53. Norwell in November: Lean Supply, Faster Offers, and a Shift Toward Price Discipline

Norwell tightened up in November—and the numbers make the case for precision. Months of Inventory slid to 2.25, squarely a seller’s market. Buyers wrote faster offers (median 5 days) but pushed back on price, pulling the sold-to-list ratio to 98.6%. The median sold price landed at $1.15M for the month. Meanwhile, the median estimated value ticked up to $1,101,780 (+1.5% MoM, +10.5% YoY). That’s demand with discipline: buyers will move fast for the right home, but they won’t chase fantasy pricing. 

On the listing side, the median list price jumped to $2.3645M—an 18.5% month-over-month surge (see the Active Listings chart). This top-heavy stack explains why some properties met resistance even as days to offer compressed. The three-month “Summary” table also shows rising list prices alongside steady buyer throughput—sellers still hold leverage, but only when the value story matches the ask. 

MLS confirms the shape of the market: only two actives posted in November ($935K and $1.679M; avg DOM 31), illustrating just how thin supply was inside the month’s boundaries. Price changes were modest—two cuts, averaging -1.72% (-$37,500 total)—but they clustered in the $1.5–1.99M and $2.0–2.49M tiers, where buyers are clearly price-sensitive. 

Pendings show where the heat sits: seven homes under agreement, concentrated from $779K to $1.795M, with median $995K and an average 22 days to offer. Translation: the core move-up bands are competitive, and the best-presented homes still fly. Higher-end deals do happen, but they take longer to court and require tighter alignment on condition and comps. 

Closings underscore the “price it right, move it quick” story. November logged three sales with an average SP:LP of 99% (SP:OP also 99%): two at $1.15M and one at $2.11M after a longer market time—clear evidence that buyers will pay near ask when the value is there, and they’ll negotiate when it isn’t. The RPR Closed pages back this up with additional late-fall transactions from $680K condos/townhomes through luxury single-family north of $2M. 

Expireds are the caution flag. Three listings failed to convert in the $1.875–$2.799M range (avg 96 DOM). In a sub-3-month inventory market, an expiration isn’t a market problem—it’s a pricing/presentation problem. If you start high to “leave room,” you often end up donating time and leverage, then cutting anyway. 

• Sellers: Lead with precision. If you’re in the $800K–$1.5M corridor, hit the comp-supported number and launch with showroom-ready condition to capture those sub-three-week buyers. In $1.5–$2.5M+, align list price with recent luxury trades and be airtight on prep, photography, and appraisal support. The November data shows softening at the edges when list prices outpace value. 
  
  
• Buyers: Speed wins below $1.5M—arrive fully underwritten, know your walk-away points, and tighten contingencies where risk allows. In the luxury tier, use longer DOM and small price adjustments as cues to negotiate on terms and timing, not just sticker price. 

Bottom line: November in Norwell was lean on supply, quick on offer

Jim Aldred is a Realtor serving Boston's South Shore and can be contacted via his Links below.
https://linktr.ee/SellingSouthieToSagamore
www.KWMASS.com

Email me at JimAldredRealtor@yahoo.com

cell: 339-987-0382

PODCAST INTRO

"Werq" Kevin MacLeod (incompetech.com)
Licensed under Creative Commons: By Attribution 4.0 License
http://creativecommons.org/licenses/by/4.0/

PODCAST OUTRO

LURKING SLOTH

By: Alexander Nakarada