The July 2026 Market Report
Needham | Wellesley | Newton | Medfield | Dover — Data: MLS PIN · Norfolk County Registry of Deeds
May 2026
Massachusetts
May 2026 · Norfolk Co.
May 2026 · Norfolk Co.
Market Overview
July 2026Pulling actual MLS PIN sold data for all five towns this month instead of relying on broader market estimates confirms what the county-level numbers were hinting at: this is five separate markets, not one corridor moving together. Norfolk County sales fell 6% year-over-year in May, and that softening shows up unevenly on the ground. Dover closed just 6 transactions in the past 30 days, Wellesley closed 58, and Newton, the most liquid of the five by far, closed 177 (though a large share of that count is condos and rentals rather than single-family purchases).
Look past the raw totals and the $1M-plus segment in each town tells the clearer story. Wellesley’s $1M+ sales averaged $2.61M across 37 transactions, the richest mix of the five. Dover, despite only 5 sales above $1M in the past month, averaged $2.22M, including a single $4.5M closing that shows the ceiling is very real even in a thin market. Newton’s $1M+ segment is high-volume (92 sales) but lower-average ($2.01M), reflecting its size and variety. Medfield’s $1M+ segment, just 16 sales averaging $1.43M, remains the most accessible entry point among the five for buyers targeting this range.
Town-by-Town: Last 30 Days
6/8–7/8/2026MLS PIN sold data, all property types (single-family, condo, land, multi-family) and rental listings, past 30 days. Needham figures below are the trailing 12-month single-family-only view from the spotlight further down this report; the two are not directly comparable in scope.
| Town | # Sold/Rented | Avg. Price | Median Price | Avg. DOM |
|---|---|---|---|---|
|
Wellesley Richest Mix
02482 · Norfolk County
|
58 | $1,749,792 | $1,322,500 | 31 |
|
Newton
02458 · Middlesex County
|
177 | $1,128,099 | $1,100,000 | 38 |
|
Medfield
02052 · Norfolk County
|
25 | $1,181,704 | $1,100,000 | 24 |
|
Dover Thinnest Market
02030 · Norfolk County
|
6 | $1,929,167 | $1,612,500 | 67 |
Newton, Medfield, and Wellesley figures include rental listings in the lowest price tier, which pull the blended average and median down. See the $1M+ segment below for a cleaner read on single-family and luxury activity.
The $1M+ Segment, Town by Town
Stripping out rentals, small condos, and land sales leaves a much cleaner comparison, the price band most relevant to buyers and sellers in Nancy’s core range.
| Town | # Sold, $1M+ | Avg. Price | Notable |
|---|---|---|---|
Wellesley |
37 | $2,614,516 | Three sales above $5M, including a $9.275M high closing |
Newton |
92 | $2,006,743 | Highest volume of the four; broad activity from $1M to $4.8M |
Dover |
5 | $2,219,000 | Just 5 sales all month, but included a $4.5M closing |
Medfield |
16 | $1,425,469 | Most accessible entry point of the four for $1M+ buyers |
Needham Spotlight: 12-Month Sold Data
MLS PINA trailing 12-month look at Needham single-family sales (7/8/2025–7/8/2026) shows a market that has been quietly resilient. 252 single-family homes sold for a combined $494.2 million in volume, at an average sale price of $1,961,269 and a median of $1,817,500. Homes averaged 46 days on market and 29 days to offer, and sellers achieved an average sale-to-list ratio of 100%, meaning the typical Needham home is still closing at or right around asking.
| Price Range | # Sold | Avg. Sale Price | Avg. DOM | SP:LP |
|---|---|---|---|---|
$1.5M–$2M |
65 | $1,715,638 | 30 | 103% |
$1M–$1.5M |
58 | $1,253,290 | 18 | 102% |
$2.5M–$3M |
49 | $2,692,820 | 82 | 98% |
$2M–$2.5M |
41 | $2,229,976 | 48 | 100% |
$3M–$4M |
14 | $3,313,952 | 116 | 97% |
The $1M–$1.5M tier is the fastest-moving segment in town at just 18 days on market. The $1.5M–$2M tier is the most active by volume and the only band selling meaningfully over asking. Above $2.5M, days on market stretch well past two months, a sign that upper-bracket buyers are taking their time even in a strong-performing town.
Three Signals Shaping the Market
Dover Stays Thin
Just 6 total transactions and 5 sales above $1M closed in Dover over the past 30 days. Low liquidity is normal for the town, but it means pricing and timing decisions carry outsized weight there.
Wellesley Leads on Price
Wellesley’s $1M+ segment averaged $2.61M across 37 sales, including three closings above $5M. It remains the highest-value market of the five by a clear margin.
Newton Wins on Volume
92 sales above $1M in just 30 days, more than double any other town in this report. Newton’s size and neighborhood variety keep it the most liquid market in the corridor.
Rate & Economic Context
July 202630-Year Fixed · Massachusetts
Freddie Mac’s national average eased to 6.43% for the week ending July 2, its lowest level in seven weeks. Economists continue to expect rates to hold in the mid-6% range through the second half of the year absent a clearer signal from the Fed.
Jumbo Loan Threshold · Norfolk Co.
Norfolk County’s elevated conforming loan limit remains a meaningful advantage for buyers. Many Needham and Medfield purchases still clear the conforming threshold, while Wellesley, Newton, and Dover purchases typically require jumbo financing.
Guidance for Buyers & Sellers
For Buyers
- In Dover, be ready to move decisively. With only 5–6 transactions a month, the right listing won’t sit long once it’s priced correctly.
- Medfield’s $1M+ segment is the most accessible entry point among the four towns with fresh data this month, worth a look if Wellesley or Dover has stretched your budget.
- Newton’s volume gives buyers more selection and more room to negotiate than Wellesley or Dover, especially outside the most sought-after villages.
- In Needham’s $1M–$1.5M band, homes are moving in 18 days. If you’re shopping that range, be ready to move quickly.
For Sellers
- In thin markets like Dover, one well-priced comparable can set the tone for months. Price to the data, not to hope.
- Wellesley continues to command the highest price ceiling in the corridor. If your home competes at the upper end, the buyer pool is there.
- In Needham, the $1.5M–$2M tier is the sweet spot right now, the only band consistently selling over ask.
- Homes above $2.5M anywhere in the corridor should plan for a longer runway. Staging and patient marketing matter more as days on market extend.
Nancy Moore · Gibson Sotheby's International Realty
Vice President & Associate Broker — Needham & Boston Suburbs
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