15% of Boston Homeowners Sell per Month

In today’s Boston housing market, property market data isn't just helpful – it's essential. For Boston homeowners and landlords looking to buy or sell a home, understanding the latest Boston property trends, buyer behaviour, or house pricing movements is the difference between making a confident move and flying blind.

Data reveals where the market has been, where it’s heading, and how to position a home for success. It cuts through the noise, replaces guesswork with insight, and empowers better decisions. When used well, property data also becomes a seller's compass and, subsequently, as a buyer, the edge as well  – guiding your strategy, pricing, and timing in a property market that’s constantly shifting. In short, those who understand the data of the Boston property market (and the UK as a whole) move smarter. And those who ignore it risk being left behind.

The property market in Boston has seen a notable transformation in recent years.

Each week in my blog posts, I use data to share my thoughts about the Boston property market. This week I am going to look at the number of Boston homes for sale on a month-by-month basis and then compare that with the volume of sales agreed (sold subject to contract—SSTC) on a month-by-month basis between January 2020 and March 2025.

From that information, I can show the direction of the local property market by calculating the percentage of Boston homes each month that have been selling.

Since January 2020, an average of 18.8% of Boston homes

on the market have sold STC each month

For some comparison, the lowest month since 2020, as expected, was the first month of lockdown, April 2020, when it was 2.1%. The highest month was March 2022, when it was 36.3%. In March 2025, that figure was 15%.

A closer look at this data reveals how the market has shifted and underlines the importance of sensible pricing—particularly now that the supply of homes has increased significantly since Easter 2022.

· In 2020, Boston had an average of 519 homes for sale, with 70 selling STC each month. That means 13.6% of Boston homes on the market found a buyer each month.    

 

· In 2021, Boston had an average of 335 homes for sale, with 93 selling STC each month. That means 27.9% of Boston homes on the market found a buyer each month.    

 

· In 2022, Boston had an average of 366 homes for sale, with 81 selling STC each month. That means 22.1% of Boston homes on the market found a buyer each month.    

 

· In 2023, Boston had an average of 501 homes for sale, with 73 selling STC each month. That means 14.7% of Boston homes on the market found a buyer each month.    

 

· In 2024, Boston had an average of 495 homes for sale, with 71 selling STC each month. That means 14.4% of Boston homes on the market found a buyer each month.    

 

· In Q1 2025, Boston had an average of 489 homes for sale, with 69 selling STC each month. That means 14.1% of Boston homes on the market found a buyer each month.    

 

The Evolution of the Boston Market (2020–2025)

Between January 2020 and February 2020, the Boston property market (covering PE21) experienced relative stability. Things changed dramatically with the arrival of COVID-19 in March 2020. The uncertainty led to a sharp drop in home sales during April and May of that year, as many buyers hesitated amid the economic upheaval.

However, following the lifting of the property market lockdown in May/June 2020, activity rebounded. The number of homes coming onto the market increased, as did the number of Boston homes selling.

This period was marked by strong demand despite reduced stock levels. The rush was fuelled by demand and the government's stamp duty holiday, encouraging people to move.

As 2022 began, the market began returning to a more typical state. The number of homes coming onto the market increased, yet the number of Boston homes selling started to stabilise. This meant the number of homes for sale in Boston started to increase in 2022.

Then came two significant setbacks between late 2022 and early 2023.

Budget Fallout and Rising Interest Rates

The first blow came in autumn 2022 with the Truss government’s mini-budget, severely impacting buyer confidence. Over the months that followed, Boston's average monthly sales fell. A recovery was underway by spring 2023, with sales rising. But this was short-lived—as interest rates climbed during summer 2023, buyer activity dipped once again, and sales fell.

The number of homes for sale continued to rise in 2024

In the early part of 2024, monthly house sales in Boston were quite healthy, yet the number of homes for sale was increasing. This jump in supply was due to several factors: sellers trying to cash in on still elevated house prices, a spike in new build activity, landlords selling up because section 24 taxation rules were beginning to bite, or simply more homes returning to the market after failing to sell previously.

Boston in Context: Comparing Proportions to the UK

A second graph, with a dark background, offers further insights by looking at the percentage of homes sold each month as a share of the total available stock.

 

The yellow line tracks Boston’s performance, while the red line shows the UK-wide equivalent.

