More listings hit Roxbury, but buyers are still writing offers
Roxbury added inventory this summer. The Real Estate Data Aggregator counted 163 new listings across ZIP codes 02119, 02118, and 02120 in the three months ending August 31, 2026. At the same time, 103 homes went pending. That gap tells the story: more sellers are entering, and buyers are still active, but not every listing is getting picked.
Price cuts are a national story. Roxbury is not immune.
Realtor.com reported that 20.8% of listings nationally had price cuts in September 2026. That is the highest share since October 2022. Mortgage rates are part of why. Realtor.com noted rates crossed back above 7% for the first time since January 2025. Fannie Mae, as reported by CNBC on October 14, 2026, forecast the 30-year fixed rate at 7.4% through the fourth quarter of 2026. Higher rates shrink what buyers can offer. A home priced too high simply sits.
The three ZIP codes tell three different stories
Roxbury covers ZIP codes 02119, 02118, and 02120. Each one is reading differently right now. Fort Hill and Nubian Square sit mostly in 02119. The South End edge and parts of the Roxbury corridor run through 02118. The 02120 area, which includes the Mission Hill border, is a much smaller slice of volume. Do not apply one ZIP code's numbers to a home in another.
| 02119 | 02118 | 02120 | |
|---|---|---|---|
| Median sale price | $691,000 | $1,110,000 | $1,150,000 |
| Homes sold | 20 | 97 | 7 |
| Median days on market | 34 | 39 | 26 |
| Sale-to-list ratio | 97.3% | 97.8% | 95.3% |
| Months of supply | 7.2 | 3.5 | 3.1 |
ZIP 02119: more supply, slower pace
The Real Estate Data Aggregator counted 56 new listings in ZIP 02119 for the three months ending August 31, 2026. That is up 64.7% from the same period in 2025. Homes sold dropped to 20, down 31% year over year. Months of supply rose to 7.2, up 2.4 months from last year. Median days on market hit 34, which is 14 days longer than a year ago. That combination means sellers in this ZIP face real competition. The median sale price did rise to $691,000, up 8% from 2025. But the sale-to-list ratio slipped to 97.3%, down 2.5 points. Pricing to the market, not above it, is what closes deals here.
ZIP 02118: steadier, but slower than last year
ZIP 02118 moved the most volume. The Real Estate Data Aggregator counted 97 homes sold in the three months ending August 31, 2026, up 3.2% from 2025. The median sale price reached $1,110,000, up 6% year over year. Pending sales came in at 72, up 4.3%. Those are signs of sustained demand. Still, homes are taking longer. Median days on market rose to 39, up 12 days from last year. The share of homes that sold above list price dropped to 10.3%, down 7.8 points. Buyers here have more time and more choices than they did a year ago.
ZIP 02120: small volume, faster pace
ZIP 02120 had just 7 homes sold and 7 for sale in the three months ending August 31, 2026, per the Real Estate Data Aggregator. That is a thin sample. But median days on market was 26, the fastest of the three ZIPs. Months of supply sat at 3.1, also the tightest. The median sale price was $1,150,000. With so few sales, one or two transactions can move the numbers significantly. Read this ZIP with that in mind.
What the national rate picture means here
The Federal Housing Finance Agency reported U.S. home prices rose 2.6% from July 2025 to July 2026. Nationally, prices are still moving up, just slowly. Roxbury's median prices are outpacing that pace in both 02119 and 02118. But rates are making buyers more careful about what they offer. Redfin reported the typical homebuyer's monthly payment hit $2,777, one of the highest levels on record. That pressure is real, and it shows up in sale-to-list ratios and days on market across Roxbury.
What this means for sellers
More listings mean more competition. In ZIP 02119, new listings jumped 64.7% year over year. Buyers have options. The homes that went pending, 103 across all of Roxbury, were the ones priced to match what buyers could actually pay at today's rates. Homes priced above that line are sitting longer. The 14-day increase in days on market in 02119 is a direct signal.
What this means for buyers
More inventory is real. Across Roxbury, the Real Estate Data Aggregator counted 166 homes for sale in the three months ending August 31, 2026. That gives buyers more time to compare. But 1 in 4 homes in ZIP 02119 still sold above list price, and 25% went under contract within two weeks of listing. The best-priced homes are still moving. Waiting for rates to drop is not a guaranteed strategy. Fannie Mae, as reported by CNBC, forecast 7.4% through the end of 2026.
- Roxbury added supply this summer.
- Buyers are still active, with 103 pending sales across the neighborhood.
- But homes are taking longer to sell, and the sale-to-list ratio slipped in both 02119 and 02118. Sharp pricing is what separates the homes that closed from the ones still sitting.
- One street can read very differently from the ZIP code average.
Your next step
(617) 721-0961Text me your address and I will send back where your Roxbury home sits against what actually sold in your ZIP code this summer. Takes a day, costs nothing.
Text me- Real Estate Data Aggregator numbers for ZIPs 02119, 02118 and 02120, the three months ending August 31, 2026, compared with the same months of 2025. Real Estate Data Aggregator last updated them on Oct 7, 2026.
- Federal Housing Finance Agency: FHFA House Price Index® Up 0.3 Percent in July; Up 2.6 Percent from Last Year | FHFA, Sep 29, 2026
- Redfin: Housing Market Update: Asking Prices Fall For the First Time Since March, Oct 15, 2026
- Realtor.com: September 2026 Monthly Housing Trends: Price Cuts Hit 4-Year Highs as Mortgage Rates Top 7%, Sep 30, 2026
- Realtor.com: September 2026 Rental Report: Median Asking Rent Declines at the Slowest Pace in 3 Years, Oct 15, 2026
- CNBC: Fannie Mae sharply raises mortgage rate forecast for 2027, Oct 14, 2026