Needham Housing Market Report — Q2 2026
The median home sold for $1,662,000 in Needham this quarter, and the blended median rose +3.1% versus the same quarter a year ago — based on our analysis of MLS PIN sold listings.
Sarina Steinmetz
29+ years in Greater Boston real estate · Updated June 10, 2026
The median home price in Needham, MA is $1,662,000 in Q2 2026 (quarter to date), drawn from 79 single-family and condo sales recorded in MLS PIN (rentals excluded). That blended median rose +3.1% compared with $1,612,500 in Q2 2025. Over the trailing twelve months, the median sits at $1,700,000 across 296 sales. Needham is a single-family town: houses make up roughly four of every five sales, so the single-family median is the number to watch. The sections below break the numbers down quarter by quarter and translate them into what buyers and sellers should actually do.
Needham quarterly price trend, Q2 2025 to Q2 2026
Needham's blended median has moved between $1.53M and $2.11M over the past five quarters. The table tracks the blended median, then the single-family (SF) and condo (CC) detail. We exclude Q1 2025 from the trend because our feed covered too few Needham sales that quarter to be reliable.
| Quarter | Median (all) | SF median | CC median | Sales |
|---|---|---|---|---|
| Q2 2025 | $1.61M | $1.76M | $885K | 88 |
| Q3 2025 | $1.72M | $1.84M | $577K | 90 |
| Q4 2025 | $1.53M | $1.65M | $887K | 56 |
| Q1 2026 | $2.11M | $2.42M | $815K | 44 |
| Q2 2026 (quarter to date) | $1.66M | $1.76M | $1.45M | 79 |
Read the condo column with care. Needham records only a handful of condo sales each quarter (15 in Q2 2026 (quarter to date)), and the inventory skews toward newer construction. With samples that thin, a few high-end closings can swing the condo median by hundreds of thousands of dollars without the market actually moving. The single-family median is the steadier signal for Needham.
Pace and pricing detail
The next table adds the three numbers that describe how the market is moving: price per square foot, sale-to-list ratio (the median percentage of asking price homes actually fetched), and median days on market.
| Quarter | Type | $/sqft | Sale-to-list | Days on market |
|---|---|---|---|---|
| Q2 2025 | Single-family | $578 | 102.4% | 57 days |
| Condo | $494 | 100.7% | 58 days | |
| Q3 2025 | Single-family | $516 | 100.0% | 63 days |
| Condo | $464 | 99.7% | 56 days | |
| Q4 2025 | Single-family | $527 | 99.5% | 62 days |
| Condo | $560 | 99.0% | 70 days | |
| Q1 2026 | Single-family | $538 | 97.1% | 72 days |
| Condo | $564 | 98.7% | 124 days | |
| Q2 2026 (quarter to date) | Single-family | $548 | 100.4% | 55 days |
| Condo | $504 | 98.9% | 54 days |
Based on information from MLS PIN. Not guaranteed accurate. SF = single-family, CC = condo.
What this means for Needham buyers
Buyers in Needham are competing in a market where well-priced homes sell at asking but not far above it. In Q2 2026 (quarter to date), single-family homes closed at a median 100.4% of list — close enough to 100% that lowball offers rarely succeed on fresh listings, but far enough from the double-digit overbids of 2021 that disciplined buyers have negotiating room. Median days on market of 55 days means you usually have time to do diligence, but the best homes still move quickly. Because Needham's condo inventory is small, buyers seeking a lower entry point often cross-shop neighboring towns — our Natick market report covers the most common alternative. Start with our buyer guide and browse current listings.
What this means for Needham sellers
The data rewards correct pricing and punishes optimism. Single-family sale-to-list at 100.4% in Q2 2026 (quarter to date) shows that homes priced to the market are getting full asking; the homes dragging down the averages are the ones that launched high and chased the market down. A median 55 days on market is a healthy pace — homes priced right are absorbed quickly. With 64 single-family sales recorded this quarter, each individual sale carries real weight in the comps, so the comparable-sale analysis behind your list price matters even more in Needham than in a bigger market. Get a data-backed starting point with an instant home valuation, then read how we price and position homes on our selling page.
Single-family vs. condo in Needham
In Q2 2026 (quarter to date), the median single-family home sold for $1,765,000 (64 sales) while the median condo sold for $1,450,000 (15 sales). Unlike Newton or Brookline, where condos form a deep market of their own, Needham's condo segment is a thin slice of mostly newer construction — which is why its median can sit surprisingly close to the single-family figure in some quarters and far below it in others. When you read any Needham median, check the sample size before drawing conclusions.
