beverly
North Shore · Coastal Suburban
Adjacent commuter rail markets with similar buyer demographics but different vibes. Beverly’s SF market is outperforming on price and SP/LP. Salem’s multi-family market is doing something strange.
Single-FamilySalem n=39 · Beverly n=51
Salem
Feb–May ’26 vs ’25
Beverly
39−19%
Volume
51−24%
$690K−8%
Median Price
$825K+12%
$409−7%
Avg $/sq.ft.
$467+9%
101.4%(was 103.8%)
SP/LP
103.5%(was 104.8%)
8d
Days to Offer
7d
CondoSalem n=73 · Beverly n=25
Salem
Feb–May ’26 vs ’25
Beverly
73−6%
Volume
25flat
$510K+2%
Median Price
$458K+4%
$423−5%
Avg $/sq.ft.
$463+3%
100.0%(was 100.9%)
SP/LP
100.0%(was 100.0%)
18d
Days to Offer
8d
Multi-Family ⚠ Salem MF SP/LP collapsed from 106.7% to 95.4% as volume surged +56%. Beverly n=7 — use caution.
Salem
Feb–May ’26 vs ’25
Beverly
14+56%
Volume
7−22%
$888K−9%
Median Price
$860K−6%
$303−10%
Avg $/sq.ft.
$351−3%
95.4%(was 106.7%) ⚠
SP/LP
100.0%(was 96.3%)
12d
Days to Offer
12d
VerdictBeverly wins SF and condos — stronger price growth, higher $/sq.ft., tighter DOM. Salem’s MF volume surge (+56%) looks like a headline until you see the SP/LP: sellers accepted an average of 4.6% under asking, a near-total reversal from 106.7% a year ago. More supply hit the MF market than demand could absorb at prior pricing. Worth watching closely.
Needham
Western Suburbs · Route 128
vs
Newton
Western Suburbs · Premium SF
The western suburbs’ most direct rivalry. Newton carries the bigger price tag; Needham often punches above its weight on SP/LP. Both showed softness in SF through February–May 2026. The condo round is closer than you’d expect.
Single-FamilyNeedham n=76 · Newton n=131 — both high confidence
Needham
Feb–May ’26 vs ’25
Newton
76−3%
Volume
131−21%
$1.83M−1%
Median Price
$2.05M+3%
$544+1%
Avg $/sq.ft.
$636+4%
98.9%(was 101.4%)
SP/LP
100.0%(was 100.0%)
8.5d
Days to Offer
8d
Condo ⚠ Needham CC median +23% but $/sq.ft. only +2% — mix effect. Not a uniform price jump.
Needham
Feb–May ’26 vs ’25
Newton
16+23%
Volume
104+12%
$1.29M+23% ⚠
Median Price
$1.18M−2%
$512+2%
Avg $/sq.ft.
$566−0.2%
99.5%(was 100.0%)
SP/LP
98.3%(was 99.2%)
17.5d
Days to Offer
20.5d
VerdictNewton wins SF on every metric that matters — price, $/sq.ft. growth, and SP/LP holding at exactly 100% while Needham slipped below asking. Condos are a near-draw — Newton has far more volume; Needham’s median jump is a mix effect, not real appreciation. Both markets are functioning below their 2024–2025 peak energy.
Canton
Southeast Suburbs · Route 128
vs
Milton
Southeast Suburbs · Blue-Chip
Two of the southeast suburbs’ most desirable markets. Through February–May 2026, Milton’s SF market posted the highest SP/LP of any coverage market in Greater Boston. Canton’s condo market more than doubled in volume over the same period.
Single-Family ⚠ Milton SF median +23% YoY but $/sq.ft. down 3% — confirmed mix effect on price. SP/LP is real.
Canton
Feb–May ’26 vs ’25
Milton
34−17%
Volume
43−12%
$860K+4%
Median Price
$1.2M+23% ⚠
$401−0.4%
Avg $/sq.ft.
$523−3%
101.2%(was 102.2%)
SP/LP
107.1%(was 104.4%)
7d
Days to Offer
6d
CondoCanton n=37 (+118% YoY) · Milton n=12
Canton
Feb–May ’26 vs ’25
Milton
37+118%
Volume
12+50%
$655K+9%
Median Price
$725K+12%
$441+6%
Avg $/sq.ft.
