Brookline neighborhood intelligence
Latest monthly interpretation
What did July 2026 show in Washington Square?
July 2026 showed lower volume and a faster average pace in the Washington Square residential sales market than July 2025.
5 residential sales closed, down 37.5% year over year from 8 in July 2025. Median sale price was $1,450,000, down 0.6% year over year, while average price per square foot was $828, down 1.3% year over year. Average marketing time was 19.0 days, down 11.2% year over year, and the average sale-to-list ratio was 100.9%, down 0.9 percentage points year over year.
The evidence behind the answer
| Measure | July 2026 | July 2025 | YoY change | How to read it |
|---|---|---|---|---|
| Closed sales | 5 | 8 | Down 37.5% | Residential closing volume moved lower. |
| Median sale price | $1,450,000 | $1,458,500 | Down 0.6% | The midpoint closing price moved lower. |
| Average sale price | $1,916,200 | $1,894,625 | Up 1.1% | The mean closing price moved higher. |
| Average price / sq. ft. | $828 | $839 | Down 1.3% | Closed properties averaged less per square foot. |
| Average days on market | 19.0 | 21.4 | Down 11.2% | Average marketing time shortened. |
| Average sale-to-list | 100.9% | 101.8% | Down 0.9 pts | The average closing price was above the final asking price. |
Read the signals together
Use the measures as a set, not a one-number verdict
Closed-sale volume was down 37.5% year over year; median sale price was down 0.6% year over year; average sale price was up 1.1% year over year; average price per square foot was down 1.3% year over year; and average marketing time was down 11.2% 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 Washington Square 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 |
|---|---|---|---|---|
| Washington Square Subject | 5 | $828 | 19.0 | 100.9% |
| Brookline Village | 15 | $866 | 53.8 | 98.5% |
| Coolidge Corner | 18 | $859 | 37.7 | 99.5% |
Property-level implications
How to use the monthly evidence
July 2026’s faster average pace and 100.9% 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: 5 MLS-reported residential closed sales in Washington Square. Comparison: July 2025 (8 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.
5Aug
3Sep
4Oct
7Nov
1Dec
7Jan
1Feb
0Mar
4Apr
5May
7Jun
5Jul
How the second half compared with the first
| Measure | Aug 2025–Jan 2026 | Feb 2026–Jul 2026 | Change |
|---|---|---|---|
| Closed sales | 27 | 22 | ▼ 18.5% |
| Median sale price | $926,000 | $1.848M | ▲ 99.5% |
| Average price / sq. ft. | $778 | $843 | ▲ 8.3% |
| Sold over asking | 25.9% | 50.0% | ▲ 24.1 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 | 5 | Avg $978,000 Median $785,000 | Avg $791 Median $786 | Avg 56.8 Median 33.0 | Avg 97.7% Median 98.2% |
| Sep 2025 | 3 | Avg $2.557M Median $2.75M | Avg $737 Median $743 | Avg 58.0 Median 36.0 | Avg 97.2% Median 95.7% |
| Oct 2025 | 4 | Avg $1.102M Median $1.119M | Avg $823 Median $825 | Avg 26.5 Median 20.0 | Avg 98.3% Median 98.4% |
| Nov 2025 | 7 | Avg $1.33M Median $1M | Avg $770 Median $730 | Avg 42.0 Median 28.0 | Avg 98.9% Median 98.0% |
| Dec 2025 | 1 | Avg $1.308M Median $1.308M | Avg $830 Median $830 | Avg 23.0 Median 23.0 | Avg 109.0% Median 109.0% |
| Jan 2026 | 7 | Avg $1.25M Median $915,000 | Avg $761 Median $777 | Avg 74.6 Median 48.0 | Avg 96.5% Median 96.6% |
| Feb 2026 | 1 | Avg $3M Median $3M | Avg $782 Median $782 | Avg 75.0 Median 75.0 | Avg 95.2% Median 95.2% |
| Mar 2026 | 0 | Avg — Median — | Avg — Median — | Avg — Median — | Avg — Median — |
| Apr 2026 | 4 | Avg $1.407M Median $1.346M | Avg $951 Median $897 | Avg 16.3 Median 16.0 | Avg 112.4% Median 113.9% |
| May 2026 | 5 | Avg $1.944M Median $1.995M | Avg $808 Median $911 | Avg 52.4 Median 10.0 | Avg 100.9% Median 100.9% |
| Jun 2026 | 7 | Avg $1.84M Median $1.88M | Avg $826 Median $833 | Avg 20.1 Median 12.0 | Avg 100.4% Median 99.6% |
| Jul 2026 | 5 | Avg $1.916M Median $1.45M | Avg $828 Median $838 | Avg 19.0 Median 16.0 | Avg 100.9% Median 100.0% |
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
41
Single-family
8
| Measure | Condominium | Single-family |
|---|---|---|
| Closed sales | 41 | 8 |
| Median sale price | $1M | $3.296M |
| Average price / sq. ft. | $818 | $750 |
| Median days on market | 22.0 | 33.5 |
| Sold over asking | 39.0% | 25.0% |
Small segment samples are context, not a standalone pricing model.
Decision notes
What the evidence changes for buyers and sellers
For sellers
Build the comparison set before the price
Start with comparable sales by property type, size, condition, parking, outdoor space, and building characteristics.
Request a property-specific valuationFor buyers
Separate the home from the building risk
Compare property types separately and verify building, municipal, transit, and school details for the exact address.
Ask a Brookline real-estate questionUnderstand the evidence
Washington Square market FAQs
What period do the Washington Square market statistics cover?
The current page summarizes Aug 2025 – Jul 2026, with verified data through July 31, 2026. The reporting window advances only after the completed monthly data passes the Market Intelligence validation checks.
How is the Washington Square market area defined?
The page uses the neighborhood classification stored with the MLS-reported residential records in the Bushari Market Intelligence warehouse. It is a market-context area, not a legal, postal, or school-assignment boundary.
Do these neighborhood statistics establish the value of a specific home?
No. The figures describe the included market cohort. A property-specific analysis must also account for property type, size, condition, parking, outdoor space, building characteristics, and current competition.
How should school assignment be checked for a Washington Square address?
Verify the exact address directly with Public Schools of Brookline. Neighborhood names and real-estate market classifications do not determine enrollment.
Property-specific analysis
