Welcome back to the Pink Door Properties podcast with Jim Aldred! This month, we're unpacking Marshfield's February 2026 market data, and folks, we're seeing some dramatic shifts that tell a very different story from January's red-hot numbers.

The most striking change? Marshfield's median sold price dropped 14.12% month-over-month to $730,000, down from January's peak of $850,000. Before you panic, this is actually typical seasonal cooling combined with a shift in the mix of homes that sold. We moved from 20 sales in January to just 10 in February—half the volume—and the properties that closed were concentrated in different price ranges.

Here's what's fascinating: while the sold-to-list price ratio dropped from 100.4% to 97.3%, we're seeing buyers gaining slightly more negotiating power. Homes are no longer selling above asking as a rule. In fact, the market survey shows single-family homes selling at exactly 100% of list price on average, with some properties like the one on Cherry Street closing at 93% of original list price after 76 days on market.

Days on market tell the real story of this shift. We jumped from 13 days in January to 45 days in February—a staggering 246% increase. The market hasn't crashed; it's just returning to more normal timing. Properties are taking longer to find buyers, giving purchasers breathing room to make informed decisions rather than panic offers.

Inventory remains extraordinarily tight at just 1 month of supply, though this is up slightly from January's 0.93 months. We currently have only 3 active single-family listings, with a median list price of $724,900. This scarcity continues to prevent any dramatic price drops and keeps Marshfield firmly in seller's market territory.

The luxury segment shows interesting dynamics. Two properties sold over $1.3 million in February—the farmhouse on Birch Road and the contemporary on Pine Street—both taking 20 and 140 days respectively. Meanwhile, more affordable properties like the ranch on Arleita Street in Brant Rock sold in just 20 days at $540,000.

Looking at pending inventory, we have 8 properties under agreement with a median price of $804,500, showing continued strong demand in the $700K-$800K range. Average days to offer increased to 56 days—buyers are taking more time, but they're still committing.

The expired listings tell us something important: 6 properties failed to sell in February, including homes priced from $419,900 to $1.295 million, averaging 61 days on market. This signals that overpricing or poor presentation will cost you in this evolving market.

Bottom line for sellers: Marshfield remains a strong market, but the days of instant offers above asking are behind us. Price strategically, present beautifully, and expect 30-45 days to close. For buyers: you finally have time to breathe, inspect thoroughly, and negotiate—but don't wait too long with only 1 month of supply available. #SouthShoreMAHomes #BostonSouthShoreRealEstate #SouthShoreRealtor #jimaldred #kwsignaturepropertiesma #sellingsouthietosagamore #southshorerealestate #pinkdoorproperties #pinkdoorpodcast #02050 #marshfieldrealestate #marshfieldfebruarymarketupdate #RealEstatePodcast

Jim Aldred is a Realtor serving Boston's South Shore and can be contacted via his Links below.
https://linktr.ee/SellingSouthieToSagamore
www.KWMASS.com

Email me at [email protected]

cell: 339-987-0382

PODCAST INTRO

"Werq" Kevin MacLeod (incompetech.com)
Licensed under Creative Commons: By Attribution 4.0 License
http://creativecommons.org/licenses/by/4.0/

PODCAST OUTRO

LURKING SLOTH

By: Alexander Nakarada

Have you ever fallen in love with a house — pictured your life there — and then lost it to another buyer? You're not alone. In this episode of The Pink Door Podcast, host Jim Aldred breaks down the seven most common mistakes buyers make in a competitive market, and exactly what to do instead.

Mistake #1 is waiting to get pre-approved. In a hot market, pre-approval isn't a formality — it's your entry ticket. Without it, you're already behind before you start. Mistake #2 is letting emotion drive your offer. Love isn't a strategy. A well-structured offer with clean terms and the right close date can beat an emotional overbid every time.

Mistake #3 is not knowing about escalation clauses — a powerful tool that lets you automatically beat competing offers up to a set cap. Most buyers only learn about it after losing three homes. Mistake #4 is treating contingencies as free protection. In a seller's market, every contingency is a reason for a seller to choose someone else. Know which ones you truly need — and which ones you can waive with confidence.

