Greater Boston · Town guide
Living in Needham, MA.
A suburb on Route 128 southwest of Boston with four commuter rail stops on the Needham Line, a busy town center, Olin College, and a high-priced market with a lot of new construction.
Needham at a glance
- Median single-family
- $1,825,000
- ▲ 0.3% vs. last year
- Median condo
- $1,223,900
- ▲ 36.0% vs. last year
- Days on market
- 43
- single-family, year to date
- Sale vs. original list
- 99.0%
- single-family, year to date
- Residential tax rate
- $10.83
- per $1,000, FY2026
- Population
- 32,931
- 2024 Census estimate, +2.2% since 2020
- To Boston
- 11 mi
- straight line to City Hall
- MBTA rail & ferry
- Commuter rail
Needham market · September 2026 year to date
The numbers, before the opinions.
| Measure | Single-family | Condo |
|---|---|---|
| Median sale price | $1,825,000 | $1,223,900 |
| Change vs. last year | ▲ 0.3% | ▲ 36.0% |
| Sales closed | 203 | 43 |
| Median days on market | 43 | 62 |
| Sale price vs. original list | 99.0% | 97.3% |
| For sale at month end | 63 | 9 |
| Months of supply | 3.1 | 2.0 |
Source: Massachusetts Association of REALTORS®, Needham Local Market Update (PDF, opens in a new tab) (MLS PIN data). Year-to-date figures except homes for sale and months of supply, which are for the latest month. A town median is a starting point; the right price is street by street.
What the numbers mean
Buying or selling in Needham?
By the usual rule of thumb (under about four months of supply favors sellers, over six favors buyers), the Needham single-family market was seller-leaning, with 3.1 months of supply in the latest MAR report and homes selling for 99.0% of original list price on average. Individual streets, price ranges and property types can behave very differently.
If you're selling in Needham
- Homes in Needham have sold for about 99.0% of their original list price on average, close to asking. Pricing near the market from day one is what keeps you there.
- The median single-family home took about 43 days to sell. Plan your next move around that, plus about 30 to 60 days to close.
If you're buying in Needham
- Most Needham homes sell close to asking (99.0% of original list on average), so there's some room to negotiate, but rarely a lot on homes priced right.
- With a median of about 43 days on market, you'll usually have time for a second showing, but not forever.
- Condos in Needham had a median of $1,223,900 versus $1,825,000 for single-families. If the single-family budget is a stretch, a condo or a two-family can be a way in.
Side by side · September 2026 year to date
How does Needham compare with nearby towns?
| Town | Median single-family | Median condo | Days on market | Tax rate (FY2026) |
|---|---|---|---|---|
| Needham | $1,825,000 ▲ 0.3% | $1,223,900 | 43 | $10.83 |
| Wellesley | $2,400,000 ▲ 8.6% | $1,142,500 | 43 | $10.17 |
| Dedham | $770,000 ▼ 4.3% | $511,000 | 34 | $12.30 |
| Newton | $1,880,000 ▼ 3.8% | $1,090,000 | 40 | $9.69 |
| Watertown | $1,160,000 ▲ 13.2% | $725,000 | 28 | $12.20 |
| Waltham | $870,000 ▼ 3.3% | $697,500 | 37 | $10.32 |
Year-to-date medians from each town's MAR Local Market Update; tax rates per $1,000 from the Mass. Division of Local Services. Nearby = closest town centers among the towns I cover.
Town guide
What it's like to live in Needham.
What is it like to live in Needham?
Needham is a suburb just inside and along Route 128, southwest of Boston, wrapped on several sides by the Charles River. It has a lively town center, an unusual number of commuter rail stops, and a large business district near the highway.
What are Needham's neighborhoods like?
A quick orientation, not a ranking:
| Area | What it's like | Worth a look if you want |
|---|---|---|
| Needham Center | Shops, restaurants and a commuter rail stop | Walking to the train and town |
| Needham Heights | A second village center near Route 128 | Highway access and a village center |
| Needham Junction and Hersey | Residential areas near the other train stops | Commuter rail access |
| Bird's Hill and the south side | Residential streets with larger homes | Space and quieter streets |
What does housing look like in Needham?
Mostly single-family: colonials, capes and a lot of new construction where older homes have been replaced. Condos and townhouses are more limited.
How is the commute from Needham to Boston?
The Needham Line stops at Needham Heights, Needham Center, Needham Junction and Hersey on its way to Back Bay and South Station. Route 128 and Route 9 are close.
Where do people spend time in Needham?
- Needham Center
- Cutler Park and the Charles River
- Rosemary Recreation Complex
What should buyers and sellers know about Needham?
