Cambridge MA Real Estate Market
A five-year look at how Cambridge real estate is moving this spring - what it means for buyers, what it means for sellers, and where the market sits today.
The Market at a Glance
ISpring 2026 in plain language
Cambridge enters spring 2026 as a tale of two markets. Single-family homes remain in tight supply and continue to set new pricing highs - the average single-family sale closed at $3.2 million, a notable step up from last year. Condominiums, by contrast, have shifted in the buyer's favor: the average condo sale closed at $1.23 million, essentially flat year-over-year, while more listings are coming to market, properties are sitting longer, and the average condo is now selling just below its asking price for the first time in several years.
Single-family is still a seller's market
Prices up ~11% year-over-year, inventory is leaner, and homes are still closing very near asking.
Condos are rebalancing
Inventory is up 34% versus last spring, and the average sale is now landing slightly under list price.
Buyers have more breathing room - selectively
Particularly in the condo segment, where days on market jumped from 58 to 77.
Sellers should price thoughtfully
The era of automatic over-asking offers is softening. Strategic pricing matters more than it did a year ago.
Single-Family Homes
II | 2026Cambridge's detached homes remain the market's tightest, most competitive segment - fewer transactions, higher prices, and continued strength at the top end.
Average Price Trend | Year to Date
Price per Square Foot
Time on Market
Inventory & Activity | 12-Month Rolling
If you're buying
Inventory is leaner than last year (30 active listings vs. 38), and entry-level single-family is essentially nonexistent. Be prepared to move quickly on well-priced homes, but you no longer need to assume a runaway bidding war on every property.
If you're selling
The pricing tailwind is real - single-family values are at a five-year high. That said, the average home is now selling slightly under its original list price (98.76%), so a disciplined pricing strategy still outperforms an aspirational one.
Single-Family | Detailed Five-Year Comparison
All figures year-to-date as of April 16 of each year, unless otherwise noted.
| 2022 | 2023 | 2024 | 2025 | 2026 | |
|---|---|---|---|---|---|
| Listing Inventory (as of April 16) | |||||
| Active Listings | 12 | 24 | 28 | 38 | 30 |
| Avg. Days on Market | 93 | 67 | 69 | 44 | 63 |
| Avg. List Price | $4,351,567 | $3,141,708 | $4,372,243 | $4,983,945 | $4,570,700 |
| Avg. List $/SqFt | $1,091.60 | $941.01 | $1,147.75 | $1,152.04 | $1,083.45 |
| Absorption Rate | 108.33% | 37.50% | 24.11% | 23.46% | 29.72% |
| Months of Supply | 0.92 | 2.67 | 4.15 | 4.26 | 3.36 |
| New Listings (Year to Date) | |||||
| Units Listed | 42 | 55 | 52 | 64 | 52 |
| Avg. Original List Price | $2,628,947 | $2,167,645 | $3,457,960 | $3,717,916 | $3,198,327 |
| Avg. Original List $/SqFt | $958.03 | $871.02 | $1,034.64 | $1,061.42 | $983.36 |
| Went Pending (Year to Date) | |||||
| Units Pending | 35 | 37 | 31 | 29 | 32 |
| Avg. List Price | $2,332,028 | $2,101,822 | $2,587,548 | $2,909,645 | $2,721,962 |
| Avg. List $/SqFt | $905.17 | $846.71 | $902.81 | $976.76 | $931.53 |
| Avg. Days to Offer | 23 | 32 | 32 | 31 | 34 |
| Listed & Price Changed (YTD) | |||||
| Units with Price Changes | 8 | 12 | 9 | 12 | 7 |
| Avg. Original List Price | $2,569,986 | $1,955,650 | $4,435,000 | $2,806,833 | $2,422,429 |
| Avg. Original List $/SqFt | $1,039.30 | $852.50 | $1,065.41 | $961.16 | $915.33 |
| Closed Sales (Year to Date) | |||||
| Units Sold | 24 | 20 | 17 | 20 | 16 |
| Avg. Days on Market | 33 | 63 | 48 | 67 | 64 |
| Avg. Days to Offer | 20 | 35 | 41 | 38 | 43 |
| Avg. Sale Price | $2,520,917 | $2,613,750 | $2,547,364 | $2,884,200 | $3,198,813 |
| Avg. Sale $/SqFt | $945.19 | $919.46 | $903.98 | $978.62 | $976.11 |
| Avg. List Price | $2,357,492 | $2,424,440 | $2,540,353 | $2,889,880 | $3,231,625 |
| Avg. Original List Price | $2,392,079 | $2,475,690 | $2,607,412 | $2,969,130 | $3,321,625 |
| Sale Price as % of List | 107.21% | 104.69% | 101.35% | 102.63% | 100.97% |
| Sale Price as % of Original List | 106.52% | 102.33% | 99.60% | 100.66% | 98.76% |
| 12-Month Activity (rolling) | |||||
| Units Listed | 198 | 211 | 170 | 191 | 177 |
| Units with Price Changes | 37 | 59 | 50 | 42 | 42 |
| Units Went Pending | 171 | 130 | 104 | 120 | 135 |
| Units Sold | 156 | 108 | 81 | 107 | 107 |
Condominiums
III | 2026The condo market is the clearest signal of change this spring: inventory is rising sharply, time on market has lengthened, and the bargaining dynamic is shifting.