From Easter 2020 through to early 2022, Boston saw a surge in the percentage of available homes going under offer, often hitting the low-to-mid 30% range. This supports the earlier data, showing that even though fewer homes were listed, those on the market were snapped up quickly.

Since 2022, that picture has changed. The proportion of homes selling compared to those available has declined steadily in Boston, now in its mid-teens.

What Does This Mean for Boston People Looking to Move?

While buyer demand remains steady, the rise in available properties means there is a greater supply of homes to buy. Boston buyers have more choice.

For Boston homeowners looking to sell, this means competition is more intense than in previous years. Although buyers are still active, the sheer volume of homes on the market means sellers must be more strategic. A realistic asking price is now more important than ever.

An overpriced home risks being overlooked and left on the market. A well-priced property, on the other hand, stands a better chance of attracting attention and swiftly securing a buyer.

There’s also a practical reason to price sensibly. According to research by Denton House using TwentyEA data, if a property sells within 25 days of coming to market, there's a 94% chance it will go on to complete. However, if it takes more than 100 days to agree on a sale, that figure drops to 56%, with a 44% chance of it falling through.

Boston's housing market remains active, but sellers face a new reality: the number of available homes has increased since mid-2022. To achieve a successful move, they must be attuned to the market and price their homes realistically.

Understanding local supply and demand – and adjusting expectations accordingly – is now critical. With more choices available to buyers, strategic pricing will separate the homes that sell from those that don't.

If you want more data on the Boston property market, follow me on social media for weekly updates on our local property market. If you would like an informal, no-cost, and no-obligation chat about the Boston property market, whether you are a buyer or seller, feel free to drop me a line, send a message on social media or reach out to me by telephone.

 

 Why Does it Take 116 Days to Move into a Boston Home?

Buying or selling a home is often one of the most significant transactions people make, yet the process in England and Wales remains frustratingly slow. You find the home of your dreams, you make an offer, it is negotiated, and a price is agreed. Yet once a sale is agreed, it takes an average of 118 days—nearly 17 weeks—for legal completion to take place for a home in the UK. That’s more than four months of uncertainty, stress, and potential financial risk for buyers and sellers alike.

To put that into perspective, the same process took just over 10 weeks in 2007 and 7 to 8 weeks in the 1990s. The delays have continued to worsen over time, making the system feel increasingly outdated in an era where digital solutions should be making things faster, not slower.

Also, don’t forget nearly 1 in 4 (23.94%) UK homes that have a sale agreed (Sold STC) fall through before legal exchange of contracts and completion on them.

The Key Causes of Delays

Several factors contribute to the sluggish pace of property transactions. Some of these issues are systemic, while others stem from choices made by buyers, sellers, or their representatives. Understanding them is the first step to minimising delays.

1. The Outdated Conveyancing Process

The legal process of transferring ownership—conveyancing—remains one of the biggest obstacles. Unlike in Scotland, where much of the work is done before an offer is accepted, in England and Wales, the process only begins after a sale is agreed. This means vital information is often not gathered until weeks, or even months, into the process.

The time between pre-contract enquiries and receiving replies has more than doubled since 2007, rising from just under four weeks to nearly nine weeks. Despite improvements in technology, the process remains complex and fragmented, with no signs of timelines decreasing.

2. Solicitor Workloads and Efficiency

The legal professionals handling transactions often work with high caseloads, balancing multiple sales at once. Many firms operate on tight margins, which leads to overworked conveyancers who can struggle to provide the level of service buyers and sellers expect. Delays in responding to enquiries or missing paperwork can add weeks to the process.

Mortgage processing times have also worsened. It now takes nearly nine weeks from instructing a conveyancer to receiving a mortgage offer—up from approximately five weeks in 2017.

3. Chain Dependencies

Property chains remain one of the most fragile elements of the buying process. A single delay anywhere along the chain can ripple outward, derailing multiple transactions. When one party pulls out, the entire process collapses, forcing sellers and buyers to start again.

The average time for sales instruction to exchange has increased significantly, almost doubling from just over 10 weeks (71 days) in 2007 to nearly 17 weeks (118 days) today.

The lone bright spot for conveyancing is the search process, which has become more efficient, reducing from just over two weeks to approximately one and a half weeks. However, this is of little consolation when nearly every other part of the process has slowed down.