- Land value and teardowns: many older homes sell for the lot. Check zoning before planning an expansion.
- High prices: compare in the table above.
- Pricing: homes have sold close to list on average.
For public school information, see the Massachusetts Department of Elementary and Secondary Education's school and district profiles (Needham Public Schools).
Questions people actually ask.
How many train stations does Needham have?
Four on the Needham Line: Needham Heights, Needham Center, Needham Junction and Hersey.
Is Needham inside Route 128?
Most of it is just inside or along Route 128, with the business district near the highway.
MBTA stations in Needham
- Commuter rail: Hersey, Needham Center, Needham Heights, Needham Junction (Needham Line)
Mortgage rates · week of October 15, 2026
What today's rate means for your payment in Needham.
The average 30-year fixed rate this week is 7.40%. On Needham's median single-family price of $1,825,000 with 20% down (a $1,460,000 loan), here's the monthly principal and interest, and how much a rate move changes it.
| Scenario | 30-year rate | Principal & interest | vs. this week |
|---|---|---|---|
| A year ago | 6.27% | $9,010/mo | −$1,100/mo |
| This week | 7.40% | $10,110/mo | |
| If rates rise half a point | 7.90% | $10,610/mo | +$500/mo |
| If rates fall half a point | 6.90% | $9,620/mo | −$490/mo |
| If rates fall a full point | 6.40% | $9,130/mo | −$980/mo |
Rate source: Freddie Mac Primary Mortgage Market Survey® (opens in a new tab), national weekly average. Principal and interest only; taxes, insurance and any condo fees are extra (use the calculator below). Your actual rate depends on your credit, loan type and points. Ask a lender for a quote, or ask me for an introduction.
Monthly cost calculator
What would a Needham home cost per month?
Pre-filled with Needham's median single-family price, its FY2026 tax rate and this week's average 30-year mortgage rate. Change anything. This is an estimate for planning, not a loan quote.
How I help in Needham
Three ways to start.
Buy in Needham
What homes here actually sell for, what they cost to own, and an offer strategy you can defend.
Buying with XavierSell in Needham
A price grounded in Needham sales, a plan for what to fix, and a clear read on every offer.
Get a home valuationInvest in Needham
Two- and three-families run as numbers: rents, expenses, financing, and condition.
Multifamily & investingQuick answers about Needham.
What is the median home price in Needham, MA?
The median single-family sale price in Needham was $1,825,000 for September 2026 year to date, compared with $1,820,000 for the same period a year earlier. The median condo sold for $1,223,900. Source: Massachusetts Association of REALTORS® (MLS PIN data).
How fast are homes selling in Needham?
Single-family homes that sold in Needham during September 2026 year to date spent a median of about 43 days on market and sold for 99.0% of their original list price on average, according to MAR.
What is the property tax rate in Needham, MA?
Needham's FY2026 residential property tax rate is $10.83 per $1,000 of assessed value (Massachusetts Division of Local Services). On a home assessed at the median single-family sale price, that's roughly $19,760 a year; your actual bill depends on the assessed value.
Is it a buyer's or seller's market in Needham, MA?
By the usual rule of thumb (under about four months of supply favors sellers, over six favors buyers), the Needham single-family market was seller-leaning, with 3.1 months of supply in the latest MAR report and homes selling for 99.0% of original list price on average. Individual streets, price ranges and property types can behave very differently.
Is there public transit from Needham to Boston?
Yes. MBTA service in Needham: commuter rail: Hersey, Needham Center, Needham Heights, Needham Junction (Needham Line). Check the MBTA's current schedules for times.
MLS listings
Needham homes for sale right now.
Active and coming-soon listings in Needham, through my Ruuster home search. Save a search to hear about new ones as they come on.
Search provided by Ruuster via HomeBase. Open the full Needham search in a new tab (opens in a new tab). Listing information is deemed reliable but not guaranteed.
Buying or selling here?
Interested in Needham?
Tell me what you're weighing: a street, a price range, a timeline. I'll send the recent sales that matter and what I'd watch for in Needham specifically.
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Sources: market figures, Massachusetts Association of REALTORS®, Local Market Update (data: MLS PIN; © ShowingTime Plus); tax rate, Massachusetts Division of Local Services, Municipal Databank, Tax Rates by Class; population, U.S. Census Bureau, Vintage 2024 population estimates for cities and towns; stations, MBTA (V3 API); distance, OpenStreetMap Nominatim (town center); miles are straight-line to Boston City Hall. Numbers retrieved 2026-10-21.