Cambridge, MA Real Estate · MLS PIN Data Report
West Cambridge vs. Cambridge, MA:
2026 YTD Market Report
By Alex Pinck, Realtor® MBA · Coldwell Banker · June 3, 2026
📊 Source: MLS PIN, as of June 3, 2026West Cambridge is Cambridge's most exclusive neighborhood and the MLS PIN data proves it. YTD 2026, West Cambridge single-family homes averaged $6,062,500, selling at 110.77% of list price. Condos averaged $1,458,143 at 101% of list. Citywide, Cambridge single-families averaged $2,866,289 and condos $1,234,587. That's a 112% premium for West Cambridge single-family homes over the rest of Cambridge.
YTD 2026 vs. 2025: MLS PIN Data by Property Type
All data: MLS Property Information Network (MLS PIN). Report date: June 3, 2026. Prepared by Alex Pinck.
🏡 Single Family
| Metric | W. Cambridge 2025 | W. Cambridge 2026 ★ | Cambridge 2025 | Cambridge 2026 |
|---|---|---|---|---|
| Closed Units (YTD) | 4 | 2 | 37 | 38 |
| Avg. Sale Price | $4,520,000 | $6,062,500 | $2,759,728 | $2,866,289 |
| Avg. Sale $/SqFt | $1,154.74 | $1,223.92 | $1,030.80 | $959.85 |
| Sale Price as % of List | 100.52% | 110.77% 🔥 | 105.85% | 103.10% |
| Sale Price as % of Original List | 98.70% | 106.18% | 103.68% | 101.40% |
| Avg. Days on Market | 72 | 71 | 51 | 41 |
| Avg. Days to Offer | 44 | 63 | 34 | 26 |
| Median Sale Price | n/a | $6,062,500 | n/a | $2,430,000 |
| Total Market Volume YTD | n/a | $12,125,000 | n/a | $108,919,000 |
| 12-Mo Units Sold | 10 | 13 (+30%) | 104 | 112 (+8%) |
| Listing Inventory (June 3) | 5 | 7 | 35 | 43 |
| Months Supply of Inventory | 6.00 | 6.46 | 4.04 | 4.61 |
🏢 Condominium
| Metric | W. Cambridge 2025 | W. Cambridge 2026 ★ | Cambridge 2025 | Cambridge 2026 |
|---|---|---|---|---|
| Closed Units (YTD) | 6 | 7 (+17%) | 185 | 191 (+3%) |
| Avg. Sale Price | $1,612,083 | $1,458,143 | $1,235,790 | $1,234,587 |
| Avg. Sale $/SqFt | $887.42 | $939.34 (+6%) | $926.72 | $967.92 |
| Sale Price as % of List | 102.52% | 101.47% | 101.35% | 101.32% |
| Sale Price as % of Original List | 100.17% | 101.14% | 99.97% | 99.82% |
| Avg. Days on Market | 43 | 38 (12% faster) | 49 | 58 |
| Avg. Days to Offer | 40 | 30 (25% faster) | 36 | 42 |
| Median Sale Price | n/a | $1,250,000 | n/a | $995,000 |
| Total Market Volume YTD | n/a | $10,207,000 | n/a | $235,806,085 |
| Months Supply of Inventory | 1.80 | 4.00 (+122%) | 2.87 | 3.36 |
| 12-Mo Units Sold | 20 | 15 (25% fewer) | 493 | 500 (+1%) |
| 12-Mo Units Went Pending | 22 | 18 (18% fewer) | 532 | 588 (+11%) |
🏘️ Multi Family
| Metric | W. Cambridge 2025 | W. Cambridge 2026 ★ | Cambridge 2025 | Cambridge 2026 |
|---|---|---|---|---|
| Closed Units (YTD) | 2 | 3 (+50%) | 15 | 28 (+87%) |
| Avg. Sale Price | $2,525,000 | $1,780,333 (29% lower) | $2,754,100 | $2,317,236 (16% lower) |
| Sale Price as % of List | 102.92% | 96.29% | 102.14% | 100.64% |
| Avg. Days on Market | 9 | 25 | 43 | 49 |
| Avg. Days to Offer | 9 | 20 | 36 | 37 |
| Listed YTD | 3 | 4 (+33%) | 63 | 66 (+5%) |
| Went Pending YTD | 2 | 3 (+50%) | 30 | 50 (+67%) |
| 12-Mo Units Sold | 3 | 6 (+100%) | 54 | 79 (+46%) |
| Avg. List Price (YTD pending) | $2,195,000 | $2,610,000 (+19%) | $2,424,163 | $3,639,576 |
What does the West Cambridge single-family data really mean?
The headline is hard to ignore. West Cambridge single-family homes averaged $6,062,500 YTD 2026, a 34% jump from $4,520,000 in 2025. And buyers didn't just pay up. They paid way over asking. The sale to list ratio hit 110.77%, up from 100.52% last year.
Only 2 homes sold YTD, so each transaction carries significant weight. One closed at $3,525,000 at 126% of list price after just 8 days on market. The other closed at $8,600,000. That's not a slow market. That's a market where motivated buyers compete hard for anything that comes available.
Citywide, Cambridge single-families averaged $2,866,289 at 103% of list. West Cambridge carries a 112% premium over the rest of the city. Growing up near these streets, I've seen buyers wait years for the right home here. The data explains why.
Are West Cambridge condos still a good buy in 2026?
West Cambridge condos tell a nuanced story. The average sale price dipped from $1,612,083 to $1,458,143, but that's mostly a mix shift, not a market retreat. Price per square foot rose from $887 to $939. Buyers are paying more per foot.
Days on market dropped from 43 to 38. Days to offer dropped from 40 to 30. And the sale to list ratio of 101.47% means buyers are still paying over ask. The median sale price sits at $1,250,000, compared to $995,000 citywide, a 26% premium for West Cambridge condos.
