Average Home Prices in Massachusetts by City 2026

Massachusetts home prices vary dramatically by location — from Boston proper’s median of $685,000 to Worcester’s $310,000, with virtually every price point in between available somewhere in the state. Understanding where home prices stand across Massachusetts’s major cities and towns is essential for buyers evaluating affordability, investors comparing market entry costs, and sellers understanding how their property compares to regional benchmarks. This comprehensive guide covers average home prices in Massachusetts by city for 2026, with year-over-year trends and the factors driving price differences across markets.

Greater Boston metro — highest prices

Boston proper: Median $685,000 | YoY +4.2%. Single-family homes in desirable neighborhoods regularly exceed $1M. Condos represent the majority of transactions and range from $400,000 for smaller units in outer neighborhoods to $2M+ in Back Bay and Beacon Hill.

Cambridge: Median $875,000 | YoY +5.8%. The most expensive municipality in Massachusetts outside of a handful of exclusive suburbs. The MIT and Harvard employment premium plus constrained supply drives prices that rival premium Manhattan neighborhoods on a per-square-foot basis.

Somerville: Median $750,000 | YoY +6.1%. Green Line Extension completion has driven Somerville’s appreciation above the metro average. Triple-deckers that sold for $350,000–$400,000 in 2015 now regularly command $700,000–$900,000.

Brookline: Median $1,050,000 | YoY +3.8%. Brookline’s school district premium keeps prices consistently above $1M for single-family homes. Condos start around $500,000 for smaller units.

Newton: Median $1,350,000 | YoY +3.5%. Newton’s combination of top schools, Green Line access, and residential quality commands the highest prices of any large municipality in Greater Boston.

Inner suburbs — mid-range prices

Quincy: Median $560,000 | YoY +5.2%. The best value on the Red Line. Strong appreciation trajectory as buyers price out of Boston proper and Cambridge.

Medford: Median $620,000 | YoY +5.9%. Green Line Extension impact driving strong appreciation. Multi-family properties particularly in demand.

Malden: Median $490,000 | YoY +6.3%. Among the fastest-appreciating markets in the metro as buyers seek Orange Line access at accessible prices.

Waltham: Median $650,000 | YoY +4.1%. Route 128 tech corridor employment supporting strong demand. Single-family homes in good condition regularly exceed $700,000.

Framingham: Median $510,000 | YoY +4.8%. Commuter rail access and improving downtown making Framingham increasingly attractive to Boston-area buyers. Strong appreciation expected to continue.

Outer Boston suburbs — accessible prices

Brockton: Median $370,000 | YoY +5.5%. Significant price appreciation as buyers push further south from Boston. Commuter rail to South Station in 45 minutes.

Lowell: Median $380,000 | YoY +5.8%. Commuter rail to North Station. Growing appeal as buyers price out of Cambridge and Somerville.

Lawrence: Median $340,000 | YoY +6.1%. Fastest appreciation rate in the Greater Boston periphery. Multi-family properties in particular demand from investors.

Haverhill: Median $420,000 | YoY +4.9%. Commuter rail access and improving downtown driving steady appreciation.

Central and Western Massachusetts — value markets

Worcester: Median $310,000 | YoY +5.2%. Massachusetts’s second-largest city offers the most accessible home prices within the state at reasonable distance from Boston (commuter rail, 45 minutes). Strong rental yields for investors — see our Massachusetts multi-family investment guide.

Springfield: Median $195,000 | YoY +4.1%. Western Massachusetts’s largest city offers the most affordable home prices in the state for buyers willing to accept a 1.5–2 hour commute to Boston or remote work arrangements.

Holyoke: Median $200,000 | YoY +3.8%. Similar to Springfield’s price profile with improving downtown infrastructure.

Pittsfield: Median $225,000 | YoY +3.5%. Berkshire County’s largest city with growing remote worker migration from Boston and New York driving modest appreciation.

Cape Cod and Islands — seasonal and retirement premium

Barnstable (Hyannis): Median $520,000 | YoY +3.2%. Cape Cod’s largest town combines year-round community with seasonal premium. Remote work migration has permanently elevated prices above pre-pandemic levels.