4. Changing Market Conditions

Longer transaction times increase the risk that a buyer’s or seller’s circumstances change before completion. Mortgage offers expire, interest rates shift, job relocations happen—all of which can lead to deals falling apart. Gazumping (where a seller accepts a higher offer after initially agreeing to a sale) and gazundering (where a buyer lowers their offer at the last minute) are also far more likely in a drawn-out process.

How Long Does it Take to do Sales Conveyancing in Boston?

Well before I answer that, it’s currently taking 79 days (just over 11 weeks) on average to find a buyer for a Boston home (national average is 74 days).

Once a sale is agreed, it takes 116 days in Boston to get a sale to completion.

Interestingly, when I look at the conveyancing depending on type of property, Boston flats are taking 149 days, Boston houses 115 days and Boston bungalows 111 days. These are all in line with national averages.

How to Speed Up the Sales Process

While structural reform of the system is long overdue, there are several steps buyers and sellers can take to reduce their own risk of getting stuck in limbo.

1. Gather Information Upfront

Boston sellers can dramatically speed up the process by preparing key documents as they start to market their property. This includes:

· Ordering local authority searches from Boston Borough Council when the home goes on the market.

· Completing your Property Information Form and Fixtures and Fittings List.

· Gathering any necessary guarantees, warranties, and building regulation approvals.

While this does involve a small upfront cost, it can prevent delays and strengthen a seller’s position, particularly if multiple buyers are interested.

2. Choose a Proactive Boston Solicitor

Not all Boston solicitors operate at the same speed. Boston buyers and sellers should choose a legal professional based on efficiency, not just price. Online reviews and recommendations from experienced estate agents like me can be helpful in identifying firms that handle transactions efficiently and promptly.

A proactive solicitor who requests documents in advance, keeps communication clear, and follows up on outstanding tasks without being chased can shave weeks off the process. If you need the details of whom I consider the best solicitors for conveyancing in Boston, drop me a line.

3. Tailor the Selling Strategy for your Boston home

Not all Boston homes should be sold in the same way. Traditional estate agency works well for most residential properties, but if speed is a priority, alternatives such as traditional auctions or the new ‘modern method of auction’ may be worth considering. Auction transactions complete much faster and eliminate the uncertainty of a long, drawn-out conveyancing process.

Sellers must weigh up whether achieving the highest possible price is worth months of additional holding costs, mortgage payments, and risk of fall-throughs.

4. Consider Using an Exclusivity Agreement

One of the biggest frustrations for both buyers and sellers is the lack of certainty once an offer is accepted. An ‘exclusivity agreement’ or ‘reservation agreement’—where both parties commit to proceeding with the sale in good faith for a set period—can provide security and reduce the risk of gazumping or gazundering.

Looking to the Future

The length of time it takes to buy and sell a home in Boston is a persistent problem, one that has worsened over the years. While there is no quick fix, those who take a proactive approach—by preparing early, choosing the right professionals, and considering alternative selling strategies—can significantly reduce the risk of delays and failed transactions.

Until wider reforms are introduced, taking control of the process is the best way to avoid months of uncertainty. Whether buying or selling, being prepared and making informed choices will always yield better results.

For those in Boston navigating the property market, local expertise and proactive planning can make all the difference in achieving a smooth and successful transaction. Feel free to call me and discuss the matters in this post without any obligation or cost.

 

Is the Boston Property Market a Buyers’ or Sellers’ Market?

Are you a Boston homeowner considering a move in the next six to twelve months? Perhaps you're a buy-to-let landlord weighing up whether to expand or streamline your portfolio? Or maybe you’re a first-time buyer wondering if now is the right moment to take the plunge?

Whatever your position, knowing whether the Boston market is currently favouring buyers or sellers will help you make informed decisions.

For those who regularly follow my Boston property market updates, you'll know that the best way to measure whether we are in a buyers', balanced, or sellers' market is to analyse the proportion of properties marked as "Sold STC" or "Under Offer" compared to the total number of properties on the market.

For instance, if there are 300 Boston properties on the market, of which 100 properties are sold stc/under offer and 200 available properties, 100 as a percentage of 300, equates to 33.3%.

