The Inventory Report: Supply, Demand, and Days on Market
Monthly analysis of inventory levels, days on market, and supply-demand balance across Greater Boston: which markets are tight (seller's market) vs. balanced (buyer's market)
Q2 2026 inventory analysis: Winchester (12 days median DOM, 0.8 months supply) vs. Reading (18 days median DOM, 1.2 months supply). Tight markets favor sellers (multiple offers, over-ask pricing). Balanced markets favor buyers (negotiation room, inspection contingencies). This monthly report analyzes 9,550+ transactions to reveal which markets are tight, which are balanced, and what it means for buyers.
Monthly Inventory Report: Q2 2026
Analysis based on:
- 9,550+ transactions from Apify
- Active listings (current inventory levels)
- Days on market (median DOM by town)
- Months of supply (inventory ÷ monthly sales rate)
- Market conditions (seller's market vs. buyer's market)
Coverage: 91 Greater Boston towns
Data Period: Q2 2026 (April-June)
Source: Zillow MLS via Apify
See our Methodology Page for complete data transparency.
🔥Tightest Markets: Seller's Market Conditions
| Town | Median DOM | Months Supply | Market Condition | Buyer Impact |
|---|---|---|---|---|
Winchester | 12 days | 0.8 months | Very Tight | Multiple offers, over-ask common |
Lexington | 14 days | 0.9 months | Very Tight | Competitive bidding, waived contingencies |
Wellesley | 15 days | 0.9 months | Very Tight | Premium pricing, limited negotiation |
Newton | 16 days | 1.0 months | Tight | Strong competition, inspection waivers |
Brookline | 17 days | 1.0 months | Tight | Multiple offers, premium pricing |
Tightest Markets Analysis:
- Winchester (12 days DOM, 0.8 months supply): Very tight market, multiple offers common, over-ask pricing typical
- Lexington (14 days DOM, 0.9 months supply): Very tight market, competitive bidding, waived contingencies common
- Wellesley (15 days DOM, 0.9 months supply): Very tight market, premium pricing, limited negotiation room
- Newton & Brookline (16-17 days DOM, 1.0 months supply): Tight markets, strong competition, inspection waivers common
- Buyer Impact:
- Multiple offers: Expect 3-5 offers per property
- Over-ask pricing: 5-10% over list price common
- Waived contingencies: Inspection and financing waivers often required
- Limited negotiation: Little room for price or terms negotiation
The Insight: Prestige markets are tightest (0.8-1.0 months supply), creating seller's market conditions. Buyers need to be prepared for competitive bidding.
⚖️Balanced Markets: Buyer-Friendly Conditions
| Town | Median DOM | Months Supply | Market Condition | Buyer Impact |
|---|---|---|---|---|
Reading | 18 days | 1.2 months | Balanced | Some negotiation room, contingencies OK |
Franklin | 20 days | 1.3 months | Balanced | Price flexibility, inspection contingencies |
Medway | 22 days | 1.4 months | Balanced | Good negotiation leverage, standard contingencies |
Holliston | 24 days | 1.5 months | Balanced | Buyer-friendly terms, price negotiation |
Natick | 19 days | 1.2 months | Balanced | Some negotiation room, contingencies OK |
Balanced Markets Analysis:
- Reading (18 days DOM, 1.2 months supply): Balanced market, some negotiation room, contingencies OK
- Franklin (20 days DOM, 1.3 months supply): Balanced market, price flexibility, inspection contingencies
- Medway (22 days DOM, 1.4 months supply): Balanced market, good negotiation leverage, standard contingencies
- Holliston (24 days DOM, 1.5 months supply): Balanced market, buyer-friendly terms, price negotiation
- Natick (19 days DOM, 1.2 months supply): Balanced market, some negotiation room, contingencies OK
- Buyer Impact:
- Negotiation room: 2-5% below ask possible
- Contingencies OK: Inspection and financing contingencies typically accepted
- Price flexibility: Sellers more willing to negotiate
- Less competition: 1-2 offers per property typical
The Insight: Value markets are more balanced (1.2-1.5 months supply), creating buyer-friendly conditions. Better negotiation leverage and standard contingencies.
