If the Boston condo market has you scratching your head this year, you're not alone. Sales are slowing, there are more condos for sale, and listings are sitting longer, yet the average sale price keeps climbing. That didn't add up for me either, so I dug into the MLS data to find out what's really going on.

Here's the short answer: Boston condo prices look like they're rising because more of this year's sales are high-end condos, not because a typical condo is worth a lot more. Sales under $1M have fallen sharply since 2022, while sales of $3M and up are climbing. That shift in what's selling pushed the 2026 average up $87,291, and more than 90% of that increase comes from the mix of sales, not from rising prices.

Here's what the numbers show, why the top of the market is holding up, and what it means if you're buying or selling a condo in Boston right now.

Are Boston condo prices actually going up in 2026?

On average, yes, but the average is telling a bigger story than the typical sale. The average Boston condo sold for $1,182,752 from January 1 to November 11, 2026, up 8% from $1,095,462 over the same stretch of 2025, according to MLS PIN.

The catch is what's in that average. If you leave out sales of $2M and up, the average price is $833,906, up just 2.8% from last year. Prices for most condos are steady. The headline number is rising mostly because more expensive condos are selling.

Is the Boston condo market slowing down?

Yes, at the entry level. Boston condo sales from January 1 to November 11 fell from 4,086 in 2022 to 2,974 in 2026, and almost all of that drop came from condos under $1M.

Source: MLS PIN, Boston condominium closed sales, January 1 to November 11 of each year.

The $3M-and-up range is the only one selling more condos than it did in 2022, and it's up 30% from last year alone.

Inventory tells the same story. MLS PIN's Area Market Review shows 1,513 Boston condos on the market as of November 11, 2026, up 22% from 1,237 a year earlier. That's about 5.3 months of supply, up from 4.2 last year. Most of that supply sits at the entry level: roughly two out of three active listings are priced under $1M, while only about 1 in 12 is priced at $3M or more.

Why does the average price rise when fewer condos sell?

Because an average moves when the mix changes. Picture two years where every condo sells for exactly the same price as before, but in the second year a few more penthouses sell and a few fewer studios do. The average goes up even though no single condo got more expensive.

That's most of what happened in Boston this year. Of the $87,291 jump in the average, $79,934 came from the shift toward more high-end sales and $7,357 came from condos in the same price range actually selling for more. If 2026 had the same mix of sales as 2025, the average would be $1,101,969, nearly flat.

Sales of $2M and up are now 11% of Boston condos sold but 37% of all the dollars spent. In 2022, they were 28% of the dollars.

Why are luxury condos still selling?

Our read: buyers at the top of the market aren't as tied to interest rates. Many pay cash or put a lot down, so a higher mortgage rate barely changes their math. A buyer stretching for a condo under $1M feels every quarter point.

The market behavior lines up with that. Condos under $1M averaged 52 days on market this year, up from 42 in 2022, and are selling a bit further below asking. Condos of $3M and up averaged 77 days on market, their fastest pace in the last five years.

One honest note: the MLS doesn't track whether a buyer paid cash, so that part comes from what we see in our own transactions, not from the data.

What does this mean if you're selling a condo in Boston?

It depends on your price range. If your condo is under $1M, don't read the rising citywide average as a sign your home is worth a lot more. Price it on recent sales of condos like yours in your building or neighborhood. Buyers have more choices and more time, so the right price on day one matters more than it did a few years ago.

If you're selling at the high end, demand is there and well-priced condos are moving.

What does this mean if you're buying a condo in Boston?

Buyers under $1M have more room to negotiate than they've had in years, especially on condos that have been on the market for a while. At the top end, expect competition for the best units.

Either way, look at the numbers for your specific price range and neighborhood, not the citywide average. They can tell very different stories.

Frequently asked questions

What is the average condo price in Boston in 2026?
The average Boston condo sold for $1,182,752 from January 1 to November 11, 2026, according to MLS PIN. Leaving out sales of $2M and up, the average was $833,906.

Are Boston condo prices dropping?
Not overall. The average is up 8% from 2025, and the average for condos under $2M rose 2.8%. What's dropping is the number of sales, mostly under $1M.

Why do average home prices go up in a slow market?
When fewer lower-priced homes sell and more high-priced homes do, the average rises even if individual home values haven't changed much. Economists call this a mix effect.

Is now a good time to buy a condo in Boston?
That depends on your situation and your price range. Buyers under $1M have more negotiating room than in recent years. Talk with a lender about your financing and an agent about recent sales in the neighborhoods you're considering.

How long does it take to sell a condo in Boston?
In 2026, Boston condos sold after an average of 56 days on market, according to MLS PIN. Condos under $1M averaged 52 days, and condos of $3M and up averaged 77 days.

Want to know what these numbers mean for your building or neighborhood? Reach out and I'll pull the sales for your exact price range and area.

Nick Warren, Berkshire Hathaway HomeServices Warren Residential