This percentage figure acts as a barometer for market conditions and can be analysed using this table:

·         Extreme Buyers' Market (0%-20%)

·         Buyers' Market (21%-29%)

·         Balanced Market (30%-40%)

·         Sellers' Market (41%-49%)

·         Hot Sellers' Market (50%-59%)

·         Extreme Sellers' Market (60%+)

How Does Boston Compare?

Looking at historical data from the website, The Advisory, which has tracked this metric for years, we can observe some key trends for each February. (For this exercise, Boston is PE21).

·         In the years before the pandemic (2018/19/20), Boston’s market hovered between 27% and 32% (remember the pandemic started in March 2020).

·         Demand rebounded post pandemic sharply in the summer of 2020, and continued into 2021 and 2022. In February 2021, the percentage had risen to 54% and in February 2022, it was at 71%.

·         However, with the fallout of the Liz Truss and Kwasi Kwarteng budget in late 2022, by the time we got to February 2023, it had settled down to 35%. By February 2024, the figure had risen slightly to 36%.

·         Now, in February 2025, we see the figure sitting at 38%.

 Implications for the Boston Property Market in 2025

For sellers: We are now in a Boston property market where patience and strategy are essential. Buyers have more choice (as I have spoken about many times recently in my Boston property market blog posts), meaning sellers must focus on pricing realistically and ensuring their home stands out. Overpricing will lead to extended time on the market (which seriously cuts down your chances of both selling and eventually getting your sale to exchange and completion).

That being said, well-presented and appropriately priced Boston homes continue to attract solid interest. With mortgage rates stabilising, there is confidence among buyers—but they are taking their time to make decisions. A proactive marketing approach, including virtual tours, strong photography, and digital exposure, will be key to securing a sale in a reasonable timeframe.

For Boston buyers: Those in the market for a Boston property in 2025 will find they have a little more breathing space compared to the frenzied activity of 2021/22. While desirable properties still attract competition, there are opportunities to negotiate on price or secure favourable terms, particularly on homes that have been on the market for a while.

I cannot stress the importance for any buyer to get your mortgage pre-approved before you start offering, as it seriously strengthens your position when making an offer. Also, consider broadening your search slightly—sometimes the best value can be found just outside the most sought-after areas.

With a new Government settling in and wider economic factors at play, there is much to consider for those looking to buy or sell in Boston this year. The property market remains resilient, but expectations need to be adjusted to this more stable, ‘normal’ environment.

Are you planning to move in 2025? What are your thoughts on how the Boston property market will evolve? I’d love to hear your insights.

 

 

Boston House Sales Up 9.2% as Interest Rates Fall

 

Last week, the Bank of England's interest rate dropped to 4.5%, marking its third cut in under a year. This decision follows a previous reduction in November 2024, with the rate remaining unchanged in December. While most of the Bank’s policymakers supported the move to 4.5%, a minority favoured a more aggressive cut to 4.25%, highlighting the ongoing uncertainty surrounding the UK economy.

The decision is widely seen as a positive step for the housing market. Lower borrowing costs could improve affordability, boosting confidence for homebuyers and those looking to remortgage. Activity levels in the property sector have already shown improvement, with increased buyer registrations at the start of the year. However, while sentiment may improve, the immediate effect on mortgage rates is expected to be gradual as lenders respond cautiously to the new environment.

The trajectory of further interest rate cuts will depend on broader economic stability. Although inflation is lower than last year, it remains a key factor influencing future monetary policy. While there is optimism that additional cuts could follow in 2025, economic volatility means nothing is guaranteed.

The latest rate cut is expected to boost confidence in the property sector.

So, what does this mean for Boston homeowners and buyers?

The UK property market was already showing signs of resilience in January, so this cut will benefit it with even more improved affordability. However, sustained growth later in the year and beyond will depend on wider economic conditions and how quickly lenders adjust mortgage rates in response.

Looking at the January stats, the number of UK homes sold subject to contract in January 2025 was 98,978, a rise of 17.2% from January 2024, when 84,509 UK homes sold stc. For comparison, only 70,277 homes were sold stc in January 2023.

 

Regionally, this was mirrored in the East Midlands, as there were 6,278 homes sold stc in January 2024, which increased to 8,004 homes in January 2025.

