JP condos are still tight. Just not in the way sellers think.
The number that gets quoted most about Jamaica Plain condos right now is 2.1 months of supply. That means if nothing new came on the market today, every condo for sale would be gone in about two months. So yes, JP is tight. But tight does not mean every seller wins.
The number sellers see, and the one they miss
Seventy-five condos sold in the last 90 days. That is a real clip. With only 53 homes for sale right now, the math looks good on the surface. But sitting right next to those 75 sales is a quieter number: 48 homes that came off the market without a sale and never came back.
For every 10 condos that sold, 6.1 gave up. That is not a rounding error. That is a pattern.
What the homes that gave up had in common
The typical first asking price of homes that gave up was $822,500. The typical first asking price of homes that sold was $715,000. That is a $107,500 gap at the start, before a single showing.
Of the 53 homes that came off the market with no sale, only 1 came back and eventually sold. Four are listed again right now. The rest are gone.
Where the market actually rewards sellers
Price range matters more than any other single factor in this data. Condos priced between $700,000 and $1,050,000 sold at or above asking price 71.4% of the time. That is the strongest performance of any range in the market right now.
Below $600,000, that number drops to 44%. Not bad, but not the same story. And 28.3% of the 53 homes currently listed have already cut their price, with a typical cut of $50,000, or 4.3% of the original ask. The biggest single cut so far is $200,000.
September sent a signal worth watching
In July, 41 condos went under contract against 33 new listings. Buyers were moving fast and inventory could not keep up. Then August slowed sharply: 18 new listings, 31 contracts. September flipped the script. Sixty-seven homes came on the market and only 28 went under contract. That is 2.4 new listings for every new contract signed.
One month does not make a trend. But anyone planning to list this fall should know that September looked different from the two months before it.
How the national picture fits in
For context: nationally, months of supply grew to 4.9 months in August 2026, the highest level in over ten years, and the 30-year fixed rate averaged 7.28% as of October 1, 2026, up from 6.34% a year ago (Freddie Mac, NAR). JP's 2.1 months of supply sits well below that national figure, which explains why condos here are still moving. But the rate increase is real, and buyers are doing the math on what it costs to carry a JP condo at today's rate versus last year's.
If you are selling
The supply number will tempt you to price high. The data says that is exactly what the 48 homes that gave up did. The condos that sold started $107,500 lower. That gap did not cost those sellers, it got them to the closing table. Price to where the buyers are, not where you hope they will stretch.
If you are buying
Twenty-eight point three percent of active listings have already cut their price. There is room to negotiate on homes that have been sitting, and September's inventory bump gives you more options than buyers had in July or August.
- JP condos are undersupplied compared to the national market.
- But undersupplied does not mean anything goes.
- The homes that sold were priced at $715,000 typically.
- The ones that gave up started at $822,500. In a tight market, price still decides who wins.
Your next step
(617) 721-0961Text me your address and I will send back where your JP condo sits against the $715,000 typical price that actually sold, and whether your price puts you on the right side of that $107,500 gap. Takes a day, costs nothing.
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