Key Takeaways
•The short answer: Cambridge is not one market. The citywide 6.8-month reading blends a tight single-family market with a slower condo market.
•Single-family homes: 4.7 months of supply, 26 days on market — sellers hold real pricing power.
•Condos: 6.7 months and 36 days — balanced on supply, and slow enough on the clock to leave room to negotiate.
•The bottom line: Price and negotiate to your segment, not the citywide headline.
# Is Cambridge a Buyer’s or Seller’s Market Right Now?
The honest answer: both.
Cambridge’s all-property (mixed) supply sits at 6.8 months in MLS PIN data from Repliers — a reading that looks balanced. But that blended figure describes no actual property in the city.
“Months of supply” means how long it would take to sell every listing at today’s sales pace. Under about five months usually favors sellers, over seven favors buyers, and around six looks balanced.
You are not selling “Cambridge.” You are selling one property, in one segment.
Why Does 6.8 Months of Supply Not Tell the Whole Story?
Because it averages two segments that are not moving the same way.
In current MLS PIN data from Repliers, Cambridge single-family homes had a $1,660,000 median sold price and just 4.7 months of supply — just under the five-month seller’s-market line.
Cambridge Market Snapshot: Single-Family vs Condo vs Mixed
Current July 2026 MLS-based snapshot comparing Cambridge property segments across pricing, speed, and supply.
Single-Family
Median Sold Price$1,660,000
Median DOM26 days
Months of Supply4.7 months
Condo
Median Sold Price$866,611
Median DOM36 days
Months of Supply6.7 months
Mixed
Median Sold Price$1,005,000
Median DOM35 days
Months of Supply6.8 months
Source:Repliers / MLSPIN
Condos sit at 6.7 months of supply and mixed housing at 6.8 months, against 4.7 months for single-family homes.
Months of Supply by Cambridge Property Segment
MLS-based July 2026 inventory pressure by Cambridge property segment.
| Series | Label | Value |
|---|---|---|
| Months of Supply | Single-Family | 4.7 months |
| Months of Supply | Condo | 6.7 months |
| Months of Supply | Mixed | 6.8 months |
Source:Repliers / MLSPIN
The math behind 6.8 is fine. The advice you can draw from it is not. Cambridge has far more condos than single-family homes, so the blended number tracks the condo market — and tells a single-family seller almost nothing about their own listing.
Speed says the same. Single-family homes have a 26-day median days on market — how long a listing sits before going under agreement. Condos take 36 days.
Median Days on Market by Cambridge Property Segment
MLS-based July 2026 median days on market by property segment in Cambridge.
| Series | Label | Value |
|---|---|---|
| Median DOM | Single-Family | 26 days |
| Median DOM | Condo | 36 days |
| Median DOM | Mixed | 35 days |
Source:Repliers / MLSPIN
What Are the Strongest Arguments Against This?
“Every city has expensive houses and cheaper condos.”
True. But this is a balance gap, not a price gap. In MLS PIN data from Repliers, single-family supply runs 4.7 months against 6.7 for condos, and 26 days on market against 36. Those are different supply-and-demand conditions, not just different price tags. Sales above $2.5 million reached 103 transactions in 2025, up 40% from 2024, per Sandrine Deschaux’s 2026 Cambridge market outlook — a sales-volume figure, not a supply reading.
“Isn’t that luxury number already a year old?”
Fair. It says nothing about where high-end demand sits today, after a long stretch of higher borrowing costs. The current-year case rests on the supply and days-on-market gap alone: 4.7 versus 6.7 months, 26 versus 36 days.
“So sellers should just cut prices?”
Some of this does reduce to “price against your comps” — what similar nearby homes actually sold for recently. But the two segments call for opposite tactics. At 4.7 months and 26 days, a single-family seller can hold firm on terms and timing. At 6.7 months and 36 days, a condo seller should plan to negotiate credits and repairs. A citywide average tells both sellers the same thing.
What Should You Do If You Are Selling?
Selling a single-family home: price to the 4.7-month segment, not the citywide headline. Condition, presentation, and launch timing still matter.
Selling a condo: plan around the 36-day median. Price close to where the market is, not where you hope it will be. Overpricing costs weeks and kills urgency.
What Should You Do If You Are Buying?
Your leverage is strongest with condos sitting past day 30, against that 36-day segment median — room to ask for repair credits, closing-cost help, or a rate buydown, where the seller pays to lower your mortgage rate for the first year or two.
Also know the inspection rule. A Massachusetts rule took effect October 15, 2025. Sellers can no longer require buyers to waive or limit a home inspection. They must also hand over a signed notice of your inspection rights before you sign the purchase contract, per Boston Agent Magazine’s reporting on Affordable Homes Act regulations.
So, Is Cambridge a Buyer’s or Seller’s Market?
Cambridge is a seller’s market for many single-family homes and balanced for many condos, with negotiating room on listings that linger. That split is a simplification — but it is the smallest one that changes what you do.
The 6.8-month number works as a headline. It is not enough to price a home or write an offer. Look at your segment: property type, neighborhood, price band, condition, and days on market.
