The bottom line, in dollars
Based on MLS PIN data for Boston condos, here’s what that looks like for a typical condo priced around $785,000–$800,000:
- About $24,000 off asking. Over the past year, Boston condos sold for 97% of their original asking price on average. On an $800,000 condo, that’s roughly $24,000 below the first list price.
- About $14,000–$17,000 better than spring. In 2025 and 2026, winter buyers paid about 1.8 to 2.2 percentage points less, relative to original asking, than spring buyers. On a $785,000 condo, that’s roughly $14,000 to $17,000.
- Up to three extra weeks to decide. Winter buyers had more time before a condo went under agreement, with less pressure to rush or bid.
- More choice than last year. At the end of September, about 17% more condos were for sale than a year earlier, and roughly 1,500 are on the market today.
Dollar figures are illustrations based on market averages, not a guarantee for any specific home.
If you’re on the fence about buying now or waiting for spring or lower rates, here’s the full picture.
Is it better to buy a condo in Boston in winter or spring?
Spring brings more listings, but it brings even more buyers. In 2026, Boston condos going under agreement jumped from 871 in the first quarter to 1,396 in the second, about 60% more. More buyers means more competition, faster decisions, and less negotiating room.
Here’s how the slower fall and winter quarters compared with spring for Boston condos:
| Q4 (Oct–Dec) | Q1 (Jan–Mar) | Q2 (Apr–Jun) | |
|---|---|---|---|
| Sale price as % of list price, 2025 | 98.2% | 98.5% | 99.6% |
| Sale price as % of list price, 2026 | 98.3%* | 98.0% | 99.4% |
| Sale price as % of original list price, 2025 | 96.9% | 96.9% | 98.7% |
| Sale price as % of original list price, 2026 | 96.7%* | 96.2% | 98.4% |
| Average days to an offer, 2025 | 48 | 50 | 33 |
| Average days to an offer, 2026 | 43* | 56 | 34 |
*Q4 2026 covers October 1 through November 3 only.
The pattern holds in both years: buyers in the fall and winter quarters negotiated further off the original asking price and had more time to decide than buyers in spring, up to about three extra weeks. Q1 also includes March, when the spring market starts to pick up, so the true winter difference may be slightly larger.
Where Boston’s condo market stands right now
Buyers have more leverage than they did a year ago:
- More choice: 1,582 condos were for sale at the end of September, about 17% more than the 1,353 a year earlier.
- More supply: months of supply, a measure of how long current inventory would last at the current sales pace, rose from about 4.5 to about 5.4 over the same period. Roughly six months is often described as the point where a market starts to favor buyers.
- Listings are sitting: today’s 1,532 active condos have been on the market for 88 days on average, up from 75 a month ago.
- Price adjustments are common: of the 6,767 condos listed in the past 12 months, 2,293, about one in three, had a price change. Those listings averaged 98 days on market, compared with 68 days for all listings.
- Buyers are negotiating: over the past year, Boston condos sold for 97% of their original asking price on average.
Well-priced condos still sell close to asking. But a large share start too high, sit, and adjust, and those are the sellers most ready to negotiate in winter.
How much room is there to negotiate?
It depends on your price range. Here’s what Boston condo sales over the past 12 months show:
| Price range | Sale price as % of original asking | Listings with a price change |
|---|---|---|
| $250K–$500K | 92–97% | About 31–41% |
| $500K–$1M | 97–98% | About 33–39% |
| $1M–$2M | 97–99% | About 32–34% |
| $2M–$5M | 95–96% | About 16–36% |
| $5M+ | 90–93% | About 13–23% |
The middle of the market is still competitive, so a well-priced condo in the $500K–$2M range will often sell close to asking. But about a third of listings in that range adjusted price at some point, which is where patient buyers find opportunities. At the higher end, buyers have the most negotiating room.
Should you wait for rates to go down?
Mortgage rates are high. Freddie Mac’s survey put the average 30-year fixed rate at 7.40% in mid-October, per The Mortgage Reports. That makes monthly payments harder, and it’s a fair reason to pause.
