Waltham MA Housing Market Q3 2026: Median Price, Days on Market & Inventory

Waltham MA Housing Market Q3 2026: Price Trends & Market Snapshot

Waltham's residential market continues to show resilience in Q3 2026. Based on the last 12 months of sold data (MLS PIN), the blended median price across single-family homes and condos stands at $800,000. Single-family homes command a median of $894,500, while condos median at $625,750. These figures reflect a market where both property types maintain distinct pricing zones, giving buyers and sellers across different segments clear reference points for valuation.

In my 29+ years in this market, I've seen Waltham evolve from an industrial hub into a thriving mixed-use community with serious appeal to both owner-occupants and investors. The price separation between single-family and condo markets tells an important story: buyers seeking land and privacy gravitate to single-family stock, while those prioritizing location, walkability, and lower entry price choose condos. Both segments are holding ground.

Market Composition: Single-Family vs. Condo Dynamics

The data I'm seeing reflects healthy diversity. Over the last 12 months, 198 single-family homes sold in Waltham, while 162 condo transactions closed. That's a reasonably balanced distribution—about 55% single-family, 45% condo. This mix matters because it signals that Waltham isn't dominated by one property type; the market accommodates multiple buyer profiles.

Single-family homes at a $894,500 median typically offer 3–4 bedrooms, varying lot sizes, and yards—attributes that appeal to buyers prioritizing space and long-term equity. Condos, meanwhile, at $625,750 median, attract first-time buyers, investors, and those seeking lower carrying costs and minimal exterior maintenance.

When I'm advising clients on whether to buy single-family or condo in Waltham, I point to this price delta. If you're stretching budget, the condo market opens more options at the $625K median; step into single-family territory, and you're investing significantly more in land equity and privacy.

Tax Implications: What Homeowners Actually Pay

One factor my clients don't always factor in early enough is property tax. Waltham's FY2026 residential property tax rate is $10.32 per $1,000 of assessed value, according to the Massachusetts Department of Local Services. Let me put that in perspective.

On a $800,000 home (blended median), that works out to approximately $8,256 annually in property tax. For a $625,750 condo, you're looking at roughly $6,441 per year. For a single-family at $894,500, plan for roughly $9,230 annually. These are substantial carrying costs, and they compound over 30 years. When I'm structuring an offer or advising a seller on net proceeds, property tax is front and center in my analysis.

Waltham's rate sits in the middle of the MetroWest and inner-ring Boston towns—lower than some, higher than others. Compare Waltham's tax load with neighboring communities to understand the true cost of ownership.

Buyer & Seller Positioning in Q3 2026

What I'm observing across my client base is that Waltham appeals to a pragmatic buyer—someone who values location without overpaying for the Newton or Brookline premium. The city sits on the MBTA Red Line (Davis Square is minutes away) and the Commuter Rail, offering genuine transit optionality. Downtown Waltham has real walkability, restaurants, and mixed-use development.

For sellers, this translates to a market where honest pricing and curb appeal pay off. Homes priced fairly move, and condos with updated mechanicals and finishes command top dollar in their range.

Single-family inventory tends to move steadily but without frantic bidding wars we see in pricier towns. Condos often sell briskly in the $550K–$750K range—that sweet spot for first-time buyers and downsizers. If you're a first-time buyer exploring Waltham, this range represents genuine purchasing power.

Neighborhood Variation Within Waltham

Waltham is not monolithic—it's a city of distinct neighborhoods. Downtown, Prospect Hill, and Riverfront command different price points and appeal to different lifestyles. Downtown tends toward walkable, urban condo living and multi-family investment. Prospect Hill and residential pockets offer more traditional single-family character. Riverfront locations trade walkability and views for slightly different price premiums.

Within this market, accurate valuation depends on neighborhood-specific comps, property condition, and lot size. A condo two blocks from Main Street in Downtown will price differently than one near the Waltham Common or farther out toward residential zones. Explore specific Waltham neighborhoods to understand micro-market dynamics.

Market Outlook & Key Takeaways

Through Q3 2026, Waltham's market reflects stabilization. The $800K blended median is a realistic anchor for valuation. Single-family buyers should expect competition and solid pricing power for owners—don't underprice. Condo sellers benefit from strong first-time buyer demand and investor interest, especially in walkable locations with transit access.

Tax burden is real and non-negotiable—factor it into your financing and long-term planning. If you're buying, your actual housing cost includes principal, interest, insurance, and $6,400–$9,200+ in annual property tax, depending on price point.

For both buyers and sellers, working with an agent who knows Waltham's specifics—its neighborhoods, tax environment, inventory patterns, and buyer psychology—is essential. I've worked with dozens of Waltham transactions over the years, and what I tell my clients is this: clarity on price, realistic expectations on carrying costs, and neighborhood fit trump everything else.

If you're considering a move to Waltham or selling a home here, reach out to us. Zev and I have deep familiarity with this market, and we can help you navigate pricing, positioning, and timing with confidence.

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FAQ: Waltham MA Housing Market Q3 2026

What's the current median home price in Waltham?

Based on the last 12 months of MLS PIN sold data, Waltham's blended median home price (single-family + condo) is $800,000. Single-family homes median at $894,500, while condos median at $625,750. These medians provide a realistic benchmark for buyers and sellers in the current market.

Is Waltham more affordable than Newton or Brookline?

Yes, Waltham's median pricing ($800K blended) is generally lower than premium inner-ring towns like Newton and Brookline, where medians run significantly higher. However, Waltham's property tax rate ($10.32 per $1,000 of assessed value, or roughly $8,256 annually on an $800K home) is a material carrying cost to factor in alongside purchase price when evaluating overall affordability.

What's a typical property tax bill in Waltham?

Waltham's FY2026 residential property tax rate is $10.32 per $1,000 of assessed value. On an $800K home, that's approximately $8,256 per year. On a $625K condo, budget roughly $6,441 annually. These are significant carrying costs and should be factored into your down-payment and mortgage underwriting.

Are single-family or condo homes selling faster in Waltham?

Both segments show healthy activity. Over the last 12 months, 198 single-family homes and 162 condos sold in Waltham, indicating balanced market interest. Condos in the $550K–$750K range often move briskly, especially with first-time buyer demand. Single-family homes sell at steady pace when priced accurately for condition and location.

Where should I start if I'm buying or selling in Waltham?

Start by understanding where your home or target property sits within the neighborhood—Downtown, Prospect Hill, Riverfront, or other zones each have distinct pricing patterns. Get accurate comparable sales from the last 90 days in your micro-market, factor property tax into your budget, and connect with an agent who knows Waltham's specific neighborhoods and buyer psychology. Book a consultation with us to discuss your specific situation.

Work With the Steinmetz Team

This guide was written by the Steinmetz Real Estate team at William Raveis Real Estate in Newton, MA. Sarina Steinmetz (CRS, ABR, GRI) is the #1 producing agent in William Raveis's Newton office — 29+ years of experience, Top 1.5% nationally per RealTrends, and over $590M in career sales. Zev Steinmetz is her partner agent, a residential specialist in buyer representation, seller strategy, and negotiation. Together they help buyers and sellers across Newton, Brookline, Needham, Wellesley, Waltham, and Greater Boston.

Have a question about this market? Call Sarina at 617.610.0207 or Zev at 617.335.2019 — Steinmetz Real Estate Professionals, William Raveis, 1229 Centre Street, Newton, MA 02459.