— 2 — As we move through the first quarter of 2026, the data across our markets reflects a consistent theme: confidence grounded in long-term value. Buyers are intentional and deliberate. Sellers who bring preparation and pricing discipline to market are being rewarded. Across Cape Cod, the South Coast, and Greater Boston, the conditions favor those who approach real estate with strategy and insight. Across Barnstable County, the first quarter reinforced what makes this market structurally sound: pricing held firm, supply remained constrained, and demand continued to be driven by long-term value. The median closed sale price came in at $695,000 — essentially flat with the prior year — reflecting careful buyer scrutiny rather than any erosion of underlying value. Months of supply edged down to 3.5% from 3.7%, signaling that inventory, while more present than in prior years, has not accumulated to levels that would pressure pricing. Homes took somewhat longer to find their buyer this quarter, with average days on market rising to 67 — a reflection of buyers taking more time to make deliberate decisions rather than any softening of underlying demand. Performance across the Cape's sub-markets reflects meaningful nuance. The Mid Cape saw the median closed sale price climb to $650,000, a 6.1% year-over-year increase, demonstrating that well-located, well-priced homes continue to command strong results. The Upper Cape posted a median closed sale price of $700,000, up 3.3%, supported by sustained buyer interest in communities offering accessibility and year-round livability. The Lower Cape showed greater pricing sensitivity, with its median dipping to $770,000 from $822,500 — a signal that buyers at higher price points are deliberate and discerning. The Outer Cape, with its highly selective, lifestyle-driven buyer pool, averaged 93 days on market at a median price of $886,250, underscoring the more deliberate pace of transactions in these communities. The South Coast continued its steady trajectory. The median closed price rose to $500,000, a 5.3% year-over-year gain, and days on market improved from 58 to 45. In New Bedford, the median closed price increased nearly 6% to $415,000 from $393,500, and days on market dropped from 48 to 40. All indications that well-priced inventory continues to move with purpose. Luxury performance across the region reinforced a theme that has defined recent quarters: quality attracts. On Cape Cod, $2 million-plus transactions remained active despite tighter new listings. In Barnstable County, the median closed price for $2M+ properties reached $2.9M, with an average days on market of 110 — reflecting the deliberate, high-conviction pace that defines this segment. Buyers in this segment remain focused on architecture, setting, and design integrity, and properties that offer something genuinely distinctive continue to find strong engagement. In Boston, the data points to a market absorbing increased supply with stability. New listings declined a modest 2.6%, while the median closed sale price reached approximately $1,000,000 — up 2% year over year — demonstrating that the city's core fundamentals remain intact. The Seaport District saw particular momentum, with closed sales rising 28.6% and days on market falling from 102 to 72, signaling renewed momentum in one of the city's most dynamic neighborhoods. Beyond the city, MetroWest remained one of the most competitive submarkets in the region with a median closed sale price of $1,287,500, up 5.1%, and the South Shore posted a 43% surge in luxury closings year over year. Across all of our markets, the first quarter of 2026 reflects a real estate environment defined by strategy over speed. Buyers are intentional, armed with data, and focused on long-term value. Sellers who approach the market with precision in pricing, timing, and presentation continue to achieve strong outcomes. The conditions we are seeing reward experience, preparation, and genuine market insight. Success in this market belongs to those who understand that real estate is not transactional — it is relational. It rewards advisors who bring not just market knowledge but also the judgment to know how that knowledge applies to each client's specific needs and goals. That is the standard our team holds itself to, and the experience every client deserves. George Patsio Managing Partner Berkshire Hathaway HomeServices Commonwealth Real Estate Berkshire Hathaway HomeServices Robert Paul Properties EXECUTIVE SUMMARY
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