# Newton's Recently Sold Homes: Is the Circulating Median Claim Verified?
Key Takeaways
•The short answer: A circulating claim of a $1.91M median on 339 single-family sales is unverified, not disproven. The documented range runs from $1,497,500 in January (Marika & Associates) to $1,800,000 in July (MLS data).
•The trap: The year-to-date average is $2.20M, per Wolvek's Gibson Sotheby's report. A few luxury sales pull it well above the median, so budgeting from it overshoots.
•The pricing reality: Homes averaged 99.79% of their original list price, per the same Wolvek report. Many sellers cut their price first.
•The bottom line: Budget around $1.5M–$1.8M, depending on village and season. Then check fresh September sales in your village.
Why Can't the $1.91M Median Be Confirmed?
As of September 29, 2026, an unsourced figure keeps circulating: 339 single-family sales with a $1.91M median. That median on that sales count doesn't match any published Newton report.
The sales count is plausible. Joe Wolvek's Gibson Sotheby's report counted 162 closed sales through June 3, 2026, so 339 over a full year is within reach. The open question is the median price.
Here is what is documented:
•Marika & Associates reported a $1,497,500 citywide single-family median in January 2026.
•The latest MLS data puts the July 2026 single-family median at $1,800,000.
•Wolvek's report showed a single-family average of $2.20M.
The median is the middle sale, with half selling for more and half for less; the average adds all prices and divides by the number of sales, so a few very expensive homes can push it up.
The median is rising, and $1.91M is only about 6% above July's figure. A strong late summer could make it plausible. But a year-to-date median includes the slower winter months, so it would likely land between the January and July figures. Treat $1.91M as a question to check, not a pricing plan.
How Do a Few Big Sales Pull the Average Up?
In Wolvek's June report, active single-family listings averaged $3,051,642 in asking price. When even a few homes at that level close, the citywide average jumps. That doesn't mean the typical buyer is shopping at $3M.
Home type matters too. In July, condos had a $1,096,000 median, compared with $1,800,000 for single-family homes, per MLS data.
Median Sold Price by Property Type — Newton, July 2026
MLS-based comparison of median sold prices across Newton property segments.
| Series | Label | Value |
|---|---|---|
| Median Sold Price | Single-Family | $1,800,000 |
| Median Sold Price | Condo | $1,096,000 |
| Median Sold Price | Mixed | $1,660,000 |
Source:Repliers / MLSPIN
If a condo fits your needs, the typical price is roughly $700,000 lower, which is a very different budget.
A better yardstick is price per square foot, because it adjusts for size. Wolvek reports $644 per square foot in 2026, up 4.9%, while sales fell by 30 from last year's pace. Fewer homes are changing hands, but each square foot is worth more.
If your budget is near the $1,497,500–$1,800,000 median range, the $2.20M average overstates what you need. Focus on your village, size range, and price per square foot.
Does Newton Really Always Sell Over Asking?
Not always. Wolvek reports that single-family homes sold for 101.5% of list price on average, meaning buyers paid about $1,015 for every $1,000 of asking price. Marika & Associates found about 34% sold above asking in January.
Measured against the original list price, though, sales averaged 99.79%, the only year below 100% in Wolvek's five-year table. Price cuts rose to 104 homes, up from 93 last year. Many homes that "sold over asking" did so only after a cut.
So which number should you use?
•Sellers setting a first price should watch the 99.79% figure, because overpricing leads to cuts.
•Buyers making an offer should look at the 101.5% figure, because well-priced homes still draw offers above list.
Supply isn't tight either. "Months of supply" means how long it would take to sell every listed home at today's pace. The latest MLS data shows 4.4 months for single-family homes and 6.3 months for condos.
Months of Supply by Property Type — Newton, July 2026
MLS-based inventory comparison across Newton property segments.
| Series | Label | Value |
|---|---|---|
| Months of Supply | Single-Family | 4.4 months |
| Months of Supply | Condo | 6.3 months |
| Months of Supply | Mixed | 5.5 months |
Source:Repliers / MLSPIN
Newton isn't easy for buyers, but if a home sits on the market, you may have room to negotiate.
Under a recent state law, Massachusetts sellers can no longer require buyers to waive or limit a home inspection, and buyers cannot signal that they would waive one, according to Boston Agent Magazine. That shifts competition back to price, condition, and terms.
What Does the Median Mean Village by Village?
The citywide median hides big differences between villages. Marika & Associates' earlier village snapshots show these medians, though prices may have risen since:
•Newton Corner: about $1.09M, per Marika & Associates
•West Newton: about $1.35M, per Marika & Associates
•Nonantum: about $1.395M, per Marika & Associates
•Newton Highlands: about $1.45M, per Marika & Associates
According to Centre Realty Group, homes under $1.5M still appear in Newton Upper Falls, Newtonville, and Oak Hill. Many were built between 1920 and 1960 and may need updates.
School tiers, walkability, lot size, and condition can shift prices even between nearby streets. The citywide Walk Score, a 0–100 rating of how easy it is to run errands on foot, is about 57, according to Newton agent Maggie Li, and it varies by village.
Budget beyond the sale price. Per Centre Realty Group, the FY2026 residential tax rate is $9.69 per $1,000 of assessed value (the city's own estimate of your home's worth for tax purposes, not your purchase price). On a home assessed at $1.4M, that's about $13,566 a year.
For financing, Marika & Associates gave a February 2026 example: a $1.5M home with 20% down cost about $8,600–$8,700 a month for the loan, taxes, and insurance. Rates have moved since, and most homes at this price need a jumbo loan (a mortgage above standard limits), so get a current quote before setting your budget.
Mass.gov says many accessory dwelling units, such as in-law apartments, are now allowed by right in single-family zones statewide, subject to size limits and local rules. Confirm details with Newton's planning department.
What Are the Strongest Arguments Against This?
"Earlier medians may have used a different sample, mixing in condos or covering fewer months." This is partly fair. January is only one month, and the median rose by July. But mixing in condos pulls a median down, not up. In July, the all-property median was $1,660,000, compared with $1,800,000 for single-family homes, per MLS data. So the gap between the January and July figures and $1.91M is partly about timing and home type. Neither figure covers the full year, and the $1.91M claim can't be confirmed or ruled out until September closed sales are pulled.
"The average barely moved, so prices are flat." That's fair for the average: Wolvek shows it up only 1.7% to $2.20M, so the average really is close to flat. But price per square foot rose 4.9% to $644, even as sales fell by 30. Buyers are paying more for each square foot. A shift toward smaller homes may be holding the average down.
Where Should You Price and Budget This Fall?
Sellers: Build your price from recent comparable sales in your own village, matching square footage, condition, lot, and updates. Don't price from the $2.20M average or the unverified $1.91M claim. The 99.79% original-list figure is your warning.
Buyers: Budget around $1.5M–$1.8M, anchored to the January and July medians, depending on village and season. Add taxes, insurance, jumbo loan costs, and repairs. Centre Realty estimates $40,000–$80,000 for a kitchen remodel and notes that late fall often brings fewer competing buyers.
This year's market sends mixed signals. Price per square foot is rising, but more price cuts show buyers pushing back on overpricing. The winning move is precision: pull the latest September closed sales before you list or make an offer.
