58. “Hingham’s Million-Dollar Market: November Numbers You Can’t Ignore”

In this episode I break down what really happened in the Hingham, Massachusetts real estate market in November – and what it means if you’re thinking about buying or selling on Boston’s South Shore.

Hingham is still very much a seller’s market. We’re sitting at just 1.68 months of inventory, which is tight by any standard and firmly favors sellers, even though that number has inched up from last month. Homes that do hit the market are not sitting long – the median days on market is only 13 days, so the good ones are getting snapped up quickly.

Values continue to grind higher rather than spike. The median estimated property value across single-family and condo/townhouse properties is about $1.3M, up slightly month over month and roughly 3% over the past year – a slow, steady appreciation curve rather than a bubble.

Closed sales in November skewed heavily to the upper end of the market. The median sold price came in around $1.56M, up a big 44% from October, and the MLS single-family data shows a median November sale at $1.68M with an average sale price just over $1.9M. Buyers paid about 97% of list price on average, and about 95% of original list, which tells you sellers still hold the leverage, but overpriced listings are getting negotiated down.

On the active side, inventory is thin and skewed to luxury. We only had 10 active single-family listings with a median asking price around $1.69M and an average list price over $2.1M, including several homes in the $3–4M range.

hingham mls The broader RPR snapshot shows a median list price of $2.29M, nearly 70% higher than three years ago, which explains why the top of the market is seeing more resistance.

We’re also seeing real pushback where sellers overshoot. Four listings in November reduced their prices, with average cuts of about 3.9% or roughly $60,000, and there were five expired listings with an average list price over $3.3M and an average of 132 days on market – mostly high-end properties that buyers simply wouldn’t chase at the asking number.

The pipeline into winter is still solid. Eight properties went under agreement with a median list price around $1.3M and an average near $1.9M. These homes took longer to secure offers – on average 78 days to offer – showing that buyers are more deliberate at higher price points, but they are still writing contracts for the right homes.

For sellers, the message is clear: properly priced, well-prepared homes are moving quickly and very close to asking, especially in that $1–2M sweet spot. You can’t just throw a number at the wall, but if you align with today’s data, Hingham is still an excellent place to unlock equity and move up, downsize, or relocate while demand is strong.

For buyers, this is not a market where you can wait weeks to think it over, but it’s also not the frantic, waiving-everything environment we saw a couple of years ago. You need a clear strategy, strong pre-approval, and a local expert who knows which listings are truly worth stretching for and where there’s room to negotiate – especially at the top of the market.  #HinghamMA #02043 #HinghamRealEstate #HinghamHomes #SouthShoreMAHomes #BostonSouthShoreRealEstate #SouthShoreRealtor #jimaldred #kwsignaturepropertiesma  #sel

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