Mistake #5 is putting all your hope into one house. When buyers get tunnel vision, they panic when they lose — and panic leads to bad decisions. Keep two or three homes in your pipeline to stay calm and sharp. Mistake #6 is ignoring what the seller actually needs. A quick close, extra move-out time, or even a personal note can win a bidding war when the right price alone won't.

Finally, Mistake #7 — and the costliest — is giving up after one loss. Every lost offer is data, not defeat. The buyers who win in tough markets aren't the luckiest. They're the most prepared, the most persistent, and the ones who kept going.

One clear theme runs through all seven mistakes: preparation wins. Tune in and learn how to compete like a buyer who's ready. #SouthShoreMAHomes #BostonSouthShoreRealEstate #SouthShoreRealtor #jimaldred #kwsignaturepropertiesma #sellingsouthietosagamore #southshorerealestate #pinkdoorproperties #pinkdoorpodcast #RealEstatePodcast #BuyerMistakes #PreApproval 

Jim Aldred is a Realtor serving Boston's South Shore and can be contacted via his Links below.
https://linktr.ee/SellingSouthieToSagamore
www.KWMASS.com

Email me at [email protected]

cell: 339-987-0382

PODCAST INTRO

"Werq" Kevin MacLeod (incompetech.com)
Licensed under Creative Commons: By Attribution 4.0 License
http://creativecommons.org/licenses/by/4.0/

PODCAST OUTRO

LURKING SLOTH

By: Alexander Nakarada

Welcome back to the Pink Door Properties Powered by Keller Williams Market Report! I'm Jim Aldred, and if you thought January's Kingston market was wild, buckle up—because February just delivered one of the most fascinating plot twists we've seen in months.

Let's start with the headline that's going to surprise everyone: the median sold price in Kingston dropped 27% month-over-month to $608,000. Now, before you panic, this isn't a market crash—it's a compositional shift that tells us exactly what's happening in our local market dynamics.

February saw just four homes close, compared to six in January, and here's the critical detail: these were lower-priced properties finally moving through the pipeline. We had sales ranging from $375,000 to $899,000, with a median of $692,500. What's remarkable is that buyers paid 102% of list price on average, and one property—yes, you heard that right—sold for 123% of asking price. That $305,000 list turned into a $375,000 sale. In a "normal" market, that simply doesn't happen.

The sold-to-list ratio jumped to 101.6%, up over 5% from January's already strong 96.3%. This tells us that despite February typically being a slower month, buyer competition remained fierce for the right properties at the right price points.

Now, here's where it gets concerning: inventory. We ended February with just ONE active listing—a single property priced at $1.1 million. That's down from January's already anemic levels. Our months of inventory sits at 0.73, which is still deep seller's market territory, though slightly improved from January's 0.64 months.

The median days on market exploded to 95 days, up 179% from January's 34 days. But don't let that fool you—the average days to offer was just 104 days for sold properties, and we're seeing homes that are priced right still going under agreement in under a week. One pending property took just five days to get an offer, another just three days.

Speaking of pending properties, we have two homes under agreement with a median list price of $559,500—substantially lower than what we've seen recently. This could signal that the spring market is bringing more entry-level and mid-range inventory, which is exactly what our market desperately needs.

Here's a sobering reality: we had two listings expire in February, including a property that was listed at $1.299 million. Even in this hot market, overpricing kills deals. That property sat for 32 days before expiring, proving that buyers—even in a seller's market—won't overpay for properties that don't deliver value.

The estimated median property value increased to $732,810, up 0.5% from last month and 4.4% year-over-year. This steady appreciation shows that while we're seeing month-to-month volatility in sold prices due to inventory mix, underlying values continue climbing at a sustainable pace.

For sellers, the message is clear: this is still very much your market, but pricing strategy matters more than ever. With only one active listing, anything that comes to market will get attention—but it needs to be priced competitively to convert that attention into offers above asking price.

