The Million-Dollar Reality Check: What's Actually For Sale in Boston Suburbs Right Now

📊The Market Overview: 199 Active Listings

As of November 20, 2025, 199 single-family homes are actively listed for sale between $900,000-$1,100,000 across Greater Boston suburbs. These represent 3+ bedroom, 1+ bathroom homes spanning from urban-adjacent Medford to outer suburbs like Hanson and Middleboro.

🏘️The Geographic Breakdown: Where Volume Concentrates

Active listings concentrate in specific markets, revealing where sellers are trying to exit and where buyers have options:

Pattern Recognition: • High volume = seller competition: Framingham (9 listings) and Marlborough (8 listings) show multiple sellers competing—buyers have negotiating leverage • Extended DOM in volume markets: Marlborough (98 days median), Framingham (55 days) suggest overpricing or buyer hesitation • Quick DOM despite volume: Braintree (27 days) and West Roxbury (28 days) move quickly—priced correctly or high demand Strategic insight: Use our Town Comparison Tool to compare these active listings against recent sales to identify overpriced opportunities for negotiation.

💰The Value Hierarchy: From Maximum Space to Maximum Prestige

Active listings fall into distinct tiers based on space delivered per dollar. Understanding where markets sit reveals what you're actually paying for—and whether sellers' expectations match reality.

🏆TIER 1: Maximum Space Markets (3,300+ sqft)

Featured Listing: 76 Union St, Hanson • Price: $910,000 ($217/sqft) • Size: 4,183 sqft — 63% larger than median $1M listing • Layout: 4 bed / 3 bath • Lot: 3.12 acres • Days on Market: 98 days The Reality Check: Why hasn't this sold? Despite exceptional space value, Hanson's distance from Boston (45-50 min commute), average schools (6-7/10), and lack of commuter rail make it a hard sell for most $900K+ buyers. This is the inverse of the Fantasy Tier markets—you get massive space but sacrifice location and schools. Buyer profile: Remote workers, space maximizers, buyers prioritizing land over prestige. If this interests you, explore similar markets or compare Hanson to other outer suburbs.

🏡TIER 2: Large Home Markets (2,800-3,300 sqft)

These markets deliver solid family-sized homes with good (not elite) school systems and manageable commutes (30-40 minutes). The sweet spot for many buyers who want space without extreme compromises.

📐TIER 3: Mid-Size Markets (2,300-2,800 sqft)

Inner-ring suburbs and established communities where location convenience, school quality, and community character command moderate premiums. Buyers trade some space for better positioning.

Pattern Recognition: • Quick movers: Sharon (21 days), Groveland (13 days), Braintree (27 days)—priced correctly for demand • Slow movers: Hingham (70 days), Burlington (52 days)—buyers testing pricing expectations • Outlier: Dedham at $446/sqft (highest in tier) moves in 42 days—proximity to Boston justifies premium Buyer insight: Sharon delivers excellent schools (8-9/10) with quick sales—this is a balanced market worth exploring. Hingham's 70 DOM despite coastal prestige signals overpricing or condition concerns. Compare these towns head-to-head to understand trade-offs.

⚠️TIER 4: Compact Premium Markets (1,800-2,300 sqft)

Market Signals by Town: Winchester (8 days DOM): Moves FAST despite $510/sqft—this is elite school access (9-10/10) with commuter rail. Buyers who prioritize these factors accept the space trade-off. Needham (78 days DOM): Even at elite school reputation, sitting for 78 days suggests specific properties are overpriced or need work. Condition matters more in expensive markets. Medford (63 days DOM): Urban-adjacent location (7 miles from Boston) commands $465/sqft, but 63 DOM shows buyers are selective—not all Medford properties are equal. Strategic advice: If considering this tier, understand you're paying primarily for location and schools, not house. Review deferred maintenance carefully—at $500+/sqft, renovation budgets get expensive fast. Use our Renovation Cost Calculator to model total costs.

⏱️Days on Market Analysis: What Velocity Reveals

Days on market (DOM) is the clearest signal of whether a listing is priced correctly. Fast-moving markets (under 20 days) indicate competitive demand or proper pricing. Slow-moving markets (over 60 days) reveal buyer resistance—either price, condition, or market mismatch.

⚡Fast Movers: Under 20 Days

Key insight: Fast-moving markets span the value spectrum—from Marshfield's coastal value to Winchester's elite prestige. What they share: realistic pricing relative to what buyers expect from each market.

🐌Slow Movers: Over 100 Days

Opportunity for buyers: Properties sitting 90-150 days are candidates for 5-15% price reductions, especially if unsold by December (sellers avoiding carrying costs into 2026). Use our Offer Strategy Tool to model competitive but fair offers on stale listings.

🎭The Reality Gap: For Sale vs Recently Sold

Comparing today's active listings to our recent analysis of what $1M actually bought (closed sales) reveals critical market shifts:

Critical Observations: 1. Medians are nearly identical — Market is stable, not inflating 2. Extended tail of slow movers — Properties taking 100-165 days vs previous max of 88 days signal growing buyer selectivity 3. Quick sales are quicker — 5-7 day sales (vs previous 10-20 days) show well-priced properties move even faster 4. Price discipline required — Sellers testing high pricing face extended market time; buyers have leverage on stale listings Strategic takeaway: The market has bifurcated into "priced right/moves fast" and "overpriced/sits forever." There's no middle ground. Use our Property Analysis Tool to assess if specific listings are realistic or inflated.

