Brookline Real Estate Market Report — April 2026

Market Overview

Brookline’s residential market entered spring 2026 with clear momentum. April recorded 47 closed sales — 14 single-family and 33 condominium — up 2.2% from 46 sales in April 2025. The townwide median price surged 12.5% year-over-year to $1,350,000, while average price per square foot climbed 8.4% to $887. These are the strongest April appreciation figures in the trailing 13-month dataset, and they arrived alongside tightening supply: active inventory fell 16.3% to 169 listings, compressing months of supply from 4.4 to 3.6. At below 4.0 months, the market has shifted decisively into seller-favorable territory for the first time since last June.

Demand signals strengthened across the board. The median sale-to-list ratio returned to 1.00, with 46.8% of sales closing above asking price — up from 41.3% a year ago. The median days on market held at a brisk 17 days, indicating that well-priced homes for sale in Brookline MA continue to move quickly. However, the average DOM of 46.4 days (up 38.1% YoY) tells a different story: a handful of stale, overpriced listings are dragging the average significantly higher than the median. This bifurcation — fast-moving fresh inventory alongside lingering stale listings — is the defining feature of April’s market.

One important caveat: the average sale price of $1,758,074 exceeds the median by more than 30%, confirming that luxury outliers are distorting the average upward. For a representative read on what a “typical” Brookline home costs, the $1,350,000 median is the more reliable figure. Additionally, the recently approved $23.25M property tax override will add to carrying costs going forward — a factor buyers and sellers should weigh carefully in the months ahead.

Sales Volume Trend

April’s 47 sales represent a healthy seasonal rebound from the winter trough of 16 sales in February and 28 in January. Volume is tracking closely with last April’s 46 closings, suggesting stable underlying demand. The June 2025 peak of 81 sales remains the high-water mark — expect volume to build further through May and June as the spring market matures. For the latest weekly activity, see our most recent Brookline market update.

Average Sale Price Trend

Average sale prices have fluctuated considerably over the past 13 months, ranging from a low of $1.19M in October 2025 to a high of $1.97M in December 2025. April 2026’s $1,758,074 average represents a 3.3% increase over last April’s $1,701,343. The month-to-month swings are largely driven by product mix — when more single-family homes close, the average jumps; when condos dominate, it pulls back. The more stable metric is price per square foot, which at $887 confirms genuine appreciation rather than just mix shift.

Year-over-Year Comparison

The year-over-year comparison reveals a market that is appreciating on a per-square-foot basis while becoming more competitive for buyers. The 8.4% jump in average price per square foot — from $817 to $887 — is the clearest signal of genuine price appreciation, stripping out the noise of product mix. Meanwhile, the 16.3% decline in active inventory (169 vs. 202 listings) is creating tighter conditions and pushing months of supply below the 4.0 threshold that typically separates balanced from seller-favorable markets.

The one metric that cuts against the bullish narrative is average days on market, which rose 38.1% from 33.6 to 46.4 days. But this headline number is misleading. The median DOM of just 17 days tells us that the typical sale is happening quickly — it’s a small cohort of stale listings (some lingering 100+ days) that inflates the average. Buyers competing for fresh, well-priced inventory should expect fast timelines, while sellers sitting on overpriced listings are learning that the market punishes mispricing severely.

The Brookline Condo Market

Brookline’s condo market posted 33 sales in April, up 6.5% from 31 a year ago. The median condo price rose 2.3% to $900,000, while average price per square foot climbed 6.6% to $881. Months of supply tightened to 3.3 from 4.3 — the tightest condo supply reading in the entire 13-month dataset — with 110 active condo listings on the market.

Despite the tighter supply, the condo segment shows cooling relative to last spring’s frenzy. The over-asking rate fell from 51.6% to 39.4%, median days on market expanded from 14 to 19 days, and the median sale-to-list ratio slipped to 0.989 — meaning the typical condo sold just below its asking price. Price reductions more than tripled from 6.5% to 21.2% of listings, confirming that overpriced condos face pushback from buyers who have more options than they did a year ago. The 51.5% of condos that sold below asking (up from 35.5% YoY) gives buyers meaningful negotiating leverage.

One factor quietly eroding condo affordability: median condo fees jumped 24.8% year-over-year to $729 per month, up from $584. That’s an additional $145/month in carrying costs that doesn’t show up in the sale price but significantly impacts monthly housing expense. At the $900,000 median condo price with a 6.34% mortgage rate and 20% down, buyers face an estimated $4,475/month in principal and interest plus the $729 condo fee — roughly $5,204/month before taxes and insurance.

The Brookline Single Family Market

The single-family segment closed 14 sales in April, down from 15 a year ago. The headline median price declined 23.1% to $2,367,500 from $3,080,000 — but this is a misleading number driven entirely by mix shift (different homes sold, not depreciation). The far more reliable metric is price per square foot, which surged 12.6% to $900 on an average basis and 12.2% on a median basis to $833. This is the strongest single-family per-foot appreciation in the 13-month dataset.