For buyers, my advice is this: stay ready. With new pendings coming in at lower price points, we may be seeing the start of the spring inventory wave. Get your financing lined up now, because when the right property hits,

Jim Aldred is a Realtor serving Boston's South Shore and can be contacted via his Links below.
https://linktr.ee/SellingSouthieToSagamore
www.KWMASS.com

Email me at [email protected]

cell: 339-987-0382

PODCAST INTRO

"Werq" Kevin MacLeod (incompetech.com)
Licensed under Creative Commons: By Attribution 4.0 License
http://creativecommons.org/licenses/by/4.0/

PODCAST OUTRO

LURKING SLOTH

By: Alexander Nakarada

If you've been wondering whether it's time to make a move, this episode is for you. Host Jim Aldred, a seasoned realtor with Pink Door Properties on Massachusetts' South Shore, guides listeners through one of life's most meaningful transitions — leaving the family home and stepping into a space that truly fits the life you want now.
Jim starts by reframing the word "downsizing" — replacing the fear of losing something with the excitement of gaining freedom, time, and simplicity. He walks through the three clear signs that now might be the right moment to sell, and explains why South Shore homeowners are in a uniquely strong position in today's market.
From there, Jim breaks down exactly what it takes to sell your home well — from smart pricing and presentation, to choosing an agent who truly knows your community. He then explores the real options waiting on the other side: waterfront condos, active adult communities, and right-sized single-family homes across towns like Duxbury, Marshfield, and Scituate.
Jim closes with a simple five-step roadmap any homeowner can follow, and takes a candid moment to honor the emotional weight of leaving a place full of memories — reminding listeners that the memories come with you.
Practical, warm, and honest — this episode gives the 55-plus homeowner exactly what they need to take that first step with confidence. #SouthShoreMAHomes #BostonSouthShoreRealEstate #SouthShoreRealtor #jimaldred #kwsignaturepropertiesma #sellingsouthietosagamore #southshorerealestate #pinkdoorproperties #pinkdoorpodcast #RealEstatePodcast #MoreLife #DownsizingDone #SouthShoreLiving #55PlusLiving 

Jim Aldred is a Realtor serving Boston's South Shore and can be contacted via his Links below.
https://linktr.ee/SellingSouthieToSagamore
www.KWMASS.com

Email me at [email protected]

cell: 339-987-0382

PODCAST INTRO

"Werq" Kevin MacLeod (incompetech.com)
Licensed under Creative Commons: By Attribution 4.0 License
http://creativecommons.org/licenses/by/4.0/

PODCAST OUTRO

LURKING SLOTH

By: Alexander Nakarada

This podcast provides a comprehensive guide for South Shore homeowners considering the addition of a sunroom to their property. The dialogue features a local contractor who distinguishes between three-season and four-season rooms, highlighting that insulated year-round spaces are often preferred in the New England climate. Beyond expanding living space, the discussion emphasizes the psychological benefits of increased natural light and the practical advantages of passive solar heating. Residents in coastal Massachusetts must also account for specific regional challenges, such as salt air corrosion, strict building codes for snow loads, and the high costs of professional installation. Ultimately, while the financial return on investment may be lower than other renovations, the text suggests the lifestyle improvement and daily enjoyment offer significant value to long-term residents. #SouthShoreMAHomes #BostonSouthShoreRealEstate #SouthShoreRealtor #jimaldred #kwsignaturepropertiesma #sellingsouthietosagamore #southshorerealestate #pinkdoorproperties #pinkdoorpodcast #RealEstatePodcast  #SunRoomSouthShore  #IndoorOutdoorLiving #SunroomAddition 

Jim Aldred is a Realtor serving Boston's South Shore and can be contacted via his Links below.
https://linktr.ee/SellingSouthieToSagamore
www.KWMASS.com

Email me at [email protected]

cell: 339-987-0382

PODCAST INTRO

"Werq" Kevin MacLeod (incompetech.com)
Licensed under Creative Commons: By Attribution 4.0 License
http://creativecommons.org/licenses/by/4.0/

