If you're thinking of selling your home or condo in the Boston area, there’s one decision that can make or break your outcome before a single buyer walks through the door: pricing.
We’ve combed through the latest year-to-date data for both single-family homes across Massachusetts and condos in Boston—and the trends are clear: more listings, more price drops, and more buyers who are patient, savvy, and picky.
So let’s talk about the most common pricing pitfalls sellers are making in this shifting market—and how to dodge them.
1. Overpricing Based on Last Year’s Peak
The market has cooled just enough to make buyers pause.
- For Boston condos, the average $/sqft for sold units dropped 4.03% vs. last year—even as average sale prices inched up.
- In the single-family market, price growth slowed while price drops surged 29% statewide.
Pro tip: Start with where today’s buyers are—not where the market was 12 months ago.
2. Using Aspirational Price Per Square Foot
Many sellers (and some agents) anchor to a neighborhood high, thinking, “My place is even nicer.”
- But the average condo list $/foot is down 3.5% year-over-year.
- Single-family listings show a similar decline: down 9.3% in $/sqft
Reality check: Buyers are comparing your price-per-foot with everything else out there—especially new listings.
3. Ignoring the Importance of the First 14 Days
Properties that sit don’t just go stale—they signal “something’s wrong.”
- Average Days to Offer increased in both markets: 13% for single-family homes and over 8% for Boston condos.
Best practice: Price to create urgency from Day 1. You won’t “test the market”—you’ll just test buyer patience.
4. Not Adjusting Quickly When the Market Speaks
Some sellers wait weeks or months to make a price change. The result? Lower net sale price.
- Over 28% more condos had price changes this year compared to last.
- For single-family homes, price adjustments jumped 23%.
Lesson: Don’t take it personally—take action. Data-driven adjustments lead to stronger outcomes.
5. Pricing Emotionally Instead of Strategically
Your home is priceless to you. To buyers, it’s one of many options they’re evaluating on their phones.
- The number of listings is up significantly in both markets (14.5% for condos, 7.6% for single-family), and more choices = less room for error.
Strategy tip: Lean on your agent’s CMA and market insight—not your gut—to hit the sweet spot between pricing low and aiming too high.
Final Thoughts
With higher inventory and buyer hesitancy creeping in, the Boston real estate market is rewarding strategic pricing more than ever. If you’re thinking about selling, let’s connect for a custom pricing consultation that balances data with smart positioning.
