Brookline Real Estate Market Report — January 2026

Market Overview

January 2026 saw just 17 residential closings across Brookline — a 41.4% decline from the 29 sales recorded in January 2025. While that headline number looks dramatic, context matters: January is historically one of the quietest months in the Brookline real estate cycle, and many of these closings reflect homes that went under agreement during the slower late-fall market. What’s more telling is the composition of those 17 transactions.

Despite the lower volume, the average sale price rose 16.2% year-over-year to $1,722,806, and the median jumped 27.1% to $1,510,000. The average price per square foot climbed to $816.92 — up 5% from $778/sqft a year ago. Fewer homes changed hands, but the ones that did commanded higher prices. The sale-to-list ratio of 98.1% signals that well-priced homes are selling close to asking, even in the quietest stretch of the year.

With an absorption rate of 2.86 months, Brookline remains firmly in seller’s market territory (a balanced market typically falls between 4 and 6 months of supply). Active inventory stands at 100 homes, down modestly from 106 a year ago, while 50 new listings hit the market during January — nearly quadruple December’s 13 — signaling the early stages of the spring listing ramp-up.

Sales Volume: July 2025 – January 2026

The seasonal pattern is unmistakable: sales volume peaked at 68 closings in July 2025 and has declined steadily into winter. The 17 closings in January represent the expected trough of the annual cycle. This is entirely normal for the Brookline real estate market — what’s notable is that despite the slowdown, pricing has held remarkably strong.

Average Sale Price Trend

Average sale prices have been on a pronounced upswing since October, climbing from $1.19M to $1.72M in January. Part of this reflects a seasonal shift in the mix of what sells: as volume declines in winter, higher-value properties make up a larger share of transactions. But the year-over-year price-per-square-foot increase of 5% confirms genuine price appreciation beyond just a compositional shift.

January 2026 vs. January 2025

The Brookline Condo Market

Condominiums dominated January activity, accounting for 12 of 17 closings (71%). The average condo sale price rose 21.9% year-over-year to $1,368,100, while the median came in at $927,500. The gap between the average and median tells an important story: several high-end condo sales — particularly in Washington Square — pulled the average well above the midpoint, reflecting the growing premium segment of Brookline’s condo market.

The condo market is notably tighter than single-family, with just 2.4 months of supply versus 4.9 for single-family homes. Days on market fell 18.9% year-over-year to 101 days, suggesting that motivated buyers are acting faster on well-priced units. The sale-to-list ratio of 98.6% means condos are selling within 1.4% of their asking price — a sign that sellers who price correctly have strong leverage. With 66 active condo listings and 38 new ones arriving in January alone, buyers have reasonable selection, but need to move quickly in high-demand areas like Coolidge Corner where condos averaged just 59 days on market.

At $815 per square foot, condo pricing held essentially flat year-over-year (+0.6%), which is a healthier signal than the headline average suggests. It indicates that the per-square-foot value of condos is stable, while the increase in average price is driven by larger or more luxurious units trading hands.

The Brookline Single Family Market

Only 4 single-family homes closed in Brookline during January, down from 6 a year ago. With an average sale price of $2,300,125 and a median of $2,250,250, these are significant transactions — a typical single-family home in Brookline now commands well over $2 million. The average price declined 19.6% year-over-year, but this is a small-sample artifact: January 2025 included several exceptionally high-end closings that skewed the comparison.

The more revealing metric is price per square foot, which surged 31.1% to $863/sqft — the highest of any property type. This dramatic jump indicates that on a per-unit-of-space basis, single-family homes in Brookline are appreciating rapidly. The sale-to-list ratio also improved meaningfully, from 88.8% last January to 96.8% this January, meaning sellers are seeing far less discounting from their asking prices.

At 4.9 months of supply, the single-family market is approaching balanced territory but still leans toward sellers. Active single-family listings are down 22.2% year-over-year to just 28, which means buyers face limited options. The 159-day average time on market is longer than condos, reflecting both the higher price points and the reality that many of these January closings originated as fall listings. With 11 new single-family listings arriving in January (up 10% from last year), expect a modest inventory bump heading into spring.

