The story of this market
The typical home in Needham, Massachusetts sells for about $1,700,000, or $532 per square foot.
Prices are down 4.7% from a year ago, which gives buyers more room to negotiate. Homes take about 18 days to sell, which is fast.
Monthly price momentum
Home values since 2015
+2.5%
MA · past 12 months
Freddie Mac House Price Index, single-family homes, monthly through 2026-08. Each line starts at 100 in January 2015, so a reading of 180 means prices are up 80% since then.
Needham, Massachusetts
Needham's housing market remains highly competitive with a median sale price of $1.7M, reflecting strong demand for its high-quality school system and suburban amenities. While year-over-year prices have seen a slight correction, the low inventory of 10 active listings continues to support high sale-to-list ratios. The market is currently driven by family buyers seeking long-term stability in a premium location.
No ARED county foreclosure postings attributed to Needham yet — the verified ledger covers every county the foreclosure ingest has read, attributed by published city area. Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.
Deterministic aggregate of 2 researched ZIP reports — sales_count-weighted (population fallback); per point, children lacking the value or its weight are excluded. Tax rates, sentiment and context notes are tier-native and never roll.
Median prices moved up 6.3% year over year.
Homes spend a median of 51 days on market with 1.9 months of supply — a fast-moving market.
14% of listings have cut prices · homes sell at 101.1% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) — a stable, low-distress profile.
The amenity base that shapes daily life and property demand in this city — what residents actually live with, and what the pipeline is adding.
A large protected wetland and forest area offering extensive trails for hiking and nature observation, serving as a major natural anchor for the town.
A significant wooded area providing residents with local access to outdoor recreation and quiet green space.
A central recreational hub featuring swimming and park facilities that enhance the town's appeal for families and outdoor enthusiasts.
A local commercial core providing essential retail, dining, and services that support the daily needs of the surrounding residential neighborhoods.
Needham is an ideal fit for affluent family buyers seeking top-tier school districts and a suburban lifestyle with easy access to Boston, as well as long-term investors looking for stable, high-value assets in a competitive market.
Needham is widely recognized for its high-performing public school system, which serves as a primary driver for family-oriented housing demand in the area.
The town is served by commuter rail connections to Boston and major highway corridors, facilitating access for residents working in the metropolitan core.
Needham offers a robust amenity base including the extensive Cutler Park Reservation, the Needham Town Forest, and the scenic Rosemary Lake, providing significant green space and recreational opportunities for residents.
The rental market in Needham is characterized by low vacancy pressure and high demand, largely driven by the town's reputation for quality schools and proximity to Boston, though inventory remains limited.
Needham's economy is anchored by its status as a desirable residential suburb with strong ties to the broader Boston professional services and technology sectors.
The town maintains a stable economic environment with proximity to major Boston-area employment hubs and consistent residential development activity.
Development activity is focused on infill projects and maintaining the town's suburban character while addressing housing demand.
Parcels in Needham are subject to standard municipal property tax assessments and local school district funding requirements.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Massachusetts) — Massachusetts Local Property Tax: Ad valorem tax calculated as (Municipal Budget / Total Assessed Value of all taxable property) = Tax Rate per $1,000 of assessed value. Assessments must be at 100% of full and fair cash (market) value.
Data retrieved from U.S. Census Bureau QuickFacts and Census Reporter.
No public schools report a street address in this area. Source: NCES EDGE public school locations 2023-24.