$543−6%
100.0%(was 100.0%)
SP/LP
99.7%(was 100.8%)
12d
Days to Offer
30d
VerdictMilton wins SF — not close. 107.1% SP/LP at 6-day DOM is the strongest single-family reading in any coverage market through February–May 2026. SP/LP is real even with the mix-effect caveat on the median price. Canton wins condos convincingly — volume more than doubled, DOM at 12 days vs. 30 in Milton, SP/LP holding at 100%.
Dedham
Southwest · Route 1 Corridor
vs
Norwood
Southwest · Route 1 Corridor
The closest fight on the card. These two Route 1 corridor towns share a price band, a buyer profile, and — as it turns out — nearly identical SF sale-to-list ratios. On the SF tape, five basis points separates them. The condo story is where they diverge sharply.
Single-FamilyDedham n=42 · Norwood n=40 — well-matched sample sizes
Dedham
Feb–May ’26 vs ’25
Norwood
42−18%
Volume
40−13%
$773K−4%
Median Price
$780K−2%
$478flat
Avg $/sq.ft.
$458+6%
103.6%(was 103.8%)
SP/LP
103.6%(was 104.7%)
6.5d
Days to Offer
6d
Condo ⚠ Dedham CC volume collapsed 53% (34→16). Norwood CC grew 17%. Same price point, opposite trajectories.
Dedham
Feb–May ’26 vs ’25
Norwood
16−53% ⚠
Volume
14+17%
$524K+2%
Median Price
$508K+2%
$529−19%
Avg $/sq.ft.
$378+1%
100.8%(was 100.0%)
SP/LP
100.8%(was 103.0%)
7d
Days to Offer
7.5d
VerdictDead heat on SF — literally. 103.57% vs. 103.62% SP/LP, $773K vs. $780K median, 6.5 vs. 6 days DOM. Call it a draw and buy the one closer to where you work. Condos go to Norwood on volume trajectory — Dedham’s 53% CC volume collapse is the most dramatic single-segment drop in the southwest corridor.
South Boston
Urban Boston · Seaport Adjacent
vs
East Boston
Urban Boston · Harbor Views
Boston’s two waterfront-adjacent urban condo markets. Both underwent rapid gentrification in the 2010s; both are now digesting that run-up. Neither market is firing on all cylinders through May. The question is which is softer — and both have a credible claim to that title.
CondoSouth Boston n=96 · East Boston n=93 — high volume, reliable
South Boston
Feb–May ’26 vs ’25
East Boston
96−32%
Volume
93flat
$915K+1%
Median Price
$646K+2%
$870+2%
Avg $/sq.ft.
$674+3%
98.4%(was 100.0%)
SP/LP
99.2%(was 100.0%)
20.5d+10d
Days to Offer
35d
Single-Family ⚠ South Boston n=10 · East Boston n=13 — small, treat carefully
South Boston
Feb–May ’26 vs ’25
East Boston
10−44%
Volume
13+63%
$1.08M−6%
Median Price
$718K−2%
$694−1%
Avg $/sq.ft.
$493+3%
98.0%(was 95.3%)
SP/LP
97.4%(was 102.2%)
15d
Days to Offer
28d
VerdictNeither market is thriving — but South Boston is the relative winner. Southie retains a commanding $/sq.ft. premium ($870 vs. $674) and tighter DOM on condos. Both markets slipped below 100% SP/LP on CC for the first time in years. East Boston SF at 28-day DOM and 97.4% SP/LP is the weakest SF reading in any urban Boston market through May.
Charlestown
Urban Boston · Harbor Views
vs
South End
Urban Boston · Brownstone Premium
Boston’s two most boutique premium urban neighborhoods. South End carries the higher price per square foot; Charlestown offers more volume and a distinct townhouse market. Charlestown condos are moving in 5 days at 100% of asking. South End is a different story.
CondoCharlestown n=57 · South End n=82 — both reliable
Charlestown
Feb–May ’26 vs ’25
South End
57+8%
Volume
82−15%
$900K−5%
Median Price
$1.26M+1%
$901+9%
Avg $/sq.ft.
$1,221+3%
100.0%(was 99.7%)
SP/LP
98.2%(was 98.9%)
5d
Days to Offer
10d
Single-Family ⚠ Charlestown n=9 · South End n=3 — both too thin for trend analysis. CC is the primary market in both neighborhoods.