What’s truly remarkable is the demand profile. A stunning 64.3% of single-family sales closed above asking price — a 44-point swing from just 20% in April 2025. The median sale-to-list ratio hit 1.014, meaning the typical single-family home sold for 1.4% above its list price. This is the most competitive single-family bidding environment in the trailing 13 months. With only 59 active single-family listings and months of supply at 4.2, buyers pursuing Brookline MA homes for sale in the single-family segment should expect competition on well-priced properties.

As with the townwide data, the average DOM of 64.7 days masks a bifurcated reality. The median DOM of 16.5 days tells us that most single-family homes are selling in about two weeks, while a handful of stale listings (some marketed for 100+ days) inflate the average. In fact, 21.4% of single-family homes sold within 7 days of listing. The message for sellers: price correctly and your home will move fast. Overprice it, and you’ll join the long tail of lingering inventory.

Neighborhood Breakdown

* Fewer than 5 sales — too few to draw directional conclusions.

Brookline Village dominated April volume with 18 sales — more than double the 7 closings recorded in April 2025. The median price of $958,500 was down sharply from last year’s $1,750,000, but the prior year’s small sample makes that comparison volatile. Average PPSF rose 5.1% to $863, and 38.9% of sales closed over asking, suggesting the volume surge reflects a wave of new condo inventory rather than distressed selling. The sale-to-list ratio of 0.990 indicates a shift from last year’s hot seller’s market (1.039) to more balanced conditions.

Coolidge Corner posted 13 sales with a $1,029,000 median and the second-highest PPSF of any neighborhood at $962 — up 10.1% year-over-year. Volume declined from 20 sales, and the over-asking rate fell from 45% to 30.8%, but the 15-day median DOM shows well-priced properties still move quickly in Brookline’s most walkable neighborhood.

Chestnut Hill recorded 5 sales with a striking $3,318,000 median and 80% over-asking rate — a dramatic reversal from last April’s 14.3%. Average PPSF rose 12.9% to $737, and the 14-day median DOM confirms luxury buyers are acting decisively. This aligns with the broader single-family trend of intensifying competition at the high end. Buyers interested in this area should also note the pending Route 9 redevelopment vote that could reshape the neighborhood’s commercial corridor.

Among school zones, the Runkle zone led in demand intensity with 7 sales, a $2,850,000 median, and a 71.4% over-asking rate with a 1.040 sale-to-list ratio. The Ridley zone posted the fastest absorption at 11-day median DOM across 9 sales, while the Lawrence zone remains Brookline’s most affordable entry point at an $849,000 median on 9 sales. The Lincoln zone warrants monitoring: its 66.5-day median DOM across 8 sales is four times the townwide median, suggesting either overpricing or property-specific issues in that catchment area.

Frequently Asked Questions for Buyers

Is now a good time to buy in Brookline?

It depends on your segment. With months of supply at 3.6 and prices appreciating 8.4% per square foot year-over-year, waiting carries a real cost. The condo market offers slightly more negotiating room — 51.5% of condos sold below asking in April — while single-family homes are fiercely competitive with 64.3% selling above asking. If you’re considering moving to Brookline MA, the data suggests acting sooner rather than later, particularly if inventory continues to tighten.

How much should I offer below asking on a condo?

The median condo sale-to-list ratio was 0.989 in April, meaning the typical condo sold for about 1.1% below asking. However, 39.4% of condos still sold over asking, so the answer depends heavily on the specific property. Listings that have been on the market 30+ days or have had price reductions (21.2% of condo listings did) offer the most room for negotiation. Fresh listings priced at market often attract multiple offers. Your Brookline real estate agent can help you calibrate based on the specific property’s history and competition.

Should I wait for mortgage rates to drop before buying?

At the current 6.34% rate, the townwide median home ($1,350,000) requires roughly $6,713/month in principal and interest with 20% down. That’s a significant carrying cost. However, Brookline prices rose 8.4% per square foot over the past year. If rates drop, more buyers will enter the market, likely pushing prices higher and offsetting much of the rate savings. The expanded Massachusetts homebuyer assistance program may help offset some costs for eligible first-time buyers.

What’s the best Brookline neighborhood for first-time buyers right now?

The Lawrence school zone offers the lowest median price at $849,000 on 9 sales, with a 17-day median DOM and 44.4% over-asking rate — competitive but not as intense as Runkle or Ridley. Brookline Village also offers relative value with an $958,500 median on 18 sales and a sale-to-list ratio of 0.990, meaning buyers have some negotiating room. Condos in these areas represent the most accessible entry point into Brookline’s housing market.

How long are homes sitting on the market?