For Boston-specific investment property analysis, see our Boston investment properties guide and use our Boston landlord cash flow calculator to analyze specific acquisition opportunities. Current rental market data in our Boston Rental Market Report 2026.

What drives Massachusetts home price differences

The price gap between a $685,000 Boston condo and a $195,000 Springfield triple-decker reflects multiple compounding factors that are worth understanding before making location-based home purchase decisions. School district quality is the single strongest driver of suburban home price premiums — Newton’s $1.35M median vs. Framingham’s $510,000 median largely reflects the school quality differential that parents are willing to pay to access. Employment proximity matters enormously — every additional mile from Boston’s employment core reduces home values through the commute premium that buyers are willing to pay.

Transit access creates measurable price premiums — the Red Line’s extension to Alewife and the Green Line Extension to Medford are both associated with significant price appreciation in the newly served communities. MBTA Communities Act compliance is expected to add supply in suburban markets over the next 3-5 years, which will gradually moderate appreciation rates in communities near new multifamily zoning — important for buyers evaluating long-term appreciation in those specific markets.

Year-over-year trends by market tier

The fastest-appreciating Massachusetts markets in 2026 are generally not the most expensive — they’re the transitional markets where buyers are migrating as they get priced out of premium neighborhoods. Lawrence (+6.1%), Malden (+6.3%), Somerville (+6.1%), and East Boston (+7.2%) are all outpacing Boston proper’s +4.2% because they represent the next tier of accessibility for buyers who can’t afford Cambridge or South End prices.

The slowest-appreciating markets tend to be either already-premium (Beacon Hill, Back Bay at 3-4%) or genuinely distressed (some Springfield neighborhoods at 2-3%). The implication for buyers: the strongest appreciation opportunities in Massachusetts are currently in the transitional tier — communities close enough to Boston employment to benefit from spillover demand, but still priced accessibly enough to attract first-time buyers and investors who can’t afford the premium tier.

Comparing purchase price to rental income by market

For investors comparing markets across Massachusetts, the relationship between purchase price and rental income — the gross yield — varies dramatically by city. Boston proper’s $685,000 median generates approximately $2,637/month in median rent — a gross yield of 4.6%. Worcester’s $310,000 median with $1,400/month median rent produces 5.4% gross yield. Springfield at $195,000 with $1,100/month median rent generates 6.8% gross yield. Lowell at $380,000 with $1,800/month generates 5.7%. The yield-price trade-off follows a predictable pattern: higher prices compress yields but embed stronger appreciation expectations.

For investors analyzing specific acquisitions, our Boston landlord cash flow calculator models the full return picture beyond gross yield. For market selection guidance, see our Massachusetts multi-family investment guide and our Boston investment properties guide.

Massachusetts home price affordability by income level

Understanding Massachusetts home prices requires pairing the purchase price data with the income levels that can support those prices. Using the 28% housing cost guideline and current 6.5% mortgage rates with 10% down, here’s what different income levels can afford across Massachusetts markets. A household income of $80,000/year supports a purchase price of approximately $320,000 — accessible in Worcester, Springfield, Lowell, and Lawrence, but well below the Boston metro median. At $120,000/year household income, the supportable purchase price rises to approximately $480,000 — opening up Quincy, Malden, Braintree, and Framingham. At $160,000/year, approximately $640,000 becomes accessible — the lower end of Boston proper, most of Newton’s condo market, and Brookline’s entry level. At $200,000+/year combined household income, $800,000+ becomes supportable — opening Back Bay condos, Somerville multi-families, and entry-level Newton and Brookline single-families.

These income thresholds explain why Massachusetts homeownership rates trail national averages despite the state’s high incomes — the income required to afford Boston-area homes exceeds median household income by 30-50% in most neighborhoods. The gap is partly bridged by dual-income households (where combined income often reaches the required thresholds), by down payment assistance programs that reduce monthly payments, and by family assistance that provides down payment funds. For buyers trying to determine their specific purchase power, our first-time home buyer guide covers MassHousing and other programs that expand affordability. For investment market analysis across Massachusetts cities, see our Massachusetts multi-family investment guide and our Boston landlord cash flow calculator.