Roxbury listings are up, but buyers are still writing contracts
The Real Estate Data Aggregator counted 166 homes for sale across Roxbury in the three months ending August 31, 2026. At the same time, 103 of those homes went pending. Supply is growing. Demand has not quit.
JREG reported 63 active listings in Roxbury as of September 2026. That is a tighter snapshot than the three-month window above, but both readings point the same direction: more options for buyers than a year ago. For sellers, that means your home is competing against more choices. Pricing and preparation matter more now than they did twelve months ago.
The two ZIP codes are not the same market
ZIP 02119 covers the core of Roxbury. ZIP 02118 covers the South End side of the boundary. ZIP 02120 is a small slice near Mission Hill. The numbers inside each one are different enough that the combined total can mislead you.
| 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 |
| Months of supply | 7.2 | 3.5 | 3.1 |
| Pending sales | 24 | 72 | 7 |
ZIP 02119 is the one to watch closely. The Real Estate Data Aggregator shows 7.2 months of supply there, up 2.4 months from a year ago. That is a meaningful shift. More supply and fewer closed sales, down 31% year over year, means buyers in that ZIP have more room to negotiate than they did in 2025.
The median sale price in 02119 still rose to $691,000, up 8% from the same three months in 2025, according to the Real Estate Data Aggregator. Prices held. But homes took 34 days to sell, 14 days longer than last year. That is the market asking sellers to be patient and precise.
Pending sales are the number sellers should watch
Pending sales in 02119 rose 33.3% year over year, the Real Estate Data Aggregator shