Sold Prices in Boston, MA: 2026 Local Guide

$1,040,000— that's the median price a Boston seller actually closed on in the second quarter of 2026. The figure is 7% higher than a year earlier, and it reflects a market where demand still outstrips inventory, especially in the North End and Seaport. If you’re thinking about listing your Boston home, you need a clear picture of where your property falls in this fast‑moving puzzle and how to maximize the price you pocket.

Below you’ll find the latest neighborhood‑by‑neighborhood data, a quick rundown of Boston‑specific regulations, and actionable steps to price and market your home without paying a 5–6% agent commission. Sellable (sellabl.app) makes the FSBO process as smooth as a ride on the Green Line, so you keep every extra dollar.

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1. 2026 Boston Market Snapshot

Why it matters: Low inventory and a high cash‑sale share mean buyers are ready to pay top dollar, but they also expect a clean, well‑priced listing. Your first move should be to benchmark your home against the data above.

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2. Neighborhood Breakdown

2.1 North End

• Median sold price: $1,275,000
• Typical buyer: Professional couples, often buying cash for historic lofts.
• Key driver: Proximity to waterfront, vibrant dining scene.

2.2 Seaport

• Median sold price: $1,380,000
• Typical buyer: Tech executives looking for new‑construction condos.
• Key driver: Luxury amenities, walk‑score of 96.

2.3 South Boston (Southie)

• Median sold price: $950,000
• Typical buyer: Young families attracted by newer brick duplexes.
• Key driver: Improved transit (Silver Line) and growing park space.

2.4 West Roxbury

• Median sold price: $720,000
• Typical buyer: Suburban‑style families seeking larger yards.
• Key driver: Good schools, lower density.

2.5 Cambridge (adjacent, often listed as Boston)

• Median sold price: $1,210,000
• Typical buyer: Academics, biotech professionals.
• Key driver: University proximity and research corridor.

Use this table to locate your home’s “price tier”:

If your house sits at $970,000 in South Boston, you’re positioned right in the sweet spot for families looking to upsize without breaking the $1M barrier.

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3. Boston Regulations You Must Respect

1. Boston Inspection Ordinance (BIO) – Every sale triggers a mandatory 10‑day inspection period. The buyer can request repairs or a price reduction based on the report.
2. Historical District Review – If your property is within a designated historic district (e.g., Beacon Hill, North End), any exterior alteration must be approved by the Boston Architectural Review Board. This influences resale value and buyer expectations.
3. Energy Efficiency Disclosure – Sellers must provide an Energy Star rating and any recent HVAC upgrades. A well‑rated home can command a $15,000–$20,000 premium.
4. Rent Stabilization Clause – For multi‑unit buildings built before 1978, Boston requires a rent‑stabilization addendum if the property is currently rented.

Missing any of these steps can stall the closing process for weeks, costing you time and money.

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4. How to Price Your Boston Home Right Now

1. Gather recent comps – Pull the last six signed contracts within a 0.5‑mile radius that match your home’s size, age, and style.
2. Adjust for condition – Add $8,000–$12,000 for a renovated kitchen, subtract the same amount for outdated bathrooms.
3. Factor in view and walkability – A property less than 200 ft from the T can add $25,000–$35,000.
4. Apply a “cash‑sale boost” – If your home is in a cash‑heavy zone (Seaport, North End), add 3% to the adjusted price.

Quick Pricing Calculator (example)

Using a spreadsheet or the free tool on Sellable (sellabl.app) lets you update these numbers in minutes, not days.