The market is bifurcated. The median days on market is just 17 days townwide — meaning half of all homes sell in under two and a half weeks. But the average DOM is 46.4 days, pulled up by stale listings that have lingered for months. For single-family homes, 21.4% sold within 7 days. The takeaway: well-priced homes in desirable locations move very fast, while overpriced properties sit. If you see a home you like that’s been on market less than two weeks, be prepared to act quickly.

Should I factor in condo fees when budgeting?

Absolutely — and they’re rising fast. The median condo fee jumped 24.8% year-over-year to $729/month. On a median-priced $900,000 condo, your estimated monthly housing cost is roughly $5,204 (P&I plus condo fee) before taxes and insurance. That $729/month condo fee adds $8,748 annually to your carrying costs. When comparing condos, always evaluate the fee relative to what it covers — some buildings with higher fees include heat, water, and reserves, while others don’t. The structural condition of older buildings can also drive special assessments that aren’t reflected in the monthly fee.

Frequently Asked Questions for Sellers

Is this a good time to list my Brookline home?

Yes — particularly for single-family homeowners. With 3.6 months of supply (below the 4.0 seller’s market threshold), 46.8% of sales closing over asking, and active inventory down 16.3% year-over-year, sellers have meaningful leverage. Single-family sellers are in an especially strong position: 64.3% of SF homes sold above asking with a 1.018 average sale-to-list ratio. Spring is historically the strongest selling season, and the data confirms that momentum is building.

How should I price my home in this market?

Pricing accuracy is everything. The 17-day median DOM shows that correctly priced homes sell fast, while the 46.4-day average reveals that overpriced homes linger. Price reductions affected 23.4% of listings in April — and those homes typically sell for less than they would have if priced correctly from the start. The average PPSF of $887 townwide ($900 for single-family, $881 for condos) provides a useful benchmark, but neighborhood-level data varies significantly. Chestnut Hill averages $737/sqft while Coolidge Corner averages $962/sqft — context matters enormously.

Should I invest in staging and repairs before listing?

In a market where 46.8% of homes sell over asking and the median sale-to-list is 1.00, presentation matters. The gap between well-presented and poorly presented homes is widening: 14.9% of homes sold within 7 days while others sat for months. Strategic staging and addressing obvious maintenance issues can help your home land in the “fast sale” category rather than the “stale listing” category. Given the zoning constraints that limit new construction in Brookline, buyers are willing to pay a premium for move-in-ready homes.

How long will it take to sell my home?

If priced correctly, expect a fast timeline. The median DOM is 17 days townwide, with 68.1% of homes selling within 30 days. Single-family homes have a 16.5-day median DOM, and condos sit slightly longer at 19 days. However, if your home doesn’t attract offers in the first two to three weeks, the data suggests you may need a price adjustment — the average DOM of 46.4 days is inflated by properties that missed their pricing window.

Should I wait until next spring to sell?

Current conditions are strongly favorable for sellers, and there’s no guarantee they’ll be better in 12 months. Active inventory is at 169 listings — down 16.3% from last year — and if new listings accelerate through summer, you could face more competition next spring. The recently approved $23.25M property tax override will increase carrying costs for all Brookline homeowners, which could dampen buyer enthusiasm if it translates to meaningfully higher tax bills. Selling now captures the current supply-demand imbalance.

Looking Ahead

Several dynamics bear watching as Brookline moves deeper into the spring market. The single-family over-asking rate of 64.3% is the highest in the 13-month dataset — whether this intensity sustains into May and June or reverts toward historical norms will signal whether we’re seeing a structural shift in SF demand or a seasonal spike. On the condo side, the median sale-to-list ratio slipping below 1.0 (to 0.989) while PPSF continues rising suggests a potential ceiling on condo pricing power. If that divergence widens, it could indicate that buyers are willing to pay more per foot but are pushing back on headline prices — a nuance that matters for pricing strategy.

The rental market deserves attention as well. While 114 leases signed in April (up 17.5% YoY), active rental inventory nearly doubled to 251 units and months of supply rose to 2.2 from 1.4. Median rent held flat at $3,500, but if inventory continues building through the summer lease-up season, downward rent pressure could emerge. The rental market is loosening faster than the sales market, which may eventually pull some renters toward purchasing — particularly with the expanded state homebuyer assistance programs now available.

Affordability remains the central challenge. At a 6.34% mortgage rate with 20% down, the townwide median home requires an estimated $6,713/month in principal and interest alone. Single-family buyers face $11,773/month P&I at the $2,367,500 median — effectively requiring household income above $400,000 to stay within conventional debt-to-income guidelines. The recent election results may signal a new policy direction on housing and taxation, but any impact on supply or affordability will take years to materialize. For now, the fundamental equation remains: limited supply, strong demand, and rising per-foot prices. Forecasts are based on current data and trends; actual outcomes may vary.

Source: MLS PIN, Brookline real estate transactions through April 30, 2026.