For street-level context — neighborhood character, commute, and inventory patterns — see our Needham neighborhood guide. Planning your carrying costs? Our Needham property tax guide walks through the FY2026 rates. And you can compare these figures directly against our Newton market report.
How we computed this
Every figure is the median of OUR MLS PIN sold listings in Needham — single-family and condo combined, rentals excluded — computed on June 10, 2026. We use medians, not averages, because a handful of outlier sales distort an average. Q2 2026 is a partial quarter (sales recorded through June 10, 2026) and is labeled “quarter to date.” We exclude Q1 2025 from the trend tables because our feed covered too few Needham sales that quarter to be reliable. Based on information from MLS PIN. Not guaranteed accurate.
Needham housing market FAQ
What is the median home price in Needham, MA in 2026?
The median sold price in Needham in Q2 2026 (quarter to date) is $1,662,000, based on Steinmetz analysis of MLS PIN sold listings (single-family plus condo, rentals excluded). That figure rose +3.1% versus the same quarter in 2025. Needham is a single-family-dominated market — roughly four of every five sales are houses — so the blended median tracks the single-family market closely.
How much does a single-family home cost in Needham?
The median single-family sold price in Needham in Q2 2026 (quarter to date) is $1,765,000, across 64 recorded sales. That is +0.0% versus Q2 2025. Single-family homes are the core of the Needham market and the most reliable signal for where the town is heading.
How much does a condo cost in Needham?
The median condo sold price in Needham in Q2 2026 (quarter to date) is $1,450,000, but read that number with care: only 15 condo sales were recorded in the quarter, and Needham's small condo inventory skews toward newer construction. With samples this thin, a few high-end closings can swing the condo median dramatically quarter to quarter. The single-family median is the steadier signal.
Is the Needham housing market going up or down in 2026?
Needham's blended median rose +3.1% year over year into Q2 2026 (quarter to date), and the single-family median is +0.0% against the same quarter last year. Quarter-to-quarter the median moves with the mix of what sold, so the year-over-year comparison is the cleaner read. Sale-to-list ratios at or near 100% and days on market in the mid-50s point to steady, disciplined demand.
What is the sale-to-list ratio in Needham right now?
In Q2 2026 (quarter to date), single-family homes in Needham sold at a median 100.4% of asking price. A ratio at or above 100% means well-priced homes are selling at or above asking. Overpriced listings still cut price and sit longer, which is why pricing strategy matters more than headline averages.
How long do homes take to sell in Needham?
Median days on market in Q2 2026 (quarter to date) is 55 days for single-family homes in Needham. Well-priced, well-presented homes often go under agreement faster than the median; homes that linger are usually mispriced rather than unwanted.
What is the price per square foot in Needham?
In Q2 2026 (quarter to date), the median price per square foot for a Needham single-family home is $548. Price per square foot is useful for comparing similar homes but can mislead across very different sizes and conditions — Needham's mix of original-condition capes and brand-new builds is wide — which is why we pair it with full comparable-sale analysis.
Is it a buyer's or seller's market in Needham?
Needham in Q2 2026 (quarter to date) leans toward sellers but is not one-sided. Single-family homes closing at a median 100.4% of asking with 55 days on market indicates steady demand without runaway bidding. Buyers have more room to negotiate on homes that have been on the market a few weeks; sellers who price correctly out of the gate still see strong results.
How does Needham compare to Newton?
Needham and Newton sit next to each other and draw from a similar buyer pool, but Newton is a much larger, deeper market with a bigger condo base. Needham trades at a similar single-family price point with fewer transactions, which makes individual quarters noisier. You can compare directly in our Newton Housing Market Report. For a home-by-home comparison in either town, a custom valuation beats any town-wide median.
How were these Needham market numbers calculated?
Every figure is the median of OUR MLS PIN sold listings in Needham — single-family and condo combined, rentals excluded — computed on June 10, 2026. We report medians rather than averages because a few outlier sales distort an average. Q2 2026 is a partial quarter (through June 10, 2026), and we exclude the thinly-covered Q1 2025 from trend comparisons. Based on information from MLS PIN. Not guaranteed accurate.
Know your Needham number
Town-wide medians are a starting point — your home has its own story. Get a data-backed estimate in seconds, or book time with Sarina to talk strategy.