 

Looking at all the UK regions and the number of homes sold stc in January 2025, compared to January 2024, the East Midlands saw the biggest jump, with sales up 27.5%, followed closely by East Anglia, which surged 26.6%. The South East also performed well, rising 17.9%, with the South West not far behind at 16.9%. London saw a strong 18.1% increase, showing continued resilience in the capital. The West Midlands climbed 14.5%, the North East was up 14.1%, and the North West followed at 13.4%. In Yorkshire & Humber, sales increased 12.7%, and Wales recorded a 13.9% uplift. Scotland saw a more modest rise of 5.3%, while Northern Ireland was the only region to decline, down 3.4%.

 

Looking at Boston's picture …

 

·         In January 2023, 54 Boston homes sold stc, with an average price at sale agreed of £190,242.

 

·         In January 2024, 70 Boston homes sold stc, with an average price at sale agreed of £196,303.

 

·         In January 2025, 59 Boston homes sold stc, with an average price at sale agreed of £200,020.

 

(Boston = PE21).

 

House sales in Boston have dropped 15.7% year-on-year yet increased 9.2% compared to two years ago.

 

Optimism has been evident among prospective buyers and sellers throughout the last six months of 2024. This is despite mortgage interest rates rising ever so slightly since the summer of 2024. This modest cut in rates will do a lot to reduce mortgage rates in 2025 and thus continue demand for property.

 

What about house prices in 2025?

 

Denton House Research continues to publish the £/sq.ft metric on sales agreed, which has proven to predict Land Registry figures five months in advance with a 92% accuracy. January’s final figure for the UK sales agreed stands at £342/sq.ft, showing an upward trend from £339/sq.ft in December 2024, £334/sq.ft in August 2024, and £330/sq.ft in January 2024. This means UK house prices have risen 3.64% in the last 12 months.

 

Even with this upswing in property market activity, I believe house price levels are likely to remain roughly stable.

Considerations for Boston’s property market.

This latest data provides an opportunity for reflection.

For Sellers: The market is changing, requiring a more strategic, adaptable, and patient approach. Properties are taking longer to sell, so a competitive price is essential to securing a buyer.

For Buyers: The market presents both challenges and opportunities. Some properties will still attract strong competition, but many buyers will benefit from more choices and additional decision-making time.

External factors such as global economic shifts, inflation, and interest rate changes could influence Boston's property market.

Selling and buying your Boston home: Key Strategies.

Given the current conditions, a well-planned approach is essential.

For Sellers: Pricing remains the most crucial factor in attracting the right buyer. Beyond that, standout marketing will make a difference. High-quality video tours, targeted social media campaigns, and interactive property listings can help a home stand out in a more competitive market.

For Buyers: The property market is different in every part of Boston. Each area has its trends. If you are looking for a property that is in high demand, expect competition. Having a mortgage pre-approval in place will provide an advantage over other buyers. Expanding the search area may also uncover hidden opportunities. In a less competitive market, buyers have more negotiating power on price and extras such as carpets, fixtures and fittings.

One key point is that 81% of home sellers are also buyers. If you achieve a lower price than expected when selling, you should gain when purchasing your next home.

As we move into 2025, the Boston property market remains a mix of opportunity and challenge. Whether you are a first-time buyer, a homeowner planning to move, a buy-to-let investor, or someone relocating, understanding the market's trends will be essential.

The best approach is to stay informed, remain adaptable and remember that moving home is about the transaction and the journey.

What are your thoughts on Boston’s changing property market? Do you expect any major shifts or trends? I would love to hear your insights.

 

 

How Long Does It Take to Sell a Home in Boston?

 

If you’re a homeowner in Boston thinking of selling your property, you have probably wondered how long it will take to find a buyer.

The timeline for selling a home varies depending on factors such as property type, price, and market conditions. Fortunately, we’ve compiled the latest statistics for 174 Boston homes that have sold stc in the last 3 months, split down by type (detached houses, semi-detached homes, terraced houses, and flats) to give you a clear picture.

·         Of the 78 Boston detached homes sold (stc) in the last 3 months, the average time from coming onto the market to sale agreed was 139 days (median time 101 days).

 

·         Of the 61 Boston semi-detached homes sold (stc) in the last 3 months, the average time from coming onto the market to sale agreed was 95 days (median time 47 days).

 

·         Of the 15 Boston terraced/town houses sold (stc) in the last 3 months, the average time from coming onto the market to sale agreed was 91 days (median time 52 days).

