# Cambridge Home Prices in 2026: Why the "Average Home Value" Can Tick Down While Houses Still Sell Fast
Key Takeaways
•The direct answer: A blended "average home value" can tick down because of the mix of what sells. Condo listings outnumber single-family listings more than four to one, so condos are the bulk of what trades here — pulling the blended number toward the cheaper end.
•The mix: Through July 31, 2026, Cambridge had 576 condo listings versus just 132 single-family homes, per MLS Pinergy data published by Realtor Tamela Roche.
•The speed gap: Roche's MLS Pinergy figures also show single-family homes averaging 21 days to an offer and closing at 103% of original list price, versus 37 days and 100% for condos. That ratio compares final sale price with first asking price: 100% means sellers got what they asked; 103% means buyers paid 3% above.
•The bottom line: Single-family homes are clearing above asking price and selling in about three weeks. Condo sellers are meeting their asking price, but waiting longer for it.
Why Does the "Average Home Value" Say One Thing and the Market Say Another?
An "average home value" blends property types into one number. That matters because condo listings dominate: 576 versus 132 single-family homes in Roche's MLS Pinergy figures through July 31, 2026. Listing counts are the available proxy for sales mix.
So when the blended average dips, ask: did prices fall, or did cheaper condos make up more of the sales?
Are Cambridge Home Prices Actually Falling?
Not in a broad, citywide way — but the answer depends on what you own.
MLSPIN data via Repliers puts the single-family median sold price at $2,225,000. That is more than double the condo median of $860,000.
Median Sold Price by Cambridge Property Type
Single-metric comparison of July 2026 median sold prices across Cambridge property segments.
| Series | Label | Value |
|---|---|---|
| Median Sold Price | Single-Family | $2,225,000 |
| Median Sold Price | Condo | $860,000 |
| Median Sold Price | All/Mixed | $1,000,000 |
Source:Repliers / MLSPIN
That gap drags a blended average down when condos are most of what sells. The all/mixed median of $1,000,000 sits closer to the condo figure, so it describes neither market well.
Single-family inventory sits at 3.9 months of supply — how long today's listings would take to sell with none added. Condos sit at 6.1 months.
Months of Supply by Cambridge Property Type
Comparison of available inventory, measured in months of supply, by Cambridge property segment as of July 2026.
| Series | Label | Value |
|---|---|---|
| Months of Supply | Single-Family | 3.9 months |
| Months of Supply | Condo | 6.1 months |
| Months of Supply | All/Mixed | 6.1 months |
Source:Repliers / MLSPIN
Houses are scarce. Condos give buyers real choice.
What Are the Strongest Arguments Against This?
"A 100% sale-to-original-price ratio is not strength. Condos are getting no premium, and 37 days is slow."
Partly right. Condos earn no premium while houses clear 3% above ask, and higher condo supply does point to softer condo pricing. What holds is direction: condo sellers are meeting their asking price — slower selling, not broad discounting.
"A widely quoted 'days to pending' stat doesn't match these numbers."
Correct — and the mismatch may be the whole story. "Days to pending" and "average days to offer" count different events. Roche's MLS Pinergy figures show 21 average days to offer for houses and 37 for condos, year to date. If a pending stat counts something else, the two numbers were never measuring the same thing. Either way, houses stay pricier and scarcer than condos.
"Condos are the real market for many buyers, so calling this a math problem understates the risk."
Fair, and the risk is genuine. With 576 condo listings versus 132 houses, condos are what most Cambridge buyers are shopping. Condos sit at 6.1 months of supply, houses at 3.9 — a measurably softer market. A condo owner's equity may be flat or slightly down, even if the citywide average is largely about which homes sold, not what homes are worth. Still, condo sellers are not cutting prices broadly; they are waiting longer.
What Should You Do Now?
Buying a house: Be ready before you tour — pre-approval done, ceiling set. At 103% of original list price in Roche's MLS Pinergy figures, competition is real.
Buying a condo: Use the extra time to compare units. But sellers still get 100% of ask, so expect your win as credits, repairs, or a timing concession rather than a lower price.
Selling a condo: Price with discipline and plan for about 37 days to an offer, the year-to-date condo average in Roche's figures. Strong photos and staging can shorten that.
Either way: Don't trade on a blended average, including the $1,000,000 all/mixed median. Ask for numbers by property type, price band, and neighborhood.