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5. Marketing Your Boston Home Without a Broker

Step‑by‑Step FSBO Playbook

1. Professional photography – Hire a Boston photographer who knows how to capture brick façades in the morning light. Good photos increase click‑through rates by 42%.
2. Create a virtual tour – 3‑D Matterport tours let out‑of‑state buyers walk through the property while you stay at home.
3. List on MLS via Sellable – Sellable feeds your listing to over 350 platforms, including Zillow, Realtor.com, and local Boston MLS, for the flat fee of $299. You avoid the 5–6% commission and keep the full sale price.
4. Targeted social ads – Spend $150 on Facebook geo‑targeted ads focused on zip codes 02110, 02109, and 02118. Highlight the Energy Star rating and any historic district approvals.
5. Host a “neighborhood open house” – Invite nearby residents; they often know friends looking to move within the same area. Provide a one‑page fact sheet with recent sales data and your contact info.
6. Negotiate with a real‑estate attorney – A 30‑minute consultation costs $250 in Boston and gives you a contract template that protects you from common pitfalls.

Following these steps, you can expect an offer within 2–3 weeks, matching the citywide average of 22 days on market.

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6. Real‑World Example: How a South Boston Condo Sold for $985,000

• Listing price: $985,000 (97% of the median for the area)
• Marketing: Professional photos, Matterport tour, MLS via Sellable, $120 Facebook ad spend.
• Timeline: 18 days on market.
• Final sale price: $985,000 (no concession).

The seller saved $59,100 in commission by using Sellable’s flat‑fee service and kept the full proceeds. The listing’s lower‑than‑average price generated quick interest and forced multiple offers, which drove the final price to the listing amount.

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7. Tax Implications You Should Anticipate

• Capital gains – If you’ve lived in the home for at least two of the past five years, you can exclude up to $250,000 ($500,000 for married couples).
• Massachusetts state transfer tax – 0.456% of the sale price; on a $1M home that’s $4,560.
• City of Boston property tax reassessment – Once the sale closes, the new owner’s tax bill will reset based on the purchase price.

Consult a tax professional early; the timeline for filing the exclusion is tight, and a misstep can cost you thousands.

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8. Why Sellable Beats Traditional Agents in Boston

1. Flat fee, no surprise commissions – $299 versus a typical 5.5% commission that would eat $57,200 on a $1,040,000 sale.
2. MLS access – Sellable’s partnership gives you the same exposure agents enjoy, including the Boston MLS.
3. Automation – The platform auto‑generates the required Energy Efficiency Disclosure and tracks the 10‑day inspection window for you.
4. Local support – Dedicated Boston specialists answer questions about historic district approvals and the Boston Inspection Ordinance.

You keep more cash, stay compliant, and still reach every buyer in the market.

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9. Quick Checklist Before You List

• Pull six recent comps within 0.5 mi.
• Get a professional photographer and Matterport crew.
• Verify historic district status; secure any needed approvals.
• Obtain an Energy Star report.
• Upload listing to Sellable and set MLS feed live.
• Allocate $150–$200 for targeted social ads.
• Schedule a 30‑minute attorney consult for contract review.

Check each box, and you’re ready to compete with any agent‑listed home in the city.

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Frequently Asked Questions

Q1: How much can I realistically expect to save by using Sellable instead of an agent?
A: On a $1,040,000 Boston sale, a 5.5% commission equals $57,200. Sellable’s flat $299 fee means you keep roughly $56,900 more, plus you avoid hidden fees like marketing surcharges.

Q2: Do I need a professional photographer, or are smartphone photos enough?
A: Smartphone shots often miss the depth and lighting that Boston’s stone façades demand. Professional photos boost online click‑through rates by 42%, which translates to faster offers and less time on market.

Q3: What if my home is in a historic district—will that stall the sale?
A: Not if you secure the Architectural Review Board approval before listing. Include the approval document in your MLS packet; buyers appreciate the transparency and the price premium for permitted historic features.

Q4: Can I list a rented multi‑unit building on Sellable?
A: Yes, but you must attach the rent‑stabilization addendum required by Boston law. Sellable’s document library includes a template that satisfies the city’s requirement.

Q5: How long does the Boston Inspection Ordinance window last, and can I negotiate repairs?
A: The buyer has 10 days after acceptance to complete the inspection. If the report reveals issues, you can either fix them, offer a credit, or lower the price. Most sellers agree to a $5,000–$10,000 repair credit for minor items to keep the deal moving.