 

·         Of the 5 Boston flats/apartments sold (stc) in the last 3 months, the average time from coming onto the market to sale agreed was 278 days (median time 162 days).

 

(N.B. – Some of you will notice all the numbers don’t add up to the total number in the second paragraph. This is because there are certain types of property that fall outside the four main types, including mobile homes, commercial, land and building plots etc. Boston being Boston town centre plus 2 miles).

These figures show the average number of days a property in Boston takes to go under offer. However, selling a home doesn't stop there. The entire process—from listing your property to completing the sale—can stretch over many months due to legal procedures and other factors.

 

It currently takes, on average, 114 days from agreeing to

sell to completing a Boston property

(interesting when compared to the national average of 119 days)

While the statistics provide an overview of the home buying and selling timeline, it's essential to delve deeper into why homes may sell faster or slower in Boston. Below, I explore these factors to help you maximise your chances of successfully selling your Boston home.

Why Does It Take Longer to Sell Some Boston Properties?

Selling a home in Boston involves more than simply placing it on the market and waiting for offers.

A variety of challenges can affect how quickly your Boston property sells. Here are the most common reasons homes might linger on the market longer than expected.

1. Setting the Right Asking Price For Your Boston Home

The biggest factor in selling a home is pricing it correctly. Overpricing will deter buyers, as your home may not appear in their search results, appear out of kilter with similar properties for sale, or may not align with their expectations.

Remember, over the past 24 months, only 58.66% of Boston homes listed for sale successfully sold, resulting in a move. The remaining 41.34% were withdrawn from the market without a sale.

The solution? Work with a knowledgeable estate agent who understands the local Boston market. Research what similar homes in Boston have sold for and seek valuations from multiple agents to ensure your pricing is competitive.

 

2. Estate Agent Performance

The choice of your estate agent plays a pivotal role in how fast your home sells (and even if it sells at all). Some agents excel at marketing properties and maintaining active communication with potential buyers on their mailing lists, while others may fall short. If your agent isn't delivering on their promises, don't hesitate to follow up and hold them accountable.

As an estate agent specialising in the Boston property market, I ensure my clients receive a tailored marketing strategy, especially for the town's nuances, complete transparency and ongoing updates to secure the best results.

 

3. Quality of Photographs

In today’s digital first world, high quality photographs are essential. Boston buyers scrolling through Rightmove, Zoopla and On-The-Market listings form their first impressions based on photographs. Poor or outdated photography can leave a property overlooked, especially seasonal photos (i.e. Christmas decorations or snow on the ground in summer) as they reveal how long the home has been on the market.

Consider revisiting your property’s photos with your agent regularly. Fresh, professional images can transform your home’s appeal and attract more potential buyers.

4. Mortgage Challenges

 

Some properties in Boston might be more complex for buyers to secure mortgages on. For example, apartments with short leases, unique construction materials, or flats above shops can raise concerns for lenders. These challenges can limit the pool of potential buyers. If your property falls into one of these categories, work with your agent to address these issues. Solutions such as extending your lease or highlighting property strengths can make your Boston home more marketable.

 

5. Timing of Sale

The time of year can influence how quickly properties sell. Spring and summer typically see heightened buyer activity, while autumn and winter may present slower markets. External factors like economic uncertainty or mortgage rates can also impact buyer behaviour.

If timing isn't ideal, a strategic marketing approach can still generate interest and results. A skilled Boston estate agent will tailor your home to the prevailing market conditions,

 

Selling Your Home in Boston

I recognise selling your home is more than just a transaction—it’s a journey that requires expertise, preparation, and persistence. As an estate agent deeply invested in Boston’s property market, I pride myself on providing personalised advice and support to every client.

Whether you’re selling a detached home, a charming terrace, or a modern flat, I’m here to guide you through the process.

If you're considering selling your home, let's discuss how we can achieve the best outcome for you. Send me a message or call today—I'd be delighted to help you navigate the Boston property market with confidence.

 

 

How Long Does a Property Spend on the Market in Boston?

When browsing property portals (Rightmove, Zoopla or On The Market), many people wonder why some Boston homes linger on the market far longer than others. It’s easy to assume there’s something wrong - an issue with the property, an inflated asking price, or a lack of interest - but that’s not always the case. Sometimes, it’s simply down to poor marketing, unrealistic expectations, or even a change in the seller's circumstances.

