59. From Bungalows to Bayfront: Hull Massachusetts Single-Family Home Prices in November

In this episode, South Shore realtor Jim Aldred delivers a detailed Hull MA real estate market update for November 2025, breaking down what’s really happening with single-family home prices, inventory levels, and days on market in this small but highly desirable coastal town.

Jim begins by looking at Hull as a whole – including both single-family homes and condos – where the latest market activity report shows roughly 2.3 months of inventory, a level that still defines a seller’s market even as conditions gradually normalize. The median sold price for all residential properties in November lands at about $727,500, while the median estimated property value across Hull is roughly $683,000, up just over 5% year-over-year, confirming steady appreciation for local homeowners. 

Then he drills into the single-family segment, which is where most Hull owners and buyers are focused. During November, 10 single-family homes sold, with a median sale price of $810,000, an average sale price near $985,000, and a price range from about $550,000 up to $2.06 million for higher-end bay and ocean-view properties. Average days on market sit around 45, and buyers are paying about 99% of the last list price and 97% of the original asking price, showing that the gap between buyer and seller expectations is relatively small. 

Jim walks listeners through the active listings – just four single-family homes in November – highlighting how a couple of luxury listings can skew the median and average list prices in a compact town like Hull. He also reviews the four pending/under-agreement properties, where average list price is around $779,000, average days on market are 57, and days to offer sit in the low 40s, underscoring that qualified buyers are still writing offers, but they’re more deliberate than they were a year ago. 

A major focus of the episode is pricing strategy. Jim explains that eight listings took price reductions in November, with an average total cut of about 4.8%, or roughly $41,000 per listing. He uses this data to show why “testing the market” too high can backfire, pushing a property into repeated reductions and extended market time. He also points out that there were two expired listings, both in the higher price bands, which aged off the MLS after more than 100 days on market, reinforcing that even in a strong Hull Massachusetts coastal housing market, overpricing has real consequences. 

Throughout the episode, Jim weaves in long-tail keywords that reflect what locals search for online, including phrases like “Hull MA coastal housing market update November 2025,” “Nantasket Beach single-family home prices,” and “selling a waterfront home in Hull Massachusetts.” He lays out clear, practical takeaways:

• For sellers: how to price realistically, avoid the price-reduction trap, and position a home to capture strong demand while inventory is still low.
• For buyers: how to compete intelligently in a market where well-priced homes may still sell quickly and close to asking, and where opportunities exist among older listings and recent price cuts.  #SouthShoreMAHomes #BostonSouthShoreRealEst

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