Waltham, MA Home Sellers Still Have the Edge This Week
Well-priced homes are moving fast, but half of today's listings have already needed a price cut.
Bob Wiltse, REALTOR®
Research & Writing Assistant: Claude.ai
October 26, 2026
If you are watching the Waltham,, MA real estate market right now, here is the short version: well-priced homes are selling fast and close to the full asking price, but many sellers have to cut their price to get there. There are 52 single-family homes for sale in Waltham today, and homes that sold in the last 30 days took an average of just 11 days to get an offer. That is a quick pace. But more than half of the homes on the market right now have already had at least one price cut. This mix of fast sales and frequent price cuts tells the story of the Waltham, MA, real estate market this week.
This week's numbers
These figures come from MLS Property Information Network (MLSPIN) data pulled on October 26, 2026, covering single-family homes in Waltham.
Total active homes on the market right now: 52
New listings added in the last 30 days: 21
Median asking price (active listings): $994,500 ($456 per square foot)
Median starting asking price (active listings): $1,049,000 ($473 per square foot), the price before any cuts
Median home size (active listings): 2,195 square feet
Typical time a home has been listed (active listings): 40 days
Homes with at least one price cut: 27 of 52 (about half), averaging a 4.7% cut, or about $51,000
Homes currently under agreement (pending): 18, which took an average of 37 days to get an offer and have been on the market an average of 68 days
Homes sold in the last 30 days: 14
Median sale price (last 30 days): $912,500
Time it took sold homes to get an offer (days-to-offer): averaged 11 days
How close the sale price came to the asking price (sale-to-list ratio): sold homes averaged 101% of their most recent asking price, and 101% of their original asking price too
Months of supply (how long it would take to sell every home on the market at the current sales pace): about 3.7 months
Market conditions: who has the edge right now
A term you will see here is "months of supply." It is a simple idea: take every home for sale right now and ask how many months it would take to sell them all, if homes kept selling at the recent pace. A low number, under about 4 to 5 months, usually means sellers have the edge, because buyers are competing for a shorter supply of homes. A higher number usually means buyers have more room to negotiate.
In Waltham, that number is about 3.7 months right now. That favors sellers. The pace for homes that actually sold is fast, too: those homes took an average of just 11 days to get an offer, and the eventual sale price landed at or slightly above both the most recent asking price and the original asking price. Well-priced homes aren't sitting around.
But there is a real counter-signal here too. Of the 52 homes on the market today, 27, more than half, have already had their price cut at least once, by an average of almost 5%. Homes still waiting for a buyer (the 18 pending sales) took much longer to get there: an average of 37 days to get an offer and 68 days on the market overall, compared to 11 and 30 days for homes that already sold. That suggests some sellers start too high and have to adjust before they find a buyer.
Conclusion: This is a mixed seller's market for Waltham this week. Pricing a home right from day one is what is working. Overpricing is getting punished with a price cut and a longer wait.
There is enough real data here to feel good about this call. We have the full count of active homes, actual closed sales, and actual pending deals to work with, not just one or two numbers.
The story shaping Waltham's housing supply: office parks becoming apartments
The biggest force shaping Waltham's housing supply this year isn't a single listing. It is a rezoning fight that could eventually add up to 2,100 new homes to the city. In June, the Waltham City Council approved special zoning districts allowing housing on three former office properties: the Bay Colony Corporate Center off Winter Street, a Boston Properties (BXP) site on Jones Road, and the old Polaroid campus on Main Street. Mayor Jeannette McCarthy vetoed the Bay Colony district, citing density, traffic, and its closeness to a single-family neighborhood near the Lincoln town line, but the City Council overrode her veto in August (Boston Globe).
That rezoning is already turning into real estate activity. Later that same month, BXP paid $30 million for two Winter Street office buildings, including the former Raytheon headquarters at 870 Winter St., with plans to build toward 2,000 apartments across its Waltham sites once formal project approvals are complete (Banker & Tradesman). None of these new units are built yet, and each project still needs its own permits, so they will not change this week's numbers. But for anyone buying, selling, or investing in Waltham, this is the trend to watch: the city's housing supply is set to grow, just not overnight.
What it means for buyers, sellers, and investors
If you are selling in Waltham, price it right the first time. The data shows buyers are ready to move fast and pay close to full price for homes that are priced accurately from the start. Homes that start too high lose time and still end up with a cut.
If you are buying, roughly half of listings that have already taken a price cut are worth a close look. A seller who has already adjusted once may be more open to a fair offer.
If you are investing, keep an eye on the office-to-housing rezoning in Waltham. Thousands of new apartments will work their way through permitting over the next few years and change the rental and resale picture in parts of the city, especially near the Bay Colony, Jones Road, and Main Street sites. That is a multi-year story, not a this-week story, but it's worth tracking now.
Thinking about buying, selling, or investing in Waltham? Reach out to Bob Wiltse, REALTOR®, eXp Realty. 978-793-1719 | bobwiltse.com
Sources
Bob Wiltse, Town Market Data Log doc (MLSPIN pull, single-family, Waltham, October 26, 2026): Listing Statistics (Median), Listing Statistics (Average), and Area Market Survey reports.
Andrew Brinker, "Waltham's mayor vetoed 1,200 units of new housing. The City Council said to do it anyway." The Boston Globe, August 4, 2026.
Steve Adams, "BXP Buys Waltham Properties for $30M After Rezoning." Banker & Tradesman, August 27, 2026.
Comments