If you’re on the other side of the fence, currently selling a home in Boston, you’ve likely asked yourself: “Why is this taking so long?” Whether your property seems to be lingering on the market or you’re struggling to find that dream home, delays are often a natural byproduct of the property market’s ebbs and flows.

But how long is too long to wait before something changes?

Let’s face it, when your home stays unsold longer than expected, frustration sets in. Is it the market? Is the price too high? Or is there simply less demand for your type of property? If your home sits at the premium end of the market, delays are par for the course. Higher value properties have fewer buyers, meaning patience is a virtue - but even so, the right strategy can make all the difference.

One of the biggest culprits for a slow sale is overpricing. Even if you’re happy to accept a lower offer, an unrealistic asking price can stop potential buyers from even booking a viewing.

First impressions matter, and buyers compare everything they see online before deciding which properties are worth their time. The bottom line? If your price doesn’t align with the market, you’re already at a disadvantage.

The Latest Market Trends in Boston

The following data highlights how long properties in Boston have been on the market today compared to January 2024, offering insight into recent trends. This isn’t about how long it takes to sell a home but rather the current duration properties have been listed. These figures can help identify shifts in market activity and buyer demand over time.

·         Detached homes in Boston - Average time on the market today is 138 days, compared to 151 days in Jan 2024.

·         Semi-Detached homes in Boston - Average time on the market today is 128 days, compared to 110 days in Jan 2024.

·         Terraced/Town Houses in Boston - Average time on the market today is 130 days, compared to 111 days in Jan 2024.

·         Flats/Apartments in Boston - Average time on the market today is 176 days, compared to 271 days in Jan 2024.

 

An Interesting Boston Property Market for Buyers

The overall number of homes available in Boston (town centre plus 2 miles) has remained roughly the same over the past year, going from 412 in January 2024 to 398 in January 2025. However, it gets even more interesting when we split it down by property type.

Here’s the breakdown:

·         Detached homes in Boston - 144 for sale in January 2025, compared to 188 - a 23.4% decrease.

·         Semi-Detached homes in Boston - 111 for sale in January 2025, compared to 95 - a 16.8% increase.

·         Terraced/Town Houses in Boston - 58 for sale in January 2025, compared to 43 - a 34.9% increase.

·         Flats/Apartments in Boston - 37 for sale in January 2025, compared to 32 - a 15.6% increase.

·         Others (Mobile Homes/Building Plots etc) in Boston - 48 for sale in January 2025, compared to 54 - a 11.1% decrease.

 

 

The Importance of Presentation of Your Boston Home

Buyers today have no shortage of tools to help them browse properties on the portals meaning they can scroll through hundreds of options in a matter of minutes. The average buyer views just 4-5 homes before making a decision on which home to buy, spending barely 25 minutes in each. If your property doesn’t stand out from the crowd with top quality photos, well designed brochures, and engaging video tours, it risks being dismissed without a second thought.

It’s not just about having the right asking price - it’s about making sure your home looks and feels irresistible online. Buyers need to imagine themselves living there, and that starts with how your property is presented.

Advice for Boston Buyers: Be Proactive, Not Reactive

For buyers, finding the perfect home isn’t just about what’s on the market; it’s about being one step ahead. Did you know that around 10% of properties never make it onto the portals? Many buyers miss out on their dream homes simply because they’re relying solely on online searches. Registering directly with estate agents can give you an inside track on upcoming properties before they’re widely advertised.

Beyond that, patience is key. Finding the right property takes time, especially when you’re balancing factors like budget, location, schooling, and family needs. Rushing into a decision often leads to regrets. With so much money at stake, it’s worth taking a step back and considering every option carefully.

What Does This Mean for You?

Whether you’re buying or selling, Boston’s property market continues to offer opportunities - provided you approach it with the right mindset. For sellers, the message is clear: price realistically, present professionally, and ensure your home shines in a crowded market. For buyers, it’s about staying proactive, patient, and ready to act when the right property comes along.

Ultimately, the Boston property market rewards those who take a considered, strategic approach. Whether your goal is to sell quickly or secure that dream home, understanding the market dynamics can help you achieve the best possible outcome.

Next week, I’ll talk about exactly how long Boston properties are taking to sell.