Neighborhood Breakdown

Coolidge Corner stands out as the most competitive neighborhood in January. With 4 closings at an average of $1,400,500 and just 59 days on market — less than half the townwide average — it’s clearly where the action is. At $887 per square foot (the highest of any neighborhood), Coolidge Corner’s walkability, dining scene, and Green Line T access continue to command a premium. The tight 1.9-month supply means buyers here need to act quickly. Families will note the proximity to the Lincoln and Runkle school zones.

Washington Square led in volume with 5 closings and a $2,032,100 average — up 17.3% from last January. This area continues to attract high-end buyers drawn to its mix of stately Victorian and Colonial homes along Beacon Street and its proximity to the Lawrence school zone. The sale-to-list ratio of exactly 100% means sellers are achieving full asking price.

Fisher Hill is worth watching: 4 closings with a wide price range (the $983K median vs. $1.69M average suggests both entry-level condos and larger homes trading). Price per square foot climbed 15.8% to $796, and active inventory jumped from 3 to 8 listings year-over-year, creating more options for buyers in this quiet, tree-lined area near the Baker school zone.

Five neighborhoods — Chestnut Hill, Brookline Village, Longwood, Pill Hill, and Cottage Farm — had no closings in January, which is not unusual for winter months in these smaller sub-markets. All five maintain active inventory, with Brookline Village’s 9 listings and 8 new arrivals suggesting it could see a burst of activity as we move into February.

Frequently Asked Questions for Brookline Home Buyers

Is now a good time to buy a home in Brookline?

January 2026 presents a strategic window for buyers. With just 17 closings during the month, competition is at its lowest point of the year. There are 100 active listings to choose from — a meaningful selection — and with 50 new listings arriving in January alone, inventory is building ahead of the spring market. Buyers who act now face less competition than they will in March and April, when seasonal demand surges. The sale-to-list ratio of 98.1% means most homes are still selling near asking, but that leaves more room to negotiate than summer months when bidding wars are common.

What is the average home price in Brookline, MA in 2026?

In January 2026, the average sale price across all residential properties in Brookline was $1,722,806, up 16.2% from $1,482,052 in January 2025. The median sale price was $1,510,000. These figures include both condominiums and single-family homes. Condominiums averaged $1,368,100 while single-family homes averaged $2,300,125. For the most accurate picture of what you’d pay per unit of living space, the average price per square foot across Brookline was $817.

Which Brookline neighborhoods are best for buyers right now?

Fisher Hill offers the strongest combination of value and inventory: $796/sqft (below the $817 townwide average), 8 active listings (up from 3 last year), and proximity to the well-regarded Baker School. Brookline Village also merits attention with 9 active listings and 8 new arrivals in January — the most new listing activity of any neighborhood. For buyers prioritizing walkability and T access, Coolidge Corner has the most active listings (21) but also the tightest market at 1.9 months of supply, so be prepared to compete.

How long do homes take to sell in Brookline?

In January 2026, the average days on market across Brookline was 126 days — but this number varies dramatically by property type and neighborhood. Condominiums averaged 101 days while single-family homes took 159 days. Location matters even more: Coolidge Corner homes averaged just 59 days on market, while South Brookline averaged 172 days. Keep in mind that January closings typically represent homes that went under agreement in September through November, so the actual buyer decision period was shorter than the full DOM figure suggests.

Is Brookline a seller’s market or buyer’s market?

Brookline is firmly a seller’s market as of January 2026, with an absorption rate of 2.86 months. A balanced market typically falls between 4 and 6 months of supply, and anything below 4 months favors sellers. The condo market is even tighter at 2.4 months, while the single-family market (4.9 months) is closer to balanced. Year-over-year, inventory has decreased by 5.7% while prices have risen across all metrics, confirming that demand continues to outpace supply in most of Brookline’s neighborhoods.

What are the best school zones for home buyers in Brookline?

Brookline is renowned for its public school system, and school zone assignment often influences home values. In January 2026, neighborhoods near the Baker School (Fisher Hill area) saw increased inventory and relatively lower per-square-foot pricing at $796. The Lincoln and Runkle zones, centered around Coolidge Corner, are the most competitive with the fastest-moving inventory. Lawrence School zone homes in Washington Square command premium pricing. Families should search homes in Brookline with school zone filters to find the right match. See our complete guide to moving to Brookline for more on school assignments.

