North Shore MA Housing Market: September 2026
The North Shore housing market stayed firmly in seller territory in September 2026, even as prices eased from the summer. Across the 17 towns in this report, the median single-family sale price was $750k, down about 7% from July’s $805k. Homes sold in a median of 22 days at 102.7% of list price. Months of supply rose to 2.39, up 18% from July, but that is still far below the 5 to 6 months that typically signals a balanced market.
Housing Market Trends
The North Shore market update shows July through September 2026 data for single-family homes:
- Price: The median sale price was $750k in September, compared with $805k in July and $740k in August. Median price per square foot was $424, down about 4% from $441 in July.
- Sales: 224 homes sold in September, nearly flat from 223 in August and below July’s 263.
- Speed: Median days to offer was 9.5 and median days on market was 22, so well-priced homes continue to move quickly.
- Negotiation: The median sale-to-list ratio was 102.7%, up from 100.0% in August but just under July’s 103.3%. The typical home still sold above its list price.
- Supply: Months of supply was 2.39, compared with 2.02 in July. A balanced market is about 5 to 6 months, so 2.39 still favors sellers, although choice for buyers has grown.
For the previous published look at the region, see the July 2026 North Shore housing market update.
Town-by-Town Highlights
When comparing town data, it’s important to consider the number of transactions. Nahant had just one sale in September, Essex and Wenham had three each, and Middleton and Swampscott had six each. With such small sample sizes, median values can fluctuate significantly from month to month.
- Highest median sale price: Nahant ($1,750,000), Wenham ($1,153,000) and Marblehead ($1,127,500).
- Lowest median sale price: Lynn ($585,000), Saugus ($652,500) and Peabody ($703,000).
- Highest price per square foot: Nahant ($698), Rockport ($611) and Essex ($587).
- Lowest price per square foot: Ipswich ($372), Topsfield ($382) and Lynn ($388).
- Months of supply: Nahant (6.5), Gloucester (4.5) and Rockport (3.9) had the most. Wenham had the least at 1.2, with Peabody and Salem both near 1.5.
- Sale-to-list ratio: Topsfield (118%), Wenham (105%) and Danvers (104%) were highest. Middleton (94%), Marblehead (95%) and Gloucester (96%) were lowest.
What This Means for Buyers
Competition remains real, but conditions have loosened slightly since July. With 2.39 months of supply and homes selling at 102.7% of list price, buyers should expect to compete on well-priced homes, so a mortgage pre-approval and a clear budget matter. Price points vary widely by town, from a $585k median in Lynn to well over $1 million in Marblehead, Wenham and Nahant. Gloucester shows where buyers had more room, with 4.5 months of supply and homes selling at about 96% of list price. Buyers can browse North Shore homes for sale to compare towns and price ranges.
What This Means for Sellers
Demand is still strong, and the typical North Shore home sold above list price in September. But the median price eased from July and supply is building gradually, so pricing based on current local sales matters more than recent headlines. Towns differ sharply. Middleton’s median days to offer was 46 and its sale-to-list ratio was 94%, while Danvers and Peabody saw median days to offer of 8. Sellers can request a seller consultation for a pricing strategy based on their own town and property type.
A Seasonal Note on Flood Risk
Several of the towns with the most supply this month, including Nahant, Gloucester and Rockport, are on the water. With it being hurricane season and fall storms still ahead, it’s a good time for coastal buyers and homeowners to check flood risk. Standard homeowners policies generally do not cover flood damage.
For buyers getting a mortgage, Better Flood explains that “the lender orders a Flood Zone Determination, sometimes called an FZD, flood determination, flood certification, or flood cert. The determination identifies whether the structure securing the loan is within a Special Flood Hazard Area and whether mandatory flood insurance requirements apply.”
For more information on flood zones, insurance requirements, and coverage options, read my North Shore MA Flood Insurance article.
Key Housing Market Takeaways
- The median sale price was $750k in September, down about 7% from July, and price per square foot was $424.
- 224 homes sold in September, flat from August.
- Months of supply was 2.39, up 18% from July and well below a balanced market of 5 to 6 months.
- The typical home sold in 22 days at 102.7% of list price.
- Town results vary widely and small sales counts can swing medians.
- Hurricane season runs through November 30, so flood risk and coverage deserve an early look.
Buying or Selling on the North Shore?
Whether you’re buying or selling on Massachusetts North Shore, Matt Rosen, author of this post and a REALTOR® with Realty ONE Group NEST, can help. Contact Matt today or call 978-600-8005.
This report includes Beverly, Danvers, Essex, Gloucester, Hamilton, Ipswich, Lynn, Marblehead, Middleton, Nahant, Peabody, Rockport, Salem, Saugus, Swampscott, Topsfield, and Wenham MA.
Source & Methodology: Market data is based on MLS PIN single-family statistics for 17 towns in the MA North Shore:
- 7/1/26 to 9/30/26 for monthly numbers for Median Sales Price, Transactions, Sales Price per Sq Ft, Days to Offer, and Days on Market.
- Sales Price, Sales Price per sq Ft, Days to Offer and Days on Market used median values.
- Months of Supply used active inventory from 10/12/26 divided by the average monthly transactions from 10/1/25 to 9/30/26.