The Beacon Hill condo market in February 2026 is characterized by a “high-velocity” start to the year, with low inventory driving strong competition. Demand remains robust for historic properties, leading to rapid “Under Agreement” status for mid-market units, while the ultra-luxury segment ($3M+) is seeing a slight inventory surplus.

Market Snapshot (February 2026)

Median Sale Price: Approximately $1.81 million, reflecting a significant year-over-year increase.
Median Price per Sq. Ft.: Roughly $1,410, with luxury units reaching up to $2,000 per sq. ft.
Inventory: Remains critically scarce in the historic core, though overall Greater Boston inventory is projected to rise 5–10% throughout 2026.
Days on Market: Homes are selling in an average of 32 days, though highly desirable “Hot Homes” move much faster.

Current Pricing Tiers

Unit Type	Typical Price Range	Notable Features
Studio / 0-Bed	$412,500 – $475,000	Efficient units on streets like Bowdoin and Beacon.
1-Bedroom	$630,000 – $1,155,000	High demand for units under $1M; often sell near list price.
2-Bedroom	$850,000 – $2,500,000	Significant variation based on elevator access and private outdoor space.
Luxury (3+ Bed)	$3,000,000 – $11,000,000+	Penthouse triplexes and full-floor residences in prime locations like Mt. Vernon St.

Key Trends for Buyers & Sellers

The “Early Window” Opportunity: Mid-January to late February is considered a critical window for sellers to list before the traditional “spring surge,” capitalizing on buyers who receive early-year bonuses and face limited winter inventory.
Mortgage Rate Stability: Rates have stabilized near 6.16% as of early February 2026, which has encouraged sidelined buyers to re-enter the market, leading to an 18% surge in purchase applications year-over-year.
Negotiating Power: While it remains a seller’s market for well-priced units, buyers are beginning to regain some leverage, with inspection contingencies becoming more common again compared to the pandemic era.