Brookline neighborhood intelligence
Latest monthly interpretation
What did July 2026 show in Coolidge Corner?
July 2026 showed lower volume and a faster average pace in the Coolidge Corner residential sales market than July 2025.
18 residential sales closed, down 48.6% year over year from 35 in July 2025. Median sale price was $1,442,500, up 25.4% year over year, while average price per square foot was $859, down 2.7% year over year. Average marketing time was 37.7 days, down 5.7% year over year, and the average sale-to-list ratio was 99.5%, down 0.2 percentage points year over year.
The evidence behind the answer
| Measure | July 2026 | July 2025 | YoY change | How to read it |
|---|---|---|---|---|
| Closed sales | 18 | 35 | Down 48.6% | Residential closing volume moved lower. |
| Median sale price | $1,442,500 | $1,150,000 | Up 25.4% | The midpoint closing price moved higher. |
| Average sale price | $1,477,583 | $1,499,129 | Down 1.4% | The mean closing price moved lower. |
| Average price / sq. ft. | $859 | $883 | Down 2.7% | Closed properties averaged less per square foot. |
| Average days on market | 37.7 | 40.0 | Down 5.7% | Average marketing time shortened. |
| Average sale-to-list | 99.5% | 99.7% | Down 0.2 pts | The average closing price was below the final asking price. |
Read the signals together
Use the measures as a set, not a one-number verdict
Closed-sale volume was down 48.6% year over year; median sale price was up 25.4% year over year; average sale price was down 1.4% year over year; average price per square foot was down 2.7% year over year; and average marketing time was down 5.7% year over year.
These measures answer different questions and should not be collapsed into a simple “market up” or “market down” conclusion. Property type, size, condition, parking, outdoor space, and building characteristics can change both the mix of sales and the relevant comparison set.
Same-month Brookline context
How Coolidge Corner compared with other stable July 2026 samples
Only Brookline neighborhoods with at least 5 MLS-reported residential closings are included. This is a context table, not a ranking.
| Neighborhood | Closed sales | Average $ / sq. ft. | Average DOM | Average sale-to-list |
|---|---|---|---|---|
| Coolidge Corner Subject | 18 | $859 | 37.7 | 99.5% |
| Brookline Village | 15 | $866 | 53.8 | 98.5% |
| Washington Square | 5 | $828 | 19.0 | 100.9% |
Property-level implications
How to use the monthly evidence
July 2026’s faster average pace and 99.5% average sale-to-list ratio support precise, property-specific pricing. The lower closing count makes the quality of the comparable-sale set especially important.
Lower closed-sale volume did not by itself establish negotiating leverage. Compare the home with similar properties and buildings, then weigh its condition, parking, outdoor space, and other property-specific features.
What the next report should confirm
Three signals to monitor without forecasting
- How does closed-sale volume compare with the same month a year earlier?
- How does average price per square foot compare with its prior-year level?
- Do marketing time and sale-to-list results stay consistent with July 2026?
Evidence window: July 1–31, 2026. Sample: 18 MLS-reported residential closed sales in Coolidge Corner. Comparison: July 2025 (35 closed sales). Prepared: August 2, 2026. Read the full Brookline market report.
12-month market pulse
Volume, pricing, and pace by month
These views expose variation hidden by a single annual median. Every observed month shows its calculated descriptive statistics; small samples are disclosed in the methodology and are not used for directional conclusions.
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18Jul
How the second half compared with the first
| Measure | Aug 2025–Jan 2026 | Feb 2026–Jul 2026 | Change |
|---|---|---|---|
| Closed sales | 112 | 93 | ▼ 17.0% |
| Median sale price | $1.1M | $1.2M | ▲ 9.1% |
| Average price / sq. ft. | $841 | $900 | ▲ 7.0% |
| Sold over asking | 25.0% | 31.2% | ▲ 6.2 pts |
Changes can reflect property mix and seasonality; they are not evidence that every property moved by the same amount.