Average Price Trend | Year to Date
Price per Square Foot
Time on Market
Inventory & Activity | 12-Month Rolling
If you're buying
This is the most buyer-friendly Cambridge condo market in five years. Active inventory has surged from 94 to 126 listings, and properties are sitting longer (77 days on average). There is genuine room to negotiate - particularly on listings that have been on market more than a month.
If you're selling
Pricing accurately from day one is essential. Price-changed listings rose from 34 to 45 this year, and overpriced condos are lingering. Well-prepared, market-priced units still move - but the cushion to "test the market" has narrowed considerably.
Condominium | Detailed Five-Year Comparison
All figures year-to-date as of April 16 of each year, unless otherwise noted.
| 2022 | 2023 | 2024 | 2025 | 2026 | |
|---|---|---|---|---|---|
| Listing Inventory (as of April 16) | |||||
| Active Listings | 49 | 71 | 93 | 94 | 126 |
| Avg. Days on Market | 59 | 40 | 70 | 74 | 52 |
| Avg. List Price | $1,431,180 | $1,327,870 | $1,470,849 | $1,626,988 | $1,263,217 |
| Avg. List $/SqFt | $1,002.78 | $961.30 | $1,053.09 | $1,082.25 | $976.20 |
| Absorption Rate | 122.28% | 67.25% | 45.79% | 43.17% | 31.68% |
| Months of Supply | 0.82 | 1.49 | 2.18 | 2.32 | 3.16 |
| New Listings (Year to Date) | |||||
| Units Listed | 233 | 202 | 208 | 231 | 260 |
| Avg. Original List Price | $1,163,741 | $1,243,527 | $1,288,341 | $1,370,058 | $1,217,173 |
| Avg. Original List $/SqFt | $922.00 | $934.67 | $983.48 | $987.89 | $978.10 |
| Went Pending (Year to Date) | |||||
| Units Pending | 191 | 162 | 142 | 153 | 158 |
| Avg. List Price | $1,112,125 | $1,199,712 | $1,113,733 | $1,257,403 | $1,170,819 |
| Avg. List $/SqFt | $898.22 | $914.15 | $949.07 | $909.34 | $965.31 |
| Avg. Days to Offer | 17 | 34 | 37 | 30 | 34 |
| Listed & Price Changed (YTD) | |||||
| Units with Price Changes | 19 | 27 | 31 | 34 | 45 |
| Avg. Original List Price | $1,201,995 | $1,185,478 | $1,491,935 | $1,416,791 | $1,007,644 |
| Avg. Original List $/SqFt | $893.37 | $899.71 | $1,001.10 | $1,014.41 | $969.39 |
| Closed Sales (Year to Date) | |||||
| Units Sold | 123 | 103 | 98 | 99 | 87 |
| Avg. Days on Market | 35 | 54 | 49 | 58 | 77 |
| Avg. Days to Offer | 23 | 42 | 33 | 46 | 58 |
| Avg. Sale Price | $1,142,033 | $1,206,391 | $1,076,968 | $1,220,271 | $1,233,470 |
| Avg. Sale $/SqFt | $917.52 | $936.35 | $900.97 | $902.86 | $955.23 |
| Avg. List Price | $1,121,438 | $1,228,203 | $1,067,126 | $1,206,448 | $1,236,780 |
| Avg. Original List Price | $1,128,350 | $1,256,217 | $1,085,416 | $1,234,925 | $1,267,441 |
| Sale Price as % of List | 102.87% | 98.93% | 101.21% | 101.75% | 99.71% |
| Sale Price as % of Original List | 102.25% | 97.24% | 99.80% | 99.87% | 97.21% |
| 12-Month Activity (rolling) | |||||
| Units Listed | 835 | 772 | 740 | 704 | 822 |
| Units with Price Changes | 150 | 207 | 184 | 172 | 254 |
| Units Went Pending | 732 | 586 | 542 | 524 | 544 |
| Units Sold | 719 | 573 | 511 | 487 | 479 |
A Few Terms, Defined
IVDays on Market (DOM)
How many days a property was actively listed before going under contract. Higher numbers mean a slower market.
Days to Offer
How long it took to receive the accepted offer. Shorter than DOM because it excludes negotiation time.
Months of Supply
How long it would take to sell all current inventory at the recent pace of sales. Under 4 months typically favors sellers; over 6 favors buyers.
Absorption Rate
The percentage of available inventory selling each month. Higher percentages mean homes are moving quickly.
Sale Price as % of List
How close final sale prices came to asking prices. Over 100% means homes are routinely selling over asking.
Went Pending
An offer was accepted, but the sale hasn't yet closed. A useful leading indicator of where the market is heading.
