— 2 — As we close out 2025, the data across our markets reflects a year of normalization rather than decline. Market conditions shifted toward greater balance, with pricing, buyer behavior, and inventory levels becoming more closely aligned. This transition is most clearly visible across our coastal markets and Greater Boston, where increased inventory reshaped market dynamics without undermining underlying value. Countywide data across Barnstable County highlights this shift. Median sale prices increased 3.3 percent to $735,000, even as total closed sales declined 2 percent. This divergence is meaningful. It reflects a market where demand remains durable but more selective, with outcomes increasingly driven by pricing precision, preparation, and property quality rather than urgency. While performance varied across the Upper, Mid, Lower, and Outer Cape, the countywide data points to a structurally sound market supported by longterm demand for coastal properties. The South Coast reflects a similar pattern of normalization in coastal and near-coastal communities. Inventory levels increased modestly, contributing to longer decision timelines without introducing price instability. Buyer engagement remained consistent, particularly for wellpriced homes in established coastal and near-coastal communities, where value is closely tied to location, condition, and year-round livability. As on the Cape, outcomes increasingly favored sellers who aligned pricing and preparation with current demand, reinforcing a shift toward informed, strategy-driven transactions. One of the most consequential changes in 2025 was the pace of the market. Average days on market rose from 40 to 51 days across Barnstable County, shifting negotiations toward choice and timing. Buyers benefited from greater flexibility and transparency, while Sellers who aligned pricing and presentation with current conditions continued to achieve strong results. This environment clearly distinguished well-positioned properties from those that were misaligned with market expectations. Inventory levels played a central role in reshaping Buyer and Seller behavior. Months of supply increased in Barnstable County from 2.9 to 3.4 months, a 16.7 percent rise year over year. Importantly, this increase expanded buyer choice without eroding pricing, signaling a healthier and more balanced market structure rather than oversupply. Luxury performance diverged from broader market trends. On Cape Cod, two million dollar plus closings increased year over year, while the median luxury sale price remained steady at 2.7 million. On the South Coast, the Tri-Town area of Marion, Mattapoisett, and Rochester similarly saw large increases in both new listings and sales of two million dollar plus homes. This stability underscores continued demand for distinctive properties defined by architecture, setting, and design. In the luxury segment, Buyer behavior reflected a sharper focus on quality, design, and setting, rather than pace or price movement. In Boston, the year-end data reflected similar resilience through selectivity. Inventory increased, with months of supply rising 7.7 percent, while median sale prices remained stable, increasing modestly to $940,000. This combination indicates that the Boston market absorbed additional supply without pricing instability. Well-located properties continued to attract consistent engagement, supported by the city’s economic diversity, established infrastructure, and long-term demand drivers. Entering 2026, Boston is positioned for steady, disciplined activity rather than volatility. Across our markets, the year-end data points to a market defined by strategy rather than speed. Buyer engagement throughout the quarter reflected growing confidence, as decisions were increasingly driven by long-term value considerations rather than short-term market uncertainty. Sellers are increasingly aware that success depends on pricing discipline, timing, and preparation. Inventory levels suggest opportunity without instability, and pricing trends indicate durability rather than speculation. Success in this market favors experience and insight. It rewards those who understand how data, property characteristics, and long-term value intersect, and who work with advisors able to interpret not only where the market has been, but where it is headed. Luxury, to us, is not defined by price alone. It is defined by trust, craftsmanship, and an experience grounded in care, expertise, and integrity, principles that guide how we serve every client. George Patsio Managing Partner Berkshire Hathaway HomeServices Commonwealth Real Estate Berkshire Hathaway HomeServices Robert Paul Properties EXECUTIVE SUMMARY
RkJQdWJsaXNoZXIy NjE5