Today’s Boston Beacon Hill Stats
Today’s Boston Beacon Hill Stats
In November 2026, the Beacon Hill condo market is experiencing a notable surge in seller momentum, operating effectively as a tale of two distinct price tiers. While total available inventory has expanded compared to last year, competitive pricing and faster sales are defining the lower and mid-markets. [Ford Realty Inc]
Key Market Indicators (November 2026)
- Median Condo Price: $1,312,000 (with an average sale price of $2,434,656 due to luxury closings). [Bostonreb.com]
- Price per Square Foot: Averaging $1,314 to $1,353 per sq. ft., marking a steady 1–4% rise year-over-year. [Ford Realty Inc]
- Active Inventory: Approximately 41 to 61 active condo listings are available on the market. Inventory has increased year-over-year but has tightened slightly month-over-month as fall options get absorbed. [Bostonreb.com]
- Days on Market: Medians range between 34 to 62 days, though recent closings showed a swift improvement from an average of 74 days down to 66 days, signaling an uptick in buyer urgency. [Ford Realty]
The Two-Tiered Market Dynamics
According to recent local market reports, the Beacon Hill condo landscape has split into two very different environments: [1]
| Price Tier & Type | Market Behavior | Key Drivers |
|---|---|---|
| Mid-Market & Entry Level (Studios & 1-Beds under $1M) | Highly Competitive / Scarce Units frequently receive multiple competitive offers and sell in under a month. | High demand from buyers looking for entry-level access on Bowdoin, Revere, or Beacon streets. |
| High-End Luxury ($3M to $11M+) | Inventory Surplus / Soft Units take significantly longer to sell, often requiring strategic price cuts. | A smaller pool of qualified luxury buyers facing a larger selection of active high-end rowhouse units. |
Overall, while about 70% of homes still close slightly under asking price (averaging a 96% to 97% sale-to-list ratio), above-asking activity recently tripled in a single month. This points to returning competition, making it the strongest condo environment for sellers in Boston proper this fall. [Ford Realty]
If you are evaluating properties, let me know:
- Are you looking at buying or selling?
- What price bracket or bedroom count (studio, 1-bed, luxury multi-bed) are you focusing on?
- Do you need assistance tracking upcoming open houses or specific street comps?
Click to view The Most Recent Beacon Hill Condo Sales Data Reports
Peace be with you
Click to View Ford Realty’s Google Reviews
Byline – John Ford Boston Condo Broker 137 Charles St. Boston, MA 02114
Call today!
Where is Ford Realty Located?
Ford Realty is located in 137 Charles Street in Beacon Hill
Updated: Boston Condos for Sale Blog 2026
Byline – John Ford Boston Beacon Hill Condo Broker 137 Charles St. Boston, MA 02114
“This is my command, love one another.” John 15:17
Peace be with you
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
This is essentially a “digital signpost” service.
- 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
This tier bridges the gap between DIY and full representation.
- 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
This is the “hands-off” alternative to the traditional 2.5%–3% model.
- 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.
Would you like to discuss a specific sale listing price using these different fee structures? If so, contact John Ford 617-595-3712.
Peace be with you
Click to View Ford Realty’s Google Reviews
“Love thy neighbor as thy self”