View the exact monthly data
| Month | Sales | Sale price | $ / sq. ft. | DOM | Sale/list |
|---|---|---|---|---|---|
| Aug 2025 | 20 | Avg $1.517M Median $1.2M | Avg $888 Median $850 | Avg 53.0 Median 46.5 | Avg 98.7% Median 98.6% |
| Sep 2025 | 24 | Avg $1.054M Median $789,500 | Avg $836 Median $823 | Avg 43.5 Median 34.0 | Avg 98.2% Median 97.4% |
| Oct 2025 | 22 | Avg $1.1M Median $942,500 | Avg $816 Median $795 | Avg 43.6 Median 24.0 | Avg 99.0% Median 99.1% |
| Nov 2025 | 14 | Avg $1.407M Median $1.075M | Avg $818 Median $818 | Avg 25.4 Median 22.0 | Avg 99.7% Median 98.7% |
| Dec 2025 | 21 | Avg $1.521M Median $1.405M | Avg $814 Median $823 | Avg 72.4 Median 43.0 | Avg 99.6% Median 98.4% |
| Jan 2026 | 11 | Avg $1.825M Median $1.51M | Avg $897 Median $874 | Avg 44.4 Median 22.0 | Avg 100.0% Median 98.3% |
| Feb 2026 | 8 | Avg $1.168M Median $1.15M | Avg $930 Median $887 | Avg 68.3 Median 67.0 | Avg 100.5% Median 98.5% |
| Mar 2026 | 14 | Avg $2.018M Median $1.575M | Avg $948 Median $865 | Avg 58.4 Median 22.0 | Avg 101.4% Median 99.7% |
| Apr 2026 | 13 | Avg $1.307M Median $1.029M | Avg $962 Median $943 | Avg 25.7 Median 15.0 | Avg 100.6% Median 100.0% |
| May 2026 | 20 | Avg $1.353M Median $852,500 | Avg $889 Median $850 | Avg 48.2 Median 20.0 | Avg 99.8% Median 100.0% |
| Jun 2026 | 20 | Avg $1.52M Median $947,500 | Avg $862 Median $868 | Avg 31.3 Median 25.5 | Avg 100.3% Median 99.7% |
| Jul 2026 | 18 | Avg $1.478M Median $1.443M | Avg $859 Median $798 | Avg 37.7 Median 29.0 | Avg 99.5% Median 98.6% |
Compare like with like
Condominiums and houses are separate comparison sets
Property type, building, condition, parking, outdoor space, and association health can materially change the relevant evidence.
Included sales by property type
Condominium
193
Single-family
12
| Measure | Condominium | Single-family |
|---|---|---|
| Closed sales | 193 | 12 |
| Median sale price | $1.08M | $2.573M |
| Average price / sq. ft. | $873 | $782 |
| Median days on market | 26.0 | 30.0 |
| Sold over asking | 27.5% | 33.3% |
Small segment samples are context, not a standalone pricing model.
Neighborhood reference
The market sits inside a larger local system
The Beacon Street and Harvard Street crossroads anchors the area's shops, services, and transit connections. Housing ranges from prewar condominium buildings and brownstones to detached homes and later mid-rise construction.
Housing
Association reserves, meeting records, planned assessments, owner occupancy, parking, and unit condition can all affect condominium risk and value.
Transit & access
The Green Line C branch and the Beacon–Harvard street network make exact location part of the decision. Verify current service for routes you rely on.
Schools
Assignment can depend on the exact address and applicable attendance or buffer-zone rules. Confirm an address directly with Public Schools of Brookline.
Coolidge Corner monitor
Development, housing, and commercial reporting
Dated Bushari reports connect transaction evidence with projects that may shape future supply, access, and ownership conditions. They are not live project-status claims.
Recent Coolidge Corner reporting
| Published | Topic | What it helps monitor | Report |
|---|---|---|---|
| Feb 23, 2026 | 26 Pleasant Street proposal | Potential rental supply and construction activity | Read analysis |
| Feb 1, 2026 | Centre Street lots study | Land use, public parking, and mixed-use planning | Read analysis |
| Jan 25, 2026 | Harvard Street food hall | Commercial tenancy and street-level activity | Read analysis |
| Sep 18, 2025 | Coolidge Corner redesign study | Walkability, parking, and public-realm planning | Read analysis |
| Aug 9, 2025 | 429 Harvard Street 40B | Housing pipeline and permitting context | Read analysis |
Decision notes
What the evidence changes for buyers and sellers
For sellers
Build the comparison set before the price
Start with the closest comparable sales by property type, size, condition, parking, outdoor space, and building characteristics. For condominiums, the most useful comparison set is often within the same building or a small group of similar nearby buildings. Before setting a price or launch date, refresh the active and pending competition so the strategy reflects what buyers can choose at that moment.
Request a property-specific valuationFor buyers
Separate the home from the building risk
Compare condominiums and single-family homes separately, because their pricing and sample sizes differ substantially. For a condominium, review the association budget, reserves, recent meeting records, owner-occupancy information, and any planned assessments in addition to the unit itself. Confirm transit, municipal, and school-assignment details with the relevant official source for the exact address.
Ask a Brookline real-estate questionUnderstand the evidence
Coolidge Corner market FAQs
How current are the Coolidge Corner market statistics?
The reporting period and data-through date are shown at the top of the page. The automated Market Intelligence engine advances the page only to the latest complete monthly reporting cohort after its stored metrics pass validation; the methodology note also shows when the underlying warehouse last changed.
What do the average and median sale prices represent?
The average is the arithmetic mean of the MLS-reported closed sale prices in the stated segment and period; the median is the midpoint. Both describe the included transaction set and are not estimates of a specific property’s value.
Are school assignments guaranteed by the neighborhood name?
No. Brookline assignments can depend on the exact address and applicable attendance or buffer-zone rules. Verify an address directly with Public Schools of Brookline before relying on an assignment.
How is the Coolidge Corner market area defined?
The page uses the project’s Brookline neighborhood classification for market context. Neighborhood boundaries are approximate and are not legal, postal, or school-assignment boundaries.
Property-specific analysis
