Inventory Up 28% in Middlesex County, MA — Is It a Buyer’s Market Yet?

Bob Wiltse
Jul 22
3 min read

Updated: Jul 22

Bob Wiltse, REALTOR®

July 22, 2025

🏡 Middlesex County Real Estate Snapshot: Inventory, Pricing & Market Trends as of July 22

As summer heats up, so does the single-family real estate market in Middlesex County, and 2025 is proving to be a dynamic year for home inventory, pricing, and buyer demand. Whether you're a homeowner considering selling or a buyer searching for your ideal property, understanding how this year compares to last can provide crucial insights into timing and strategy.

Let's break down the year-over-year changes across five key metrics from July 22, 2024 to July 22, 2025.

📊 Year-over-Year Market Comparison: Middlesex County, MA

1. Listing Units (Inventory on July 22)

2024: 922 homes
2025: 1,183 homes
Change: +261 units (+28.3%) ⬆️
Trend Insight: Listing inventory jumped significantly, offering more options for buyers.

Single-family inventory in Middlesex County, MA

2. Average Days on Market

2024: 57 days
2025: 60 days
Change: +3 days (+5.3%) ⬆️
Trend Insight: Homes are sitting on the market a bit longer, a reflection of growing inventory and more selective buyers.

3. Average List Price

2024: $1,954,816
2025: $1,911,945
Change: -$42,871 (-2.2%) ⬇️
Trend Insight: While still elevated, prices are softening slightly—particularly in higher-end segments where inventory has grown.

4. Approximate Absorption Rate

2024: 70.6%
2025: 58.6%
Change: -12.0 pts (-17.0%) ⬇️
Trend Insight: The market has absorbed fewer homes relative to the number listed. The pace has cooled from last year's faster-moving conditions.

5. Months Supply of Inventory

2024: 1.42 months
2025: 1.71 months
Change: +0.29 months (+20.4%) ⬆️
Trend Insight: Supply is still tight—but it's rising. If the trend continues, it could shift some leverage toward buyers by fall.

It's Stiil a Seller's Market

Based on the July 22, 2025 data for Middlesex County, it's still technically a seller's market, but it's softening and shifting slowly toward a more balanced market. Here's why:

Metric	Value (2025)	Interpretation
Months Supply of Inventory	1.71 months	✅ Seller’s market (under 4 months)
Absorption Rate	58.6%	✅ High absorption (50–60% = healthy demand)
Average Days on Market	60 days	⚠️ Slight increase (buyers taking more time)
List Price	Down 2.2% YoY	⚠️ Softening prices = seller caution needed

Verdict:

Still a Seller’s Market: With under 2 months of inventory and a strong (though declining) absorption rate, sellers still have the upper hand.
But Shifting: Inventory is up 28.3% year-over-year, homes are taking slightly longer to sell, and list prices are dipping—signs that buyers are gaining leverage.

🧭 What This Means for You

This year's Middlesex County, MA market is shifting toward balance. Sellers can still benefit from strong prices, especially with smart pricing strategies and full-service marketing, but buyers now have more choices and a bit more breathing room.

Sellers: You can still command strong prices, but success hinges on pricing strategically, prepping the home properly, and moving quickly, especially as buyer competition cools.
Buyers: You’re seeing more choices and slightly less pressure, but desirable homes are still moving fast.

Whether you're buying, selling, or just tracking the market, these numbers highlight the importance of expert guidance and local insight. As inventory rises and pricing fluctuates, it's not just about listing; it's about positioning.

It's essential to check the data for your specific city or town. Devise a selling or buying strategy based on those numbers.

📞 Ready to Make a Move?

If you're considering selling or want to know your home's current value in this evolving market, let's connect. I offer custom pricing strategies, full-service concierge options, and deep insight into how to time the market for maximum return.

👉 Contact Bob Wiltse, REALTOR® at BobWiltse.com

📞 Call/Text: 978-793-1719

📧 Email: bob@bobwiltse.com or bob.wiltse@raveis.com