PODCAST OUTRO

LURKING SLOTH

By: Alexander Nakarada

In this landmark episode of Keys & Contracts, Jim delivers the most comprehensive home-buying roadmap available for 2026 — a 28-minute deep dive designed for first-time buyers, returning buyers, and anyone who has felt priced out, confused, or simply unprepared to tackle one of the biggest financial decisions of their life.The episode opens with a crisp snapshot of where the 2026 housing market stands: a median existing home price of $396,800, a 30-year fixed mortgage rate hovering near a three-year low of 6.1%, and — crucially — a market beginning to tilt back in favor of buyers after years of seller dominance.  More inventory, more motivated sellers, and a National Association of Realtors forecast predicting rising sales volume all signal opportunity for those ready to move.Jim tears through the vocabulary of homeownership, demystifying terms that trip up even experienced buyers.  Pre-approval vs. pre-qualification.  APR vs. interest rate.  PMI, DTI, discount points, rate locks, and the true all-in cost of closing — which alone can run $8,000 to $20,000 on a $400,000 purchase.  They cover the four core loan types — Conventional, FHA, VA, and USDA — breaking down who qualifies for each and what down payment is truly required (spoiler: it is almost never the mythical 20%).The segment on surprises is one of the episode's most valuable — covering the hidden cash demands beyond the down payment, the emotional toll of rejected offers and falling deals, the shock of appraisal gaps when bidding over asking price.  Jim discusses the importance of never waiving a home inspection no matter how competitive the market feels.Myths get busted with equal energy.  Jim dismantles the "you need 20% down" fallacy, the "perfect credit required" misconception, the "renting is always throwing money away" oversimplification, and the dangerous belief that timing the market is a viable strategy.  Each myth is replaced with actionable truth rooted in current data.
The episode's bargain-hunting segment is packed with practical tactics: buying in the off-season when competition thins, targeting listings that have sat 30-plus days, leveraging new-construction builder incentives like 2-1 rate buydowns, and shopping at least three lenders — a move that research shows can save buyers up to $44,000 over the life of a loan.Credit gets the serious treatment it deserves.  The host walks through minimum score requirements by loan type, explain how a single 100-point difference in credit score can cost a buyer $90,000 over 30 years, and lay out a clear recovery roadmap for anyone dealing with past bankruptcies, foreclosures, or damaged credit histories.Rent-to-own is examined without hype or fear.  Jim explains how lease-option and lease-purchase agreements work, what companies like Divvy Homes and Home Partners of America actually require, where the real risks lie, and — critically — when an FHA loan might be a smarter path than any rent-to-own arrangement.The episode closes with a masterclass on making an offer: using comps, structuring contingencies, deploying escalation clauses, and navigating closing day.  The hosts wrap with a rapid-fire tip round and a producer-style reference card covering 16 key numbers every buyer should memorize before stepping into any open house. 

Jim Aldred is a Realtor serving Boston's South Shore and can be contacted via his Links below.
https://linktr.ee/SellingSouthieToSagamore
www.KWMASS.com

Email me at [email protected]

cell: 339-987-0382

PODCAST INTRO

"Werq" Kevin MacLeod (incompetech.com)
Licensed under Creative Commons: By Attribution 4.0 License
http://creativecommons.org/licenses/by/4.0/

PODCAST OUTRO

LURKING SLOTH

By: Alexander Nakarada

Welcome back! I'm Jim Aldred with Pink Door Properties, serving Boston's south shore, and today we're diving into builder-offered mortgage financing. If you're working with buyers eyeing new construction, this is essential listening.

Builders are rolling out aggressive mortgage incentives. We're talking rates as low as 3-4% when the market's at 6-7%, closing cost credits reaching $64,000, and temporary rate buydowns slashing payments for the first few years. These deals sound amazing, but the devil's in the details.

Major builders like D.R. Horton, Lennar, and Pulte leverage "forward commitments"—buying mortgage rates in bulk at below-market prices, then passing savings to buyers. The catch? They're only available through preferred lenders, and costs are often baked into the home price.

Recent Wall Street Journal analysis revealed eye-opening data. Homes purchased from the largest builders using aggressive buydowns increased 6% more in price than comparable homes between 2019 and 2024. More concerning, 27% of FHA loans originated by Lennar's mortgage arm are underwater, compared to just 10% for independent lenders like Quicken Loans.

