# Belmont Housing Market Update: Is Redfin's 7.2% Drop Real While Homes Still Draw 7 Offers?
Key Takeaways
•The headline: Redfin shows Belmont's median sale price down 7.2% compared with the same time last year, to about $1.4 million — and Redfin also shows Belmont homes drawing about seven offers each.
•The reality: A median is only the middle price of whatever happened to close. A month with more condo closings pulls the town median down even when house values hold — the most likely explanation here.
•Where the softness is: Belmont condos — not single-family homes, which sold for 101% of their original asking price this year, per MLS Pinergy data compiled by Belmont Realtor Tamela Roche.
•The bottom line: Price off your own segment and street. Watch days to offer (how long a home sits before a buyer makes an offer), sale-to-list ratio and months of supply.
Can Belmont Prices Be Down If Homes Still Get Seven Offers?
Redfin shows Belmont's median sale price down 7.2% year over year — compared with the same time last year — to about $1.4 million. Redfin also shows homes drawing about seven offers each.
That is not a collapsing market. When buyers keep lining up, the issue is usually how the number is measured.
The plain answer: Belmont's median most likely fell because a different set of homes closed, not because every Belmont home lost value.
It's Labor Day, September 7, 2026, and the autumn listing wave starts this week. Don't price a home, or write an offer, off a town-wide median.
What Does Belmont's Median Sale Price Really Measure?
A median sale price is the middle sale price of the homes that closed — half sold for more, half for less.
That misleads in a town like Belmont, where houses and condos sell in very different price ranges. If more condos close in a month, the town median falls even when single-family values hold.
July 2026 MLS figures via Repliers/MLSPIN show the gap: a single-family median of $1,517,500, a condo median of $1,257,500, and a blended all-residential figure of $1,437,500. So a condo-heavy month does not mean your house lost value.
Other trackers disagree with Redfin. Zillow's Home Value Index for Belmont was $1,465,324 as of July 31, 2026, up 1.3% from a year earlier, and Realtor.com's median sold price was $1,510,000, up 9.98%. Of the three, only Redfin shows a decline.
Where Is Belmont's Market Actually Softest?
The softness is mainly in Belmont condos.
MLS Pinergy data compiled by Belmont Realtor Tamela Roche, updated 8-14-2026, shows a year-to-date single-family median of $1,725,000 and an average sale price of $1,782,403. Most important: single-family sellers collected 101% of their original asking price. You rarely see that in a weak market.
Speed says the same. In that same Pinergy compilation, average days to offer for Belmont houses — how long a home sits before a buyer makes an offer — fell to 18 days year-to-date 2026, from 24 days in 2025.
Supply explains the seven offers. That compilation also counts just 112 single-family listings year-to-date 2026, against 134 for all of 2025, and 3.8 months of supply for houses. That is not an oversupplied market.
Multi-families are tighter still in the same data: 103% of original asking price, 15 days to offer, only 28 listings all year.
Condos are where the negotiating room is. Belmont's condo median is $850,000 year-to-date 2026, down from $925,000 for full-year 2025 (a year-to-date series, unlike July's single-month figure). Condo offers now take 33 days, and condo months of supply is 7.8 — double the house figure. That is enough standing inventory for a buyer to take time and negotiate.
What Are the Best Arguments That Belmont Is Softer?
Fair question. Here are the strongest counterpoints.
"Two datasets point down. Isn't that just a declining market?"
Two readings do point down: Redfin's 7.2% year-over-year decline, and a second, longer-run Belmont median that also points down. Repeated negative readings are real evidence.
Much of the gap is about which kinds of homes sold. Pinergy shows single-family closings at $1,725,000 and condos at $850,000 in the same window. And the Greater Boston Association of Realtors' metro-wide single-family median rose to $1,032,500 from $989,500 — a regional figure that says little about Belmont's price tier, where medians run $1,517,500 to $1,725,000 depending on the period measured.
