Photo: User:Magicpiano · CC BY-SA 4.0167 homes sold in Needham in the last year, at a typical $1.8M
Almost every sale is a house. Below: what each kind of home sells for, what your budget buys, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where Needham homes are listed.
Every place Needham homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to Needham.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
Houses are 97% of Needham’s sales, at a typical $1.8M
167 homes sold in the year to May 2026.
typical sale · 162 sold in 12 months
- Per square foot
- $542MA $368
- Days to sell
- 17
- Sold over asking
- 44%
- Listings with a price cut
- 26%
Townhouses: 1 sold, typical $1.1M
Condos: 4 sold, typical $578K
Too few sales in 12 months for reliable figures.
Fewer homes sell than a decade ago, at twice the 2016 price
167 sales in the last year, against 247 in 2015 and a low of 146 in 2023. The typical sale went from $854K in 2016 to $1.8M.
Source: Redfin Data Center, MLS sales. Typical price and $/sq ft are the monthly medians, weighted by sales.
What $1.8M buys in Needham
Check a listing against what Needham homes sold for
Against the town’s median price per square foot over the last 12 months. A rough check: condition, lot and location within town move a price more than this can see.
Bidding wars in Needham are back to pre-pandemic levels, but a quarter fewer homes come up for sale
We read every month of Needham’s home sales since 2012 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to May 2026, 167 sales.
If you’re buying in Needham
- Shop in April. It brings about 33 new listings a month, close to the busiest month, with fewer bidding wars (50% over asking).
- Some room to negotiate. 26% of listings cut their price, about as many as before the pandemic.
- Bid near asking. Buyers paid 100.8% of the list price on average; 45% paid over.
- Move fast on good ones. 60% of homes are under contract within two weeks.
Spring brings both the most homes and the most bidding wars
April has the most new listings (about 33 a month), but May is the most competitive: 58% of May sales close over asking. February has the least competition (25%) but only about 17 new listings.
Averages for each calendar month, 2015 on.
Calmer than the 2021 frenzy, and about like Massachusetts as a whole
| Needham now | 2017–19 | 2021 peak | MA now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 45% | 42% | 61% | 45% |
| Gone within two weeksShare of homes under contract within 14 days | 60% | 55% | 73% | 49% |
| Listings with a price cutShare of homes for sale that cut their price | 26% | 28% | 23% | 25% |
| Price paid vs. askingAverage sale price ÷ list price | 100.8% | 100.3% | 103.9% | 100.4% |
| Days to sellMedian days from listing to contract | 18 | 20 | 18 | 27 |
22 homes for sale on a typical day
That’s 1.5 times the 2021 low (15), 28% fewer than in 2017–19 and well under 2012’s 106.
1 in 4 listings has cut its price
26% in the last year, against 28% in 2017–19 and 25% across Massachusetts.
Houses and condos, year by year
A house typically sold for $1.8M in the last year (162 sales), a condo for $578K (4).
Median sale price, weighted by sales each month. Years with fewer than 4 sales of a type are left out.
Needham ranks 122nd of 206 busy Massachusetts markets for bidding wars
Share of sales over asking in the last year, among towns with 60 or more sales. Needham is in the middle of the pack.
Source: Redfin Data Center, city market tracker, January 2012 to May 2026 (MLS sales, not seasonally adjusted). Ratios are weighted by homes sold; price cuts by homes for sale.
Five things worth knowing
New listings in April
The month with the most choice. December has the fewest, about 5.
Best time to buySchools
The schools grade for Needham, from test results, graduation and how much students grow.
Schools in NeedhamCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
Dedham, Dover, Westwood and Natick sell for less a square foot
The busier markets within 25 miles of Needham, by what sold. Prices, taxes and how far a paycheck goes next door are on Cost of living.
| Sold | Typical sale | $/sq ft | Over asking | Days to sell | |
|---|---|---|---|---|---|
| Newton | 882 | $1.5M | $589 | 31% | 30 |
| Natick | 419 | $927K | $451 | 42% | 24 |
| Wellesley | 293 | $2.1M | $671 | 35% | 26 |
| Dedham | 266 | $770K | $460 | 52% | 23 |
| Needham | 167 | $1.8M | $541 | 45% | 18 |
| Westwood | 141 | $1.2M | $507 | 53% | 23 |
| Dover | 67 | $2M | $446 | 28% | 45 |
Redfin Data Center, June 2025 to May 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to Needham, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Needham. People who follow the town see it, and so do people comparing Needham with their own town. No commission, no listing fee.
Questions about buying a home in Needham
What do homes sell for in Needham, MA?
167 homes sold in the year to May 2026 at a typical $1.8M, $541 a square foot.
Is Needham a buyer’s or seller’s market?
A seller’s market: 31 homes were for sale in May 2026 and 19 sold, about 1.6 months of supply. Buyers paid 100.8% of asking on average, and 26% of listings cut their price.
When is the best time to buy in Needham?
April brings the most new listings. The sales history shows which months have fewer bidding wars.
Where can I see homes for sale in Needham?
Zillow, Redfin, Realtor.com and Homes.com all carry Needham’s MLS listings; the search links above open each one filtered to Needham.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).