Why offer incentives instead of cutting prices? It's strategic. Dropping a price by 10% impacts revenue and sets new comps, potentially devaluing every home in the development. Rate buydowns maintain value appearance while making monthly payments affordable. Buyers must understand they're often financing those "free" perks.

Common structures include temporary buydowns like the 2-1 buydown, where rates drop 2% in year one and 1% in year two before resetting. Permanent buydowns reduce rates for the loan's life but require hefty upfront payments. Closing cost credits reduce cash needed at closing, plus "free" upgrades to flooring and appliances.

What buyers need to know: Get multiple quotes from independent lenders for leverage. Focus on APR, not just advertised rates—it captures all fees. Understand what happens when temporary buydowns expire. Compare home prices to area comps—if significantly higher, you're paying for incentives through inflated pricing.

These incentives aren't inherently bad. They help cash-constrained buyers preserve emergency funds, or buyers planning to refinance if rates drop. In tight markets with limited resale inventory, they make new construction competitive. But buyers must calculate total long-term costs.

As realtors, our job is helping clients see beyond marketing. Builder deals move inventory and protect pricing—not minimize clients' long-term costs. The key is slowing down, comparing carefully, and ensuring buyers aren't setting up for payment shock or going underwater if selling within a few years. #SouthShoreMAHomes #BostonSouthShoreRealEstate #SouthShoreRealtor #jimaldred #kwsignaturepropertiesma #sellingsouthietosagamore #southshorerealestate #pinkdoorproperties #pinkdoorpodcast #RealEstatePodcast #RateBuydown #PreferredLender #ClosingCosts #NewHomeBuilder #MortgageRates #FirstTimeHomeBuyer #HomeBuyingProcess #MortgageEducation #RealEstateInvesting #SmartHomeBuying

Jim Aldred is a Realtor serving Boston's South Shore and can be contacted via his Links below.
https://linktr.ee/SellingSouthieToSagamore
www.KWMASS.com

Email me at [email protected]

cell: 339-987-0382

PODCAST INTRO

"Werq" Kevin MacLeod (incompetech.com)
Licensed under Creative Commons: By Attribution 4.0 License
http://creativecommons.org/licenses/by/4.0/

PODCAST OUTRO

LURKING SLOTH

By: Alexander Nakarada

Welcome back to another episode where we dive deep into the South Shore real estate market! I'm Jim Aldred with Pink Door Properties, and today we're breaking down what happened in Hanover this January—and folks, this is a story of dramatic shifts and opportunities.

Let's start with the headline: Hanover is experiencing a SELLER'S MARKET with just 1.27 months of inventory. To put that in perspective, anything under 3 months means sellers are in the driver's seat, and we're sitting at less than half that threshold. The median sold price jumped to $695,000—that's a 15.35% increase from December's $602,500. But here's where it gets interesting: this same figure was actually down nearly 30% from three months ago when it hit $990,000. What does this tell us? Volatility and seasonality are real factors in our market.

We only saw 4 active listings in January, with a median list price of $949,900—down a whopping 38.7% from December's $1.5 million. This dramatic drop in listing prices suggests sellers are getting more realistic, or we're seeing a different inventory mix hitting the market. Properties are moving FAST—the median days on market was just 11 days, down 42% from the previous month.

The sale-to-list price ratio is sitting at 101.7%, meaning buyers are paying slightly over asking price. This confirms the competitive nature of our market. We saw 13 sales close in January compared to just 6 in December—more than doubling our transaction volume.

Looking at the detailed breakdown, our sold properties ranged from a modest $273,000 fixer-upper on Elm Street (which actually sold 6% over asking at just 5 days on market!) all the way up to a stunning $1,650,000 colonial on Center Street with 16 rooms. The sweet spot? Five properties sold in the $600-700K range, with an average of 34 days on market and selling at 102% of list price.

