Brookline Real Estate Market Report — February 2026

Market Overview

The Brookline real estate market experienced an exceptionally quiet February 2026, with just 7 homes sold compared to 25 sales during the same period last year — a dramatic 72.0% year-over-year decline. This represents one of the slowest February sales months on record for the town, driven primarily by typical winter seasonality compounded by broader market caution. The average sale price fell 28.5% to $1,142,000 from $1,598,020 last February, while the median sale price dropped 24.1% to $949,000 from $1,250,000. Despite these declines in overall pricing, the average price per square foot actually rose 9.5% to $926, suggesting that the lower average reflects a shift in the mix of properties sold rather than broad-based price erosion.

February’s limited sales activity extended marketing timelines considerably, with the average days on market climbing 21.6% to 87 days from 72 days last year. Homes are taking nearly three months to sell on average, reflecting heightened buyer selectivity and more deliberate purchase decisions. The sale-to-list ratio fell to 0.9902 from 1.0214, meaning homes sold for 1.0% below asking price on average — a sharp reversal from last year’s 2.1% premium over asking. This shift signals a more balanced negotiating environment where buyers have regained modest leverage after several years of fierce competition.

Despite the sharp drop in transaction volume, inventory levels remain relatively constrained with 99 active listings — down 14.7% from 116 listings in February 2025. New listings increased 26.2% to 53 properties, indicating sellers remain willing to test the market even amid slower sales. The absorption rate stands at 3.81 months of supply, placing Brookline firmly in seller’s market territory (below the 4-month balanced market threshold). This dynamic creates a peculiar market condition: abundant inventory relative to recent years but insufficient sales velocity to shift the fundamental supply-demand balance in buyers’ favor.

Sales Volume Trend

Transaction volume has declined steadily since the late summer peak of 50 sales in August 2025. The progression from 45 sales in September to 44 in October, then 31 in November, 30 in December, 17 in January, and finally just 7 in February illustrates the powerful impact of seasonal factors on Brookline’s housing market. February consistently represents one of the weakest sales months of the year as cold weather, school year considerations, and holiday disruptions limit both buyer activity and seller willingness to list. The six-month decline from 50 to 7 sales represents an 86% contraction, though we expect volume to rebound substantially as spring approaches and the traditional busy season begins in March and April.

Average Sale Price Trend

Average sale prices have fluctuated considerably over the past six months, ranging from a December 2025 peak of $2.15 million down to February’s $1.14 million. This volatility reflects the small sample sizes typical of winter months rather than fundamental price deterioration. December’s elevated average resulted from several high-end transactions closing before year-end for tax planning purposes, while February’s lower figure reflects the absence of any single family home sales and a concentration of mid-range condominium transactions. The six-month moving average provides a more reliable indicator, hovering around $1.6 million throughout this period and suggesting underlying price stability despite monthly variations.

Year-Over-Year Comparison

The year-over-year comparison reveals a market in transition. While the 28.5% decline in average sale price appears alarming on the surface, context is critical: February 2025 included four single family home sales averaging $2.3 million, while February 2026 saw zero single family closings. The 9.5% increase in average price per square foot to $926 from $845 suggests that on an apples-to-apples basis, properties are actually commanding higher per-square-foot valuations. This metric more accurately reflects true pricing trends as it controls for property size and type differences between periods.

Marketing timelines extended significantly, with average days on market rising 21.6% to 87 days from 72 days. Homes now require an additional two weeks to secure buyers compared to last year, reflecting more cautious buyer behavior and increased selectivity. The sale-to-list ratio declined 3.1% to 0.9902, meaning properties now sell for 1.0% below asking versus 2.1% above asking last February — a 3.1 percentage point swing that represents meaningful negotiating leverage shifting toward buyers. Despite this softening, active inventory fell 14.7% to 99 listings from 116, keeping supply relatively constrained and preventing a full shift to buyer’s market conditions.

The Brookline Condo Market

Condominium sales accounted for 100% of February’s transaction volume, with all 7 closed sales occurring in the condo segment. This represents a 66.7% decline from the 21 condo sales recorded in February 2025, reflecting both typical winter seasonality and heightened buyer selectivity. The average condo sale price fell 22.0% to $1,142,000 from $1,463,929, while the median dropped 22.5% to $949,000 from $1,225,000. However, the average price per square foot rose 8.9% to $926 from $850, indicating that the lower absolute prices resulted from a shift toward smaller units rather than broad-based price declines across the condo market.

Marketing timelines for condominiums extended by 21.1% to 87 days from 72 days year-over-year, requiring nearly three months on average to secure buyers. The sale-to-list ratio declined 3.3% to 0.9902 from 1.0235, meaning condos now sell for 1.0% below asking versus 2.4% above asking last February. Despite this shift toward more buyer-friendly negotiations, the condo market maintains strong seller’s market fundamentals with just 2.6 months of supply — well below the 4-month balanced market threshold. Active condo inventory fell 15.5% to 60 units from 71 units, while new listings increased 18.5% to 32 from 27, suggesting sellers remain confident enough to test the market even as buyers exercise greater caution.

The February sales included a diverse mix of properties ranging from a $662,000 two-bedroom in Coolidge Corner to a $2.15 million luxury unit in Washington Square. Three of the seven sales occurred in Coolidge Corner, where strong demand from young professionals and empty nesters continues to support the market despite broader headwinds. The concentration of sales in transit-accessible neighborhoods near commercial districts reflects ongoing preference for walkable, amenity-rich locations. Well-maintained units in professionally managed buildings with modern amenities continue to command premiums, while older condos requiring updates face extended marketing periods and more aggressive pricing strategies.

The Brookline Single Family Market

The single family home market experienced a complete pause in February 2026, with zero sales recorded compared to four sales totaling $9.2 million in February 2025. This represents the first time in recent memory that Brookline recorded an entire month without a single family closing. While February typically represents one of the slowest months for luxury home transactions, the complete absence of closings reflects the unique challenges facing the upper-tier market. Single family homes in Brookline typically range from $2 million to $5 million-plus, requiring substantial down payments and carrying costs that make buyers particularly sensitive to economic uncertainty and interest rate volatility.

Despite the sales drought, 39 single family homes remain active on the market — down 11.4% from 44 listings in February 2025. New listings increased 40.0% to 21 properties from 15, indicating sellers continue bringing quality homes to market despite sluggish transaction velocity. The absorption rate stands at 4.5 months of supply, placing the single family segment in balanced market territory — a notable contrast to the condo market’s strong seller’s market conditions. This dynamic reflects the luxury market’s greater sensitivity to macroeconomic factors, with high-end buyers exercising patience and selectivity rather than rushing into purchases under current conditions.

Looking at active inventory distribution, Fisher Hill and Pill Hill each hold 10 single family listings, while Chestnut Hill accounts for 13 properties. These prestigious neighborhoods consistently command premium valuations due to their historic architecture, large lot sizes, and proximity to top-rated schools in the Baker School zone. Properties in these areas typically feature 3,000 to 5,000+ square feet, mature landscaping, and period details that appeal to affluent families. The spring market will be critical for single family sellers, as March through June historically accounts for 60-70% of annual luxury home sales volume. Well-priced homes in move-in condition with desirable school assignments should see strong buyer interest once seasonal activity accelerates.

Neighborhood Breakdown