Suffolk County, MA Housing Market Update: July 2026

Important Highlights

• In July, sellers still had the upper hand in Suffolk County, but the advantage decreased significantly: pending sales dropped by 13%, less than 25% of homes went under contract within two weeks, and inventory reached its highest level for summer since 2020.
• Home prices remained stable at $825,080, showing a 3% increase year over year, aligning with the national trend for the first time since early 2024 after several months of outperforming.
• The number of active listings rose by 10% compared to the previous year to reach 2,931, while the national count slightly decreased. Despite buyers stepping back, new listings continued to come in.

Suffolk County, MA Housing Market Overview

In July, Suffolk County experienced an unusual contradiction in its housing market. While prices increased by 3%—matching the national market, buyer activity declined across various metrics. Pending sales decreased by approximately 13%, the percentage of homes going under contract within two weeks dropped below 26%, and closed sales saw a decline of around 3%. The inventory grew by double digits for the fourth consecutive month, reaching levels last seen during the surge in listings in late 2020.

Here is a comprehensive breakdown of the housing data for Suffolk County, MA in July 2026, along with recommendations for both buyers and sellers as fall approaches.

U.S. Housing Market Overview

The national housing market experienced a slowdown in July. While prices increased by 3%, pending sales and active listings slightly decreased, resulting in a stagnant market. The days on market remained steady at 49. With sellers outnumbering buyers by over 50%, the conditions favored buyers on a larger scale—except in Suffolk County, where prices remained double the national median and the growing inventory, although significant, only equated to 3.4 months of supply.

“The U.S. housing market showed incremental progress in July but faced some challenges,” said Chen Zhao, Redfin’s head of economics research. “Both the supply and demand decreased for the second consecutive month, leading to price increases and exacerbating the sluggish and costly buyer’s market that has characterized the post-pandemic period. Uncertainty due to mortgage rates and economic volatility related to international events and a robust job market has added a layer of unpredictability. While most buyers and sellers may not see significant improvements in the housing market, economists are optimistic about the return of affordability and normalcy in the coming years.”

Alignment of Suffolk County Prices with the National Market

In July, the median sale price in Suffolk County reached $825,080, showing a 3.2% increase from the previous year, aligning precisely with the national rate of 3.2% for the first time since early 2024. This convergence marked a significant shift: just a month earlier, local prices had increased by approximately 6%, with the county outpacing the national market by a ratio of three to one. The median price per square foot rose by about 2% to $652, indicating that the appreciation was widespread rather than driven by a few high-end transactions.

On average, homes sold for 99.5% of their list price—slightly below the asking price. Around 19% of active listings had a price reduction, an increase of one point from the previous year. One out of three homes still sold above the list price, but the premium that buyers were willing to pay had significantly decreased. Sellers maintained pricing power for well-positioned listings, but the trend of bidding above the asking price seemed to be fading away outside the luxury market.

Significant Decline in Pending Sales, Outpacing the National Trend

Approximately 26% of homes in Suffolk County went under contract within two weeks in July, a decrease of 7 percentage points from the previous year and below the national average of about 32%. This represented a significant shift for a market that had consistently outperformed the country in terms of speed. Pending sales declined by approximately 13% year over year to 448, while closed sales decreased by 3% to 624—much weaker than the national decline of less than 1%.

The average days on market increased by just one day to 26, remaining well below the national average of 49. The discrepancy—fewer homes going pending quickly but short overall marketing times—indicated a divided market: correctly priced homes still sold quickly, but an increasing number of overpriced listings remained unsold. Nationally, pending sales remained relatively unchanged, making Suffolk County’s 13% decline an outlier that warranted attention from those monitoring local demand.

Continuous Growth in Inventory Contrary to the National Trend

In July, active inventory in Suffolk County rose to 2,931, a 10% increase year over year and the highest figure for July since 2020. New listings increased by 11% to 680, continuing a trend of double-digit growth that began in the spring. Nationally, active listings decreased by 0.6%, making Suffolk County’s expansion in supply one of the most significant deviations from the national trend in the Northeast. The age of active inventory increased by 2 days to 59, indicating that homes spent slightly longer before receiving offers.

The months of supply reached 3.44, up from approximately 3.0 the previous year and approaching a balanced market. The county had not seen this level of relative supply since mid-2022, when rising interest rates briefly tempered competition. The key dynamic was that sellers continued to list aggressively while buyers pulled back, resulting in a slow but steady accumulation that could potentially impact prices later in the year if the trend persists.

Increase in Luxury Prices While Starter Homes Stagnate

Redfin analysis of MLS data • Rolling three-month period (April-June 2026)

The top end of the market drove price increases. Luxury homes (median of $2.95M) appreciated by about 4% and sold 8 days faster than the previous year, with sales volume increasing by 10%. The high tier (median of $1.2M) also saw a 4% increase in prices, although sales volume decreased by approximately 5%. Demand was concentrated at price points above $750,000, where buyers seemed less affected by interest rates and inventory fluctuations.

Starter homes remained stagnant. The tier from the 5th to 35th percentile (median of $518,000) showed minimal price changes, stayed on the market for 7 days longer, and experienced a decrease of nearly 4 percentage points in activity above the list price. The non-luxury tier (median of $760,000) had the highest percentage of activity above the list price at 43%, but this rate decreased by 2 percentage points as sales volume declined. Competition remained intense in the $700K–$900K range, while first-time buyers found more negotiating power.

Guidance for Buyers and Sellers in Suffolk County’s Market

For buyers in Suffolk County, July presented the most favorable conditions in over two years. With less than 26% of homes going pending within two weeks—below the national average for the first time—competition on listings decreased. Starter homes under $550,000 remained on the market for 7 days longer and experienced a decrease of nearly 4 percentage points in activity above the list price, allowing for offers below the asking price or with contingencies. Focus on listings that have been on the market for over 30 days, as sellers may have adjusted their expectations.

For sellers, the window for aggressive pricing has narrowed. The average home sold slightly below the list price, and one in five active listings already had a price reduction. Listings in the $700K–$900K range still received offers above the asking price most frequently, but this rate decreased from the previous year. Price your property realistically from the beginning: with 680 new listings entering the market each month and a declining number of buyers, overpriced homes faced increasing competition that was not present in the spring.

Suffolk County, MA Market Data by City

Rolling three-month period (May-July 2026). Cities with 50+ sales displayed.