VerdictCharlestown wins on momentum. Volume up 8% while South End fell 15%. SP/LP at exactly 100% with 5-day DOM is one of the tightest condo readings in urban Boston. South End retains a significant $/sq.ft. premium ($1,221 vs. $901) and higher median price — but it’s selling slower, below asking, and on declining volume. If you’re buying condos, Charlestown is the more liquid market right now.
Brookline
Inner West · Green Line
vs
Newton
Western Suburbs · Premium · D-Line
Greater Boston’s most natural luxury rivalry. Both draw the same buyer — top school districts, Green or D-Line access, leafy streets, prestige addresses. Through February–May 2026, their condo markets diverged sharply, and their SF stories are more nuanced than the price gap suggests.
Single-Family ⚠ Brookline SF median unavailable — single outlier corrupted aggregate. $/sq.ft. ($798) and SP/LP are reliable. Newton n=131, high confidence.
Brookline
Feb–May ’26 vs ’25
Newton
39flat
Volume
131−21%
n/a ⚠
Median Price
$2.05M+3%
$798+1%
Avg $/sq.ft.
$636+4%
99.4%(was 97.4%)
SP/LP
100.0%(was 100.0%)
9d−3d
Days to Offer
8d+1d
Condo ⚠ Brookline CC median +11% but $/sq.ft. only +2% — mix effect. Newton CC SP/LP slipping; DOM stretched from 14 to 20.5 days.
Brookline
Feb–May ’26 vs ’25
Newton
123+14%
Volume
104+12%
$1.09M+11% ⚠
Median Price
$1.18M−2%
$839+2%
Avg $/sq.ft.
$566flat
100.0%(was 100.8%)
SP/LP
98.3%(was 99.2%)
8dflat
Days to Offer
20.5d+6.5d
Multi-Family ⚠ Brookline n=4 · Newton n=7 — both too thin for trend conclusions. Noted for completeness only.
Brookline
Feb–May ’26 vs ’25
Newton
4−20%
Volume
7−30%
$2.16M−5%
Median Price
$1.38M−12% ⚠
$521−5%
Avg $/sq.ft.
$575+4%
108.2%(was 100.0%) ⚠ n=4
SP/LP
96.8%(was 98.4%)
5.5d
Days to Offer
30d
VerdictNewton wins SF on the metrics that matter — 100.0% SP/LP held exactly, $/sq.ft. rising faster, reliable median. Brookline SF is improving (SP/LP up from 97.4%, DOM tightening) but hasn’t caught Newton’s price discipline. Brookline wins condos — not close. 123 closings at 100% SP/LP and 8-day DOM vs. Newton’s 104 closings at 98.3% and 20.5-day DOM. Brookline condo buyers don’t have negotiating room; Newton condo buyers do. MF is too thin on both sides to score honestly.
“Five basis points separates Dedham and Norwood on SF sale-to-list ratio. Buy the one closer to where you work.”
About This Report
BJ Ray · The Boston Home Team
This report covers 10 Greater Boston market matchups using closed MLS sales data from February through May 2026, compared against the same period in 2025. Markets or segments with fewer than 8 transactions are flagged and excluded from trend conclusions. Mix effects — where median price moves materially while $/sq.ft. does not — are disclosed in every instance. SP/LP = sale-price-to-list-price ratio. DOM = days to accepted offer. This report is part of an ongoing series tracking real estate conditions across Greater Boston coverage markets published each season by The Boston Home Team at Gibson Sotheby’s International Realty. BJ Ray has tracked Greater Boston real estate data across these markets for 21 years.
Data note: All figures reflect closed MLS sales, February–May 2026, compared against February–May 2025. SP/LP = sale-price-to-list-price ratio. DOM = days to accepted offer. Avg $/sq.ft. = average price per square foot across all closed transactions of that type. Mix effect disclosures (⚠) indicate that median price moved materially while $/sq.ft. did not, suggesting a shift in the composition of what traded rather than uniform price appreciation or depreciation. Markets or segments with fewer than 8 transactions are flagged and not used for trend conclusions. SF = single-family. CC = condominium. MF = multi-family (2–4 unit). This report is informational only and does not constitute investment or legal advice. Published June 2026.
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