📊Inventory Levels by Market Segment
Market Segment Analysis:
- Prestige Markets (0.8-1.0 months supply):
- Very tight inventory: Winchester, Lexington, Wellesley
- Seller's market: Multiple offers, over-ask pricing, waived contingencies
- Buyer impact: Competitive bidding, limited negotiation, premium pricing
- Strategy: Be prepared for competition, have financing pre-approved, consider waiving contingencies
- Mid-Market (1.0-1.2 months supply):
- Tight to balanced: Arlington, Melrose, Natick
- Moderate competition: Some negotiation room, contingencies typically OK
- Buyer impact: Moderate competition, some price flexibility
- Strategy: Standard contingencies OK, some negotiation room
- Value Markets (1.2-1.5 months supply):
- Balanced inventory: Reading, Franklin, Medway
- Buyer-friendly: More negotiation room, standard contingencies
- Buyer impact: Better leverage, price flexibility, inspection contingencies
- Strategy: Use negotiation leverage, standard contingencies, price flexibility
The Insight: Value markets offer better buyer conditions (1.2-1.5 months supply) than prestige markets (0.8-1.0 months). More negotiation room and standard contingencies.
📈Days on Market Trends: What's Changing
| Town | Q1 2026 DOM | Q2 2026 DOM | Change | Trend |
|---|---|---|---|---|
Winchester | 11 days | 12 days | +1 day | Stable |
Reading | 17 days | 18 days | +1 day | Stable |
Franklin | 19 days | 20 days | +1 day | Stable |
Medway | 21 days | 22 days | +1 day | Stable |
Lexington | 13 days | 14 days | +1 day | Stable |
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Days on Market Trends:
- Stable conditions: Most markets show +1 day change (minimal movement)
- Prestige markets: 12-14 days DOM (very tight, stable)
- Value markets: 18-22 days DOM (balanced, stable)
- No major shifts: Market conditions remain consistent
The Insight: Inventory levels are stable across Greater Boston. Prestige markets remain tight (12-14 days), value markets remain balanced (18-22 days). No major shifts in supply-demand balance.
🎯Strategic Recommendations: Where to Buy
Best Buyer Conditions: Balanced Markets
- Reading (18 days DOM, 1.2 months supply)
- Franklin (20 days DOM, 1.3 months supply)
- Medway (22 days DOM, 1.4 months supply)
- Holliston (24 days DOM, 1.5 months supply)
Why: More negotiation room, standard contingencies, price flexibility, less competition. Better buyer conditions.
Strategy: Use Town Finder to find balanced markets. Check Market Conditions Page for current inventory levels.
Challenging Buyer Conditions: Tight Markets
- Winchester (12 days DOM, 0.8 months supply)
- Lexington (14 days DOM, 0.9 months supply)
- Wellesley (15 days DOM, 0.9 months supply)
Why: Multiple offers, over-ask pricing, waived contingencies, limited negotiation. Seller's market conditions.
Strategy: Have financing pre-approved, consider waiving contingencies, be prepared for competitive bidding. Only buy in tight markets if prestige/schools are non-negotiable.
🛠️Tools to Analyze Inventory
- •Market Conditions Page - Current inventory levels and DOM by town
- •Town Comparison Tool - Compare inventory levels side-by-side (Winchester vs. Reading, Lexington vs. Franklin)
- •Town Finder - Find balanced markets with good inventory
- •Browse All Towns - Check individual town inventory levels and DOM
📚Related Analysis
- •Appreciation Report - Which towns are gaining value
- •Hidden Value Towns - Under-the-radar markets with better conditions
- •Methodology - How we calculate inventory levels and DOM
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