Frequently Asked Questions for Brookline Home Sellers

When is the best time to sell a home in Brookline?

The data points to late February through early April as the optimal listing window. January saw 50 new listings hit the market — a significant jump from December’s 13 — signaling the spring inventory wave is starting. Sellers who list early capture motivated winter buyers (who face less competition) before the flood of March and April listings dilutes buyer attention. Historically, Brookline’s sales volume peaks in June-July, but homes that go under agreement in March-April often achieve the strongest sale-to-list ratios because buyer demand surges before inventory fully catches up.

How should I price my home in Brookline?

Pricing strategy is everything in today’s market. The townwide sale-to-list ratio of 98.1% tells us that homes are selling within 2% of asking price on average — a healthy market where realistic pricing is rewarded. Overpricing is costly: the 126-day average time on market reflects homes that lingered after being priced too aggressively. In January, the average price per square foot was $817 ($863 for single-family, $815 for condos), which is a useful starting benchmark. Condos in Coolidge Corner command $887/sqft while South Brookline averages $704/sqft, so location matters enormously. Work with a local agent who tracks these metrics to set the right price from day one.

How much is my Brookline home worth in 2026?

Brookline home values are appreciating. In January 2026, the average sale price was $1,722,806 (+16.2% YoY) and the average price per square foot was $817 (+5% YoY). Single-family homes averaged $2,300,125 with the strongest price-per-square-foot gains (+31.1% to $863/sqft). Condos averaged $1,368,100 with stable per-square-foot pricing at $815/sqft. Your specific home’s value depends heavily on neighborhood, condition, lot size, and school zone. For a personalized valuation, contact The Bushari Team for a complimentary market analysis.

Should I sell my condo or single-family home first?

Condo sellers have the stronger position today. The condo market has just 2.4 months of supply — well into seller’s market territory — with condos selling in 101 days on average and achieving 98.6% of asking price. Coolidge Corner condos are particularly hot at 59 days on market and 99.96% of asking. Single-family homes take longer (159 days) and the market is closer to balanced at 4.9 months of supply, though active inventory is down 22% from last year, which benefits sellers. If you’re considering selling, the best first step is understanding how your specific property compares to recent sales in your neighborhood.

What is the current inventory of homes for sale in Brookline?

As of January 31, 2026, there were 100 active residential listings in Brookline — 66 condominiums, 28 single-family homes, and 6 other property types. The highest inventory is in Coolidge Corner and Washington Square (21 each), followed by Chestnut Hill (11). Total inventory is down 5.7% from January 2025’s 106 listings. January brought 50 new listings to market — nearly 4x December’s 13 — indicating the seasonal ramp-up is underway. Browse all available homes in Brookline.

Looking Ahead: February 2026

February typically marks the transition from winter hibernation to spring market in Brookline. Based on January’s data, here’s what to watch:

Inventory will continue climbing. The 50 new listings in January (nearly 4x December’s 13) signal that sellers are gearing up. Expect active inventory to push above 110-120 through February, with the biggest wave coming in March. For buyers, more options are on the way — but so is more competition from other buyers entering the market.

Prices should hold firm. With the absorption rate at 2.86 months and price-per-square-foot trending upward year-over-year, there is no indication that prices are softening. The structural factors driving Brookline’s market — excellent public schools, Green Line T access, walkable neighborhoods, proximity to Boston’s healthcare and biotech hubs at Longwood Medical Area, and severely constrained land for new construction — remain firmly intact.

Watch mortgage rates. As we head into spring, the direction of interest rates will be a key variable. Any rate decreases could unlock pent-up buyer demand and accelerate the pace of sales. For now, the market is functioning healthily at current rate levels, with qualified buyers continuing to transact at strong price points.

Whether you’re buying or selling, understanding these neighborhood-level dynamics is essential to making smart decisions in Brookline’s competitive market. The Bushari Team tracks these metrics daily to help our clients navigate with confidence. Search homes for sale in Brookline to see what’s currently available.

Source: MLS PIN, data through January 31, 2026. Statistics include residential sales (single-family homes and condominiums) in Brookline, MA. Past performance does not guarantee future results.