🎯Buyer Strategies by Profile

💼Remote Workers / Space Maximizers

Target markets: Hanson (4,183 sqft, $217/sqft), Andover (4,615 sqft, $238/sqft), Pembroke (4,079 sqft, $257/sqft), Marlborough (3,493 sqft, $281/sqft) Strategy: These properties are sitting 80-130 days—sellers are motivated. Make offers 5-10% below ask on properties over 90 DOM. Accept commute distance and average schools in exchange for maximum space and land. Red flags to investigate: Why is Andover sitting 130 days despite elite schools? Likely specific property issues (condition, location within town, deferred maintenance). Request custom property analysis before making offers on extended-DOM listings. Tools: Town Finder → Filter for "Spacious Family Homes" + "Value-Focused"

🎓School-Focused Families

Target markets: Sharon (2,528 sqft, 21 DOM, excellent schools), Sudbury (2,900 sqft, 56 DOM, very good schools), Burlington (2,672 sqft, 52 DOM, good schools) Strategy: Sharon moves fast (21 days)—be decisive with pre-approval and competitive offers. Sudbury and Burlington sitting 50+ days allow more deliberation and negotiating room. Avoid: Winchester (1,938 sqft at $510/sqft)—yes, it moves fast, but you're sacrificing 35% space vs Sharon while paying 30% more per sqft for marginally better schools. Sharon delivers 8-9/10 schools with proper family sizing. Tools: School Analysis → Compare districts head-to-head + Town Comparison → Sharon vs Sudbury vs Burlington

🚆Commute-Conscious Professionals

Target markets: Braintree (2,359 sqft, 27 DOM, Red Line access), Dedham (2,462 sqft, 42 DOM, 20 min to Boston), Medford (2,150 sqft, 63 DOM, 7 miles to Boston) Strategy: Braintree moves quickly (27 days) with T access—act fast. Medford sitting 63 days despite proximity suggests specific properties are overpriced or need work—due diligence critical. Red flag: Dedham at $446/sqft is pricey for space—you're paying primarily for 20-minute commute. If you're hybrid (2-3 days/week), consider Sharon or Framingham for better $/sqft. Tools: Commute Calculator → Model rush hour vs off-peak times

🌊Coastal Lifestyle Seekers

Target markets: Marshfield (2,818 sqft, 5 DOM, $365/sqft), Scituate (2,000 sqft, 40 DOM, $537/sqft), Hingham (2,536 sqft, 70 DOM, $393/sqft) Strategy: Marshfield offers best coastal value and moves in 5 days—requires immediate action and strong offers. Hingham sitting 70 days allows negotiation—likely overpriced or specific property issues. Premium decision: Scituate at $537/sqft charges 47% more than Marshfield and delivers 29% less space. Only justified if Scituate's specific beaches and historic character are non-negotiable. Tools: Compare Towns → Marshfield vs Scituate vs Hingham coastal comparison

🔥Opportunistic Buyers (Lowball Strategy)

Target listings: Any property with 90+ DOM, especially in markets with median DOM under 50 days Best opportunities: • Waltham (165 DOM) — Offer 10-15% below ask • Middleboro (158 DOM) — Offer 10-12% below ask • Andover (130 DOM) — Offer 7-10% below ask (but investigate WHY it's sitting despite elite schools) • Marlborough (98 DOM) — Offer 5-8% below ask • Hanson (98 DOM) — Offer 5-8% below ask Strategy: Sellers with properties unsold for 3-5 months face: • Carrying costs (mortgage, taxes, insurance) • Seasonal pressure (winter is coming—sales slow December-February) • Opportunity cost (can't buy next home until this sells) • Psychological fatigue (open houses, showings, maintaining show condition) These factors create leverage for patient buyers with strong financing. Tools: Offer Strategy Calculator → Model competitive lowball offers with justification

⚠️Red Flags: When to Walk Away

💡The Bottom Line: Strategic Guidance

🚀Ready to Take Action?

❓Frequently Asked Questions

Why are some great-value properties sitting for 90-130 days? Extended DOM in outer suburbs (Hanson, Middleboro, Pembroke) reflects limited buyer pool willing to accept 45-50 minute commutes and average schools, even at exceptional $/sqft value. Extended DOM in elite suburbs (Andover at 130 days) typically indicates specific property issues—condition, location within town, or deferred maintenance. Always investigate WHY a seemingly good deal hasn't sold. Should I wait for winter price reductions? Historically, December-February sees 5-10% price reductions on stale listings (90+ DOM) as sellers face seasonal market slowdown. If you're patient and pre-approved, targeting extended-DOM properties in January-February can yield savings. However, well-priced properties (under 30 DOM) sell year-round—don't wait on those. How do I know if an active listing is overpriced? Compare to recent sales in the same town using our Town Comparison Tool. If active listing is 10-15%+ above recent comps in $/sqft, it's likely overpriced. Also check DOM—if median DOM in that town is 30 days but the specific property is at 90 days, that's a red flag. Which markets are best for negotiation leverage? Any market with multiple active listings (5+) competing for buyers creates negotiation leverage. Framingham (9 listings), Marlborough (8 listings), and Dedham (6 listings) all offer seller competition. Combine high supply with extended DOM (Marlborough at 98 days) for maximum leverage. Is now a good time to buy in the $900K-$1.1M range? Market is stable (median pricing nearly identical to recent sales), but bifurcated: well-priced properties move in 5-20 days, while overpriced listings sit 90-165 days. If you're decisive on well-priced properties and patient on overpriced ones, this is a favorable buyer market. Use our Market Timing Analysis for deeper insights.