The Belmont-level signals above carry more weight. Even so, a change in which kinds of homes sold does not rule out softening at the top.
"Belmont is small. A few sales can swing the median."
Correct — and it cuts both ways, because the mix explanation rests on modest counts too (112 house listings, 28 multi-family listings). That's why the steadier signals matter: percent of asking price collected, days to offer and months of supply move less on one unusual sale than a median does. For a broader sample, the Warren Group put Belmont's 2025 median at $1,700,000, reported by CBS Boston — a full twelve months of closings, not one month's handful.
"Comparing Belmont to Greater Boston is apples to oranges."
Right. Belmont's house median runs roughly two-thirds above that metro figure, and expensive submarkets usually correct first and hardest when rates bite.
So judge the high end on Belmont's own numbers. Sellers collected 101% of their original asking price. Houses got offers in 18 days, down from 24. That is a market with buyers waiting, not one under pressure.
None of those figures isolate the above-$2 million segment, so treat that as unresolved. Belmont's priciest homes on the market right now ask up to $4,499,000 (the same list includes one Cambridge property). Asking prices tell you what sellers hope for, so an above-$2M seller should price off closed comps — recent sales of similar nearby homes.
Selected Belmont Listings by Asking Price
A price comparison of the highest-priced sample listings shown in the Belmont neighborhood guide listing feed.
| Series | Label | Value |
|---|---|---|
| Price | 135 Marsh St, Belmont, MA 02478 | $4,499,000 |
| Price | 75 Woodfall Rd, Belmont, MA 02478 | $4,490,000 |
| Price | 175 Grove Street, Cambridge, MA 02138 | $4,000,000 |
| Price | 43 Prentiss Ln, Belmont, MA 02478 | $3,600,000 |
| Price | 70 Birch Hill Road, Belmont, MA 02478 | $2,995,000 |
| Price | 28 Homer Rd, Belmont, MA 02478 | $2,799,000 |
| Price | 141-143 Oakley Road, Belmont, MA 02478 | $2,550,000 |
| Price | 45 Wellesley Rd, Belmont, MA 02478 | $2,499,000 |
| Price | 23 Centre Ave, Belmont, MA 02478 | $2,495,000 |
Source:Belmont | Neighborhood Guide
Borrowing costs matter too: the 30-year fixed averaged 6.67% as of August 13, 2026, according to Freddie Mac. Higher rates make buyers pickier. They won't rescue an overpriced listing or sink a correctly priced one.
How Should You Play the Belmont Market This September?
Selling: ignore the town-wide median. Price off property type, condition, location and your closest comps — single-family homes are closing at 101% of original asking price, per the Pinergy compilation. September is unforgiving: buyers compare you with the whole autumn wave, and pricing too high helps the competition.
Buying: the 7.2% headline is not a coupon on every Belmont colonial. Your leverage sits in condos, with more supply, longer market time and less urgency from rival buyers.
Staying put: watch carrying costs. Check the Belmont assessor's current residential tax rate; assessed value is the town's tax value, not market value. If you do transact, Realtor.com puts closing costs at 2% to 7% of price.
On paperwork, a recent Massachusetts law changed how rental broker fees are handled, according to CBS Boston; confirm current rules with your agent. The Massachusetts Association of REALTORS® also added an Unrepresented Buyer Disclosure form in its 2025 updates, per Boston Agent Magazine. Get compensation terms in writing before you tour.
What Is the Bottom Line for Belmont Buyers and Sellers?
Belmont's median sale price fell. Belmont values did not fall evenly.
Single-family homes remain competitive, multi-family homes are tight, and condos offer the clearest negotiating room.
Watch the numbers for your own segment — days to offer, sale-to-list ratio and months of supply. Those told the truth all summer, while the headline mostly reflected which kinds of homes happened to sell.
Send me your address or the property type you're considering, and I'll compare it against the right segment — not the town-wide median.