What's particularly noteworthy is our pending inventory: we have just 2 properties under agreement, both in the luxury segment ($1.4M-$1.5M range), and one of them took 91 days to go pending—significantly longer than our market average. This suggests luxury inventory may be experiencing some headwinds compared to the more accessible price points.

The median estimated property value stands at $870,260, which is down 3.9% from last month but up 3.5% year-over-year. This indicates Hanover's long-term trajectory remains positive despite short-term fluctuations.

For buyers, the message is clear: you need to be ready to move quickly and compete. For sellers, particularly in the sub-$1M range, this is YOUR moment. Properties are selling in days, not weeks, and often over asking price.

January 2026 showed us 10 total closings with a median sale price of $849,999 and a median time to offer of just 7 days. The market moved $8.26 million in volume with an average sale price of $825,700—robust activity for a traditionally slower month.

Bottom line? Hanover's market is hot, inventory is tight, and opportunities exist on both sides of the transaction if you know how to navigate them. Stay tuned as we track these trends into spring market season! #SouthShoreMAHomes #BostonSouthShoreRealEstate #SouthShoreRealtor #jimaldred #kwsignaturepropertiesma #sellingsouthietosagamore #southshorerealestate #pinkdoorproperties #pinkdoorpodcast #02339 #hanoverrealestate #hanoverjanuarymarketupdate #hanover #RealEstatePodcast

Jim Aldred is a Realtor serving Boston's South Shore and can be contacted via his Links below.
https://linktr.ee/SellingSouthieToSagamore
www.KWMASS.com

Email me at [email protected]

cell: 339-987-0382

PODCAST INTRO

"Werq" Kevin MacLeod (incompetech.com)
Licensed under Creative Commons: By Attribution 4.0 License
http://creativecommons.org/licenses/by/4.0/

PODCAST OUTRO

LURKING SLOTH

By: Alexander Nakarada

If you've been watching the Halifax market, you already know something special is happening here. But January 2026 took things to another level entirely. We saw the median sold price jump to $464,745—that's a staggering 33.7% increase month-over-month. Now, before you think that's a typo, let me walk you through exactly what's driving this surge and what it means for both buyers and sellers in this South Shore community.

The headline stat that has everyone talking? Properties in Halifax are now selling in a median of just 4 days. Four days! That's a 50% drop from the previous month. We're seeing a seller's market in full effect here, with only 1.78 months of inventory available. For context, a balanced market typically has around 6 months of inventory, so we're operating in serious scarcity mode.

But here's where it gets really interesting: buyers aren't just meeting asking prices—they're exceeding them. The sold-to-list price ratio hit 102.7% in January, meaning the average buyer paid nearly 3% over asking. In some cases, we saw properties go for 113% of the list price. This is creating a competitiveenvironment where cash offers, waived contingencies, and escalation clauses are becoming standard practice.

A major factor driving this activity is the new construction development at 266 Monponsett Street. This condo community has been a game-changer for Halifax, bringing modern, high-quality units to a market that's been hungry for move-in-ready inventory. Seven of the ten most recent closings were units from this development, with prices ranging from approximately $392,000 to $546,000. These condos are attracting first-time buyers, downsizers, and investors alike, offering one and two-bedroom layouts with contemporary finishes.

On the single-family side, we saw four homes close in January with a median price of $450,000. The range was impressive—from a charming bungalow at $350,750 on Holmes Street to higher-end properties pushing toward $500,000. Days on market for single-family homes averaged 62 days when you look at the comparison data from the previous January, but recent listings are moving much faster.

Currently, there are only 5 active listings in Halifax, with a median list price of $459,000. We've got 4 properties pending, and one of those—151 Plymouth Street—has been on the market for 145 days, which is notable given how quickly everything else is moving. That property is a 4-bedroom, 2-bath historic home on 2.4 acres listed at $649,900, appealing to a very specific buyer looking for land and character.

For sellers, this market presents an incredible opportunity. Pricing strategically and preparing your home properly can result in multiple offers and above-asking sales within days. For buyers, it means being pre-approved, working with an experienced agent, and being ready to move quickly and competitively when the right property hits the market.

