Boston Condos: Sales Price to List Price Ratio
Boston Real Estate
Boston Condos: Sales Price to List Price Ratio
List to sale price ratio of 95.5% makes pricing ‘increasingly important’
Home sales dipped during the month of November prompting price adjustments, according to preliminary data released by the Cape Cod & Islands Association of REALTORS®.
Last month, 199 single-family homes sold in Cape Cod, marking a year-over-year decrease of 24.3%. Meanwhile, condo sales dipped 11.8% to 60 condos sold.
The median sales price for these homes was $785,000 for single-family properties, and $439,500 for condominiums, compared to $739,000 and $540,000 in 2024, respectively. Notably, 37.69% of all transactions involved a cash buyer in November, up 1.65% from last year.
Single-family home listings fell by 5.8% year over year to 614, while condo listings saw a boost of 16.4% to 227. November saw Cape Cod’s market hit a list-to-sale price ratio of 95.5%.
Both single-family homes and condos lingered on the market. Single-family homes sat 7.5% longer on the market at 43 days; the cumulative number of days condos spent on the market grew 11.3% to 69 days.
“Sellers accurately pricing homes is becoming increasingly important, even with our perpetually limited inventory,” said Betsy Hanson, CEO of CCIAOR & CCIMLS. “With a list-to-sale price ratio of 95.5% at the end of November, the data shows that being realistic about what your home is worth on the open market is paramount for sellers. We’re simply not in a market where buyers are going over asking price on a regular basis.”
Boston Condos: Sales Price to List Price Ratio
Sometimes how Boston condo buyers ask me for averages of list price Vs. sale price and use it as a guide for making an offer.
Having some averages of list prices Vs. sale prices are useful but some Boston downtown condos are overpriced and some are underpriced and a few are priced just right. On average home sellers will get less than their asking price but pricing a home higher does not necessarily result in a higher sale price and can result in a lower sale price.
The seller’s best chance to get the maximum amount of money for their home is within the first two weeks it is on the market.
The following are Boston neighborhood stats comparing list price (after discount) and the original list price to the actual sales price for Boston condos.
Back Bay Condos: List/Sale 95% Original/Sale 93%
Beacon Hill Condos: List/Sale 97% Original/Sale 94%
Brighton Condos: List/Sale 97% Original/Sale 94%
Charlestown Condos: List/Sale 98% Original/Sale 96%
Dorchester Condos: List/Sale 98% Original/Sale 96%
East Boston Condos: List/Sale 97% Original/Sale 95%
Hyde Park Condos: List/Sale 96% Original/Sale 92%
Jamaica Plain Condos: List/Sale 98% Original/Sale 96%
Midtown Condos: List/Sale 96% Original/Sale 90%
North End Condos: List/Sale 93% Original/Sale 93%
Roxbury Condos: List/Sale 97% Original/Sale 88%
Seaport Condos: List/Sale 98% Original/Sale 98%
South Boston Condos: List/Sale 97% Original/Sale 95%
South End Condos: List/Sale 97% Original/Sale 96%
Fenway Condos: List/Sale 97% Original/Sale 96%
Waterfront Condos: List/Sale 95% Original/Sale 93%
Selling your house this fall is absolutely doable. But there’s something you need to know about this time of year.
Buyer activity typically starts to slow while the number of homes for sale climb – and you need the right strategy to get attention in this type of market.
The good news? There’s a lot you can control.
From how you price and present your house to how you negotiate and respond to feedback. Here are four things you’ll want to get right this fall.
#1: Price To Get Buyers’ Attention
In the fall, there are typically fewer buyers looking and more homes for them to choose from. So, you want to make the most of every buyer who comes across your house.
And your price is one of the first things that can make them stop and take a closer look – or keep scrolling.
That’s why this isn’t the time to start high “just to see what happens.”
If buyers think your house is overpriced, they have plenty of other options to move on to. And that could leave you sitting and waiting.
So, if you want to sell before year-end, work with your agent to find the right price for your house and today’s market. That may mean listing at market value – or even slightly below it – to grab buyers’ attention.
Redfin explains how a seemingly small difference can change your buyer pool:
“Buyers often search in round-number price brackets, so pricing at $499,000 instead of $505,000 can make your home appear in more searches and feel like a better deal.”
#2: Make a Great First Impression
When buyers had very few homes to choose from, they were often more willing to overlook dated finishes or a house that needed some work. That’s harder to count on now.
With more choices, how your house looks online and in person can determine whether it makes a buyer’s shortlist at all.
That doesn’t mean you need a full renovation before you sell, but you should take care of essential repairs, do what you can to boost curb appeal, and make sure your house photographs well. Maybe that’s some light staging, maybe it’s swapping out faucets or lights, or maybe a fresh coat of paint. Small details can help a lot.
After all, you only get one chance to make that first impression. Make it count.
#3: Stay Open To Negotiating
Some sellers are still expecting the kind of leverage they had a few years ago. But in many markets, buyers have more negotiating power today and there’s a lot more give and take.
The latest data from Redfin shows 46.2% of sellers gave buyers some type of concession. So, consider throwing in a little help with closing costs or covering a repair. Almost half of sellers are.
The takeaway? Playing hard ball may not get you what you want. But being flexible might. The key is not getting so focused on “winning” every individual negotiation that you lose sight of the bigger goal: making your move happen.
Sometimes a small concession is what gets you to the closing table.
#4: Know When It’s Time To Adjust
Sometimes your house tells you when something isn’t working. Maybe you’re getting plenty of online views but very few showings. Or buyers are coming through, but you’re not getting offers. Or maybe buyer feedback has one recurring theme.
Pay attention to those signals. They can help you figure out what needs to change.
Let’s say your price is the most common point of feedback. Talk to your agent about a price drop. It doesn’t have to be a big change to make a big difference. The average price cut right now is 4% according to HousingWire Data. That’s normal.
Now, that doesn’t mean you should panic and slash your price after a week. It means you and your agent should pay attention to what buyers are telling you and adjust if you need to.
Sometimes the smartest move isn’t waiting for the right buyer. It’s making sure you’re giving that buyer a reason to act.
Bottom Line
Selling this fall is absolutely doable. And now you know four of the biggest things to get right.
If you want to sell before the end of the year, connect with a local agent to make sure you have the right strategy from day one.
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