Market Update · September 2026
The Fall Market Arrived on Schedule
Belmont, Watertown and Waltham. What sold, what is sitting, where the opportunity is right now, and what 7.12% costs a buyer.
The market slowed here after the Fourth of July. That is not unusual and it happens most years, but this time it caught a fair number of sellers off guard.
Belmont shows it most clearly. Accepted offers on single family homes ran at roughly thirty-four a month in late June, dropped to sixteen in July, and fell again to fourteen in August before recovering to about twenty-one in September.
Belmont · Single Family Offers Accepted, Monthly Pace
Monthly pace, normalized for partial months. Source: MLS PIN.
That inventory has since been absorbed. New listings started arriving after Labor Day, and they are competing with some genuinely nice homes that have been accumulating days on market since the summer.
Belmont
31 single family · 18 condo · 7 multifamily active
The single family market here is split in two. Eleven of the thirty-one active listings came on within the last two weeks. Twenty have been sitting for more than a month.
Active Single Family by Days on Market
Median asking price $2,175,000. Median days on market 67.
If you are buying, the aged half is where the conversation is. A well-presented home that has been out since July is a different negotiation than one that launched last Thursday.
Belmont multifamily is thin at seven active listings, with two already under agreement.
Watertown
13 single family · 46 condo · 14 multifamily active
Thirteen active single family listings is a genuinely small number for a town this size. A handful are new to market and attractive. They are competing against older inventory that has not been absorbed yet, which cuts both ways depending on which side of the table you are on.
The condo market is the story here. Forty-six active listings at a median ask of $644,000 is real optionality, for owner occupants and investors alike. That is the most accessible entry point in any of the three towns.
Fourteen multifamily listings are active with nine already under agreement, which is the highest ratio of spoken-for inventory I track.
Waltham
41 single family · 50 condo · 16 multifamily active
Waltham looks like the best single family opportunity of the three right now. Forty-one active listings, a median asking price of $1,049,900, and a median of twenty days on market. Ten of those listings have been out between two and four weeks, which is usually where a seller starts getting realistic.
Active Single Family Inventory
Active listings as of September 13, 2026. Source: MLS PIN.
Fifty condominiums across a range of neighborhoods, median ask $749,000. Between that and the single family inventory, Waltham is the easiest place in my coverage area to get into the market this fall.
A word on two families
Fifteen years ago a standard two family in any of these towns was hard pressed to make it a couple of days without an offer. That is not the market we are in.
Higher interest rates mean a healthy amount of multifamily inventory is sitting available right now, and the buyers taking advantage of it are not who they used to be. More multi-generational families are seizing the opportunity to buy together. So are investors looking at properties where an additional unit could be added under the new Massachusetts accessory dwelling unit regulations.
Multifamily · Active and Under Agreement
Dark segment shows listings already under agreement. Source: MLS PIN.
A note on accessory dwelling units. Whether one is possible on a given property depends on lot size, the zoning district, setbacks and how that particular town handles it. Two properties on the same street can land differently. It is not something anyone can tell you from a listing sheet, and I would not want you assuming it.
Where rates sit, and what it costs
National averages · September 21, 2026
Source: Mortgage News Daily. These are national averages, not quotes.
Worth saying plainly: the lenders I work with regularly come in under these national averages. I do not get paid for those referrals and I would not send you to them if they did not perform. Do not take the headline number as your number until somebody has actually looked at your file.
The thirty year fixed sat at 6.01% in February, which was the low for the year. It is 7.12% now. Here is what that move costs at the price points people are actually shopping in our towns.
Buying power lost since February, at the same monthly payment
20% down, 30 year fixed, principal and interest. Comparing 6.01% in February against 7.12% today.
Put another way, a buyer who was approved for a $1,050,000 house in February and never changed their monthly budget is shopping at about $936,000 today. Same income, same down payment, roughly $114,000 less house.
On the payment side, that same $1,050,000 purchase runs $615 more per month than it would have in February. A $650,000 condo is $381 more. Neither of those is a rounding error over thirty years.
And this moved recently. Rates were 6.65% a month ago. Just that stretch took roughly $49,000 of buying power off a single family budget and $30,000 off a condo budget.
Which is exactly why the lender matters
A quarter of a point below the national average does not sound like much. On a $1,050,000 purchase it is $141 a month, $50,762 over the life of the loan, and it buys you about $26,844 more house at the same payment.
That is a bigger swing than most buyers will negotiate off a purchase price, and it is available before you ever write an offer.
Where that leaves you
Buying a single family? Waltham has the most to choose from and the most room to negotiate. Belmont has twenty listings that have been out more than a month, which is where the conversations are.
Looking at condos? Watertown at forty-six listings and Waltham at fifty. That is the widest selection either town has offered in a while.
Thinking multifamily? Inventory is available in a way it simply was not fifteen years ago. Watertown has nine of fourteen already spoken for, so the good ones are still moving.
Financing anything? Talk to a lender before you talk to anyone about houses. A quarter point either direction moves your budget more than a week of negotiating will.
Selling this fall? New listings are arriving now and competing against summer inventory that has not moved. Pricing against what actually sold, rather than against what is still sitting, matters more in this stretch than at any other point in the year.
Want this run on your street?
Tell me what you are thinking about and I will pull the numbers for your specific situation, buying or selling. No pressure and nothing to decide on the call.
Schedule a ConsultationAll figures from MLS Property Information Network, active inventory as of September 13, 2026, sales activity over the trailing 90 days. Mortgage rates from Mortgage News Daily as of September 21, 2026, and are national averages rather than quotes, commitments to lend, or offers of credit. Individual pricing varies. General information only, not legal, tax or financial advice. Market conditions change and past results do not predict future performance.