Halifax continues to offer that perfect blend of small-town New England charm, proximity to major employment centers, and relative affordability compared to neighboring communities. As we move into the spring market—traditionally the busiest time of year—I expect we'll see even more activity. #SouthShoreMAHomes #BostonSouthShoreRealEstate #SouthShoreRealtor #jimaldred #kwsignaturepropertiesma #sellingsouthietosagamore #southshorerealestate #pinkdoorproperties #pinkdoorpodcast #02338 #halifaxrealestate #

Jim Aldred is a Realtor serving Boston's South Shore and can be contacted via his Links below.
https://linktr.ee/SellingSouthieToSagamore
www.KWMASS.com

Email me at [email protected]

cell: 339-987-0382

PODCAST INTRO

"Werq" Kevin MacLeod (incompetech.com)
Licensed under Creative Commons: By Attribution 4.0 License
http://creativecommons.org/licenses/by/4.0/

PODCAST OUTRO

LURKING SLOTH

By: Alexander Nakarada

Welcome back to another episode of the Pink Door Properties Market Report! I'm Jim Aldred, and today we're diving deep into Kingston, Massachusetts' January 2026 real estate market—and folks, what a month it was!

Let's talk numbers because they're telling quite a story. The median sold price in Kingston jumped to $832,500 in January, representing a massive 14.2% increase month-over-month. That's not a typo—homes are selling for significantly more than they were just 30 days ago. When we zoom out to the twelve-month view, we're looking at year-over-year appreciation that has buyers and sellers both taking notice.

But here's where it gets really interesting: we're firmly in seller's market territory with just 0.64 months of inventory. To put that in perspective, a balanced market typically has around six months of inventory. This means for every buyer looking in Kingston right now, there are very limited options, which is driving this competitive environment we're seeing.

January saw only six homes close, with prices ranging from $575,000 up to $1.2 million. The median sold price hit $832,500, and here's a critical metric for sellers—homes are selling at 96% of list price on average. That sold-to-list ratio, combined with a median of just 34 days on market, tells us that properly priced homes are moving quickly and for strong money.

The pending pipeline looks healthy with six properties under agreement, ranging from $349,000 to $725,000. What's fascinating is the average days to offer—just 56 days—showing that when the right property hits the market at the right price, buyers are acting fast. We saw one property go pending in just six days, and another in seven days.

Active inventory remains critically low with only one single-family home available in the $600,000 to $699,000 range as of the end of January. This shortage is what's fueling the appreciation we're seeing and creating opportunities for sellers who've been on the fence.

Now, let's address the elephant in the room—we are seeing some distressed properties entering the market. Seven properties have newly filed complaints or foreclosure notices, which could represent opportunities for savvy investors or buyers willing to take on projects. These range from modest homes to larger properties, and they're worth watching as we move through Q1.

One trend I'm watching closely is the days on market metric, which jumped 385% month-over-month to 34 days. While that sounds dramatic, it's still a very healthy number and reflects some seasonal adjustment from December's typically slower market.

For sellers considering a move, this data suggests now is an excellent time to list. Low inventory, strong buyer demand, and homes selling close to asking price create ideal conditions. For buyers, you'll need to be prepared to move quickly, have your financing in order, and be ready to compete when the right property comes available.

The estimated median property value for Kingston sits at $728,900, up 1.6% from last month and 3.9% year-over-year, showing steady, sustainable appreciation in property values across town.

As we look ahead to the spring market, I'll be watching inventory levels closely. If we see more sellers come to market in March and April, we could see some stabilization. But if inventory remains this tight, expect continued upward pressure on prices th

Jim Aldred is a Realtor serving Boston's South Shore and can be contacted via his Links below.
https://linktr.ee/SellingSouthieToSagamore
www.KWMASS.com

Email me at [email protected]

cell: 339-987-0382

PODCAST INTRO

"Werq" Kevin MacLeod (incompetech.com)
Licensed under Creative Commons: By Attribution 4.0 License
http://creativecommons.org/licenses/by/4.0/

PODCAST OUTRO

LURKING SLOTH

By: Alexander Nakarada