Two things are worth keeping in mind:
- Plan as if rates stay where they are. No one knows whether rates will drop, so only buy if the monthly payment works at today’s rate. If rates do stay high, buying now still gets you more negotiating room, more choice, and less competition than spring typically brings.
- If rates do come down, treat it as a bonus. You may be able to refinance later, but lower rates also tend to bring more buyers back at once, which can mean more competition and less room to negotiate. Either way, the price you negotiate now stays with you for as long as you own the home.
In other words, the case for buying now shouldn’t depend on rates dropping. If the numbers work at today’s rate, you’re in a good position whether rates fall, rise, or stay the same.
Buyers have real leverage right now: what to ask for
With more condos on the market, listings sitting longer, and fewer buyers competing, sellers are more willing to negotiate. Here are the three biggest levers:
- A lower price. About one in three Boston condos adjusted price over the past year, and the average sale came in around 3% below original asking. Condos that have been sitting, or have already had a price adjustment, usually have the most room.
- Seller credits toward closing costs. Instead of, or along with, a lower price, you can ask the seller to cover part of your closing costs. For example, a 2% credit on an $800,000 condo is $16,000 you don’t have to bring to closing. Lenders cap how much a seller can contribute, often between 3% and 6% of the price depending on your loan and down payment, so check with your lender.
- A rate buydown. A seller can put money toward lowering your mortgage rate, either for the first year or two (a temporary buydown) or for the life of the loan (by paying points). Depending on the numbers, this can lower your monthly payment more than an equal price cut would. It’s a direct answer to high rates, and worth asking your lender to compare.
The right mix depends on your situation. We’ll run the numbers side by side with you and your lender, so you know which ask gets you the most, and then negotiate it for you.
Other ways to make the numbers work
- Explore first-time buyer programs. Massachusetts and the City of Boston offer down payment help for eligible buyers. See our first-time buyer guide.
- Consider a multi-family. Rent from other units can offset a higher payment. See our guide to buying a multi-family and living in one unit.
- Claim the residential exemption. If you buy in Boston and live in the home, the city’s residential exemption can lower your property tax bill. See our residential exemption guide.
When waiting makes more sense
Buying now isn’t right for everyone. It may be better to wait if:
- Your job or plans might change in the next couple of years.
- Buying would drain your savings or leave no cushion for repairs.
- The monthly payment would stretch your budget at today’s rate.
The best time to buy is when it works for your life and your finances. If those are in place, winter can give you an edge.
On the fence? A quick checklist
Now may be a good time for you if most of these are true:
- You plan to stay in the home for at least the next few years.
- You’re pre-approved, and the monthly payment works at today’s rate.
- You have savings left over after your down payment and closing costs.
- You’ve been watching listings and know what you want.
- You’d rather negotiate with fewer buyers than compete with more in spring.
If that sounds like you, waiting for spring, or for rates to drop, may mean competing with more buyers for the same condo.
Thinking about buying now instead of waiting?
We track the Boston market every week and can show you which listings have room to negotiate. Let’s look at what’s available now and run the numbers for your budget.
Grace Pettengill · The Pettengill Group at William Raveis · 16 Clarendon St, Boston, MA 02116 · 617-763-0902
About the data
Market figures are based on MLS PIN data for Boston condominiums, compiled by The Pettengill Group on November 3, 2026. Quarterly comparisons cover 2025 and 2026; 12-month figures cover November 3, 2025 through November 3, 2026. Information is gathered from third parties, including sellers and public records; MLS PIN and subscribers disclaim all representations and warranties as to its accuracy. Content ©2026 MLS Property Information Network, Inc.
Sources
- MLS Property Information Network (MLS PIN), Boston condominium market reports, November 2026
- The Mortgage Reports: Mortgage rates today, October 16, 2026
This content is for informational purposes only and does not constitute legal or financial advice. Past market trends do not guarantee future results. All real estate services are provided in compliance with federal, state, and local fair housing laws. We are pledged to the letter and spirit of U.S. policy for the achievement of equal housing opportunity throughout the nation. We encourage and support an affirmative advertising and marketing program in which there are no barriers to obtaining housing because of race, color, religion, sex, handicap, familial status, or national origin. Equal Housing Opportunity.