Story of a couple downsizing to a Beacon Hill condo
Byline – John Ford Boston Beacon Hill Condo Broker 137 Charles St. Boston, MA 02114
Story of a couple downsizing to a Beacon Hill condo
Peace be with you
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- Active Listings: ~49 to 60+ active condo listings
- Median List Price: ~$1.29 million
- Price Range: From compact studios around $349,000 up to luxury penthouses and townhome units exceeding $5.4M to $7.8M+ [Ford Realty]
- Studios / Entry-Level:
- 51 Hancock St #3: Studio (260 sq. ft.) listed at $349,000
- 100 Charles St #4: Studio / 1-bath (412 sq. ft.) listed at $575,000 [Ford Realty Inc]
- 1-to-2 Bedroom Residences:
- 21 Beacon St #4T: 1 bed, 1 bath (591 sq. ft.) listed at $599,000
- 61 W Cedar St #1: 2 beds, 2 baths (1,170 sq. ft.) listed at $949,500
- 18 Hancock St #4: 2 beds, 2 baths (1,211 sq. ft.) listed at $1,449,800 [Bostonreb.com]
- Luxury & Penthouses:
- 4 West Hill Pl #4: 4 beds, 3.5 baths (3,170 sq. ft.) listed at $5,475,000
- 46 Beacon St #2: 3 beds, 4 baths (2,882 sq. ft.) listed at $7,800,000 [Bostonreb.com]
Beacon Hill condo for sale recent sales data 2026
Beacon Hill Condo Market Overview (2026)
- Median Price per Square Foot: Sold for a median of $1,314/sq ft during the first eight months of 2026 (up 0.7% year-over-year), reaching roughly $1,431/sq ft in Q3 2026 according to the Ford Realty Inc [Bostonreb.com]
- Sales Volume: Transaction counts jumped significantly—up roughly 39% to 44% compared to the same periods in 2025, with 97+ units selling across the first eight months and 42–48 units closing in Q3 alone. [Ford Realty Inc]
- Days on Market (DOM): Ranged between 44 and 60+ days, slightly longer than previous years as buyers took a more measured approach and engaged in price negotiations. [Bostonreb.com]
- Sale-to-List Ratio: Averaged around 94.5% to 96.3% of asking price, showing that sellers have had to adjust expectations slightly from peak competitive bidding. [Bostonreb.com]
| Metric / Period | Jan–Aug 2026 (YTD) | Q3 2026 |
|---|---|---|
| Average Sale Price | ~ $2.1M – $2.2M | ~ $2.21M – $2.58M |
| Price per Sq Ft | $1,314 / sq ft | $1,431 / sq ft |
| Sales Volume | 97 units (+39% YoY) | 42–48 units |
| Days on Market | 44 days | 51–60 days |
| Sale-to-List Ratio | 96.3% | 94.5% |
- Entry-Level & Mid-Market (Under $1.5M):
- Studios and 1-bedrooms (ranging roughly from $412K to $1.15M) and competitive 2-bedrooms continue to see steady demand.
- Properties priced competitively under $1M often go under agreement much faster than the neighborhood average. [1]
- Luxury Segment ($3M – $11M+):
- Characterized by a slight inventory surplus relative to the mid-tier.
- Buyers in this bracket have more leverage, longer evaluation times, and greater flexibility on asking prices. [Bostonreb.com]
- Geographic Variations:
- Pricing varies sharply by micro-location within the neighborhood, with lower median baselines on the North Slope and higher medians closer to the Flat of the Hill and Louisburg Square. [1]
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Ford Realty Menu of Money Back Listings for Massachusetts home buyers
Buyers receive 60% rebate from our portion of the broker fee
Renters flat fee $1,000 regardless the price of the apartment.
As a home seller, it sounds like you have a solid grasp of the current 2026 landscape for flat-fee listings in the Boston and North Shore areas. Here is a concise breakdown of how those Ford Realty tiers typically function based on the service levels you’ve identified:
1. Basic “Entry Only” – $500.00
- Visibility: Your home is listed on the local MLS, which syndicates to Zillow, Realtor.com, and local brokerage sites.
- Your Role: You are the primary point of contact. You handle photography, scheduling all showings, vetting buyers, and all contract negotiations.
- Best for: Experienced sellers or those comfortable managing real estate paperwork and logistics independently.
2. Flat Fee (Assisted) – Starting at $1,500.00
- The Upgrade: The broker takes professional photos and handles the listing setup.
- Added Support: You gain professional guidance for the initial setup, ensuring the listing looks polished to attract higher-quality leads.
- Broker Role: 60-day listing, one open house per month, schedule day and evening showings. The negative is that the full fee is due after 60 days even if the house/condo doesn’t sell or go under agreement.
3. Full-Service – 1% Commission
- The Full Package: Professional photography and floor plans are included.
- Active Management: The broker hosts one open house per month and handles day/evening showings.
- Logistics: They are physically present for the BFD smoke detector inspection and the home inspection, taking significant stress off your plate.
Key Financial Reminders
- Buyer’s Side: Regardless of your flat fee, remember to factor in the 2%–3% commission for the buyer’s agent to keep your home competitive.
- Tax/Closing: Budget for the MA transfer tax ($4.56 per $1,000) and ensure all Condo fees are cleared to avoid delays at closing.
BUYERS REBATE
Boston and North Shore Buyers: We provide a 55% rebate of our commission to you, as the buyer, for homes priced over 500,000.
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