The one caution: months of supply jumped from 1.8 to 4.0, and 12-month pending units are down 18%. More condos are sitting. Sellers need to price correctly and present well. The floor is still high. The lowest YTD sale was $805,000. But buyers have more choices than they did last year.
What's happening with West Cambridge multi-family in 2026?
Multi-family in West Cambridge is thin but picking up volume. Units sold YTD went from 2 to 3. Over the past 12 months, sales doubled from 3 to 6. New listings are up 33% YTD. Pending units jumped 50%. More sellers are coming to market and buyers are responding.
Average prices softened from $2,525,000 to $1,780,333, but Cambridge's new zoning law (allowing four-story buildings on any lot with 5-foot setbacks) is reshaping this segment across the city. Citywide multi-family went from 15 closings to 28 YTD, an 87% increase. Developers and investors are paying close attention to West Cambridge multi-family.
The average pending list price in West Cambridge jumped to $2,610,000, up 19% from 2025. Buyers who want West Cambridge multi-family are willing to pay more for it.
Why do buyers keep competing for West Cambridge homes?
I grew up near these streets. I've rowed on the Charles, walked through Fresh Pond, played tennis near Danehy Park. This neighborhood doesn't need marketing. It speaks for itself.
- Fresh Pond Reservation: 162 acres of trails, a reservoir, and open space right in the neighborhood.
- Harvard Square: A 10-minute walk. Restaurants, theater, farmers market, Red Line T access.
- Top schools: BB&N (A+), Shady Hill (A+), Tobin Montessori (A), Cambridge Rindge & Latin (A+).
- Historic character: Tree-lined streets and homes dating to the 1800s, preserved not replicated.
- Lowest tax rate in Greater Boston: Just $6.67 per $1,000 of assessed value (FY2026).
- City and suburb at once: High walkability, quiet streets, genuine community feel.
Buyers who move to West Cambridge almost never leave voluntarily. That's what creates persistent demand, low supply, and prices that hold even when the broader market softens.
By the Numbers, MLS PIN, June 3, 2026
The Bottom Line
West Cambridge isn't just Cambridge's most expensive neighborhood. It's operating in a separate tier. Single-family homes are selling at 111% of list. Condos are moving faster than last year. Multi-family volume has doubled over 12 months. The fundamentals here are exceptional.
For buyers: Inventory is limited and competition for single-family homes is fierce. Get pre-approved. Know your number. Move decisively when the right home comes up.
For sellers: You're in one of the strongest neighborhoods in Greater Boston. But presentation still matters, especially in condos, where supply has increased. Let's make sure your home earns a premium, not just a sale.
Frequently Asked Questions
What is the average home price in West Cambridge YTD 2026?
Per MLS PIN data as of June 3, 2026: Single-family homes averaged $6,062,500 (up 34% from 2025). Condos averaged $1,458,143 with a median of $1,250,000. Multi-family homes averaged $1,780,333.
Are West Cambridge homes selling over asking price in 2026?
Yes, especially single-family homes. YTD 2026, West Cambridge SF homes closed at 110.77% of list price, up from 100.52% in 2025. Condos also closed above ask at 101.47% of list.
How does West Cambridge compare to Cambridge citywide in 2026?
West Cambridge single-family homes averaged more than double Cambridge's citywide average ($6,062,500 vs. $2,866,289). West Cambridge condos carry a 26% premium over the Cambridge condo median ($1,250,000 vs. $995,000). Source: MLS PIN, June 2026.
Is the West Cambridge condo market slowing down in 2026?
Modestly. Average sale prices dipped, but price per square foot rose 6% to $939. Days on market improved from 43 to 38. Months of supply increased from 1.8 to 4.0, giving buyers slightly more options. Condos are still closing at 101% of list. It's not a buyer's market. It's just more balanced than 2025.
What's driving multi-family demand in Cambridge in 2026?
Cambridge's new zoning law (February 2025) allows four-story buildings with 5-foot setbacks on any residential lot. Cambridge MF closed units nearly doubled YTD (15 to 28). West Cambridge MF saw 100% growth in 12-month sales (3 to 6). Pending list prices in West Cambridge MF jumped 19% to $2,610,000 average.
What are the best schools in West Cambridge, MA?
Top options include Buckingham Browne & Nichols (private K to 12, A+), Shady Hill School (private pre-K to 8, A+), John M. Tobin Montessori (public, A, new facility opened 2026), and Cambridge Rindge & Latin School (public high school, A+). Cambridge Public Schools earns an overall A+ from Niche.
Sources
- MLS Property Information Network (MLS PIN): All YTD 2026 and 2025 sales statistics. Report date: June 3, 2026. Prepared by Alex Pinck.
- Cambridge Assessing Department: Residential tax rate $6.67 per $1,000 (FY2026), lowest in Greater Boston.
- Niche.com: School ratings: BB&N, Shady Hill, Tobin Montessori, Cambridge Rindge & Latin.
- City of Cambridge: Zoning Ordinance Amendment (February 2025), West Cambridge Neighborhood 10 Plan.
- Homes.com West Cambridge Guide: Neighborhood character, Fresh Pond Reservation, Harvard Square proximity.
About Alex Pinck, Realtor®
Alex Pinck, MBA | Coldwell Banker | Cambridge, MA
Alex grew up locally and has deep roots across Cambridge, Somerville, Watertown, Arlington, and Waltham. He prepared this report using MLS PIN data, not estimates or third-party aggregators. Whether you're buying your first home or selling a place you've loved for years, Alex brings honest local knowledge and a no-pressure approach to every transaction.
Curious what your home is worth? Find out instantly →Published June 3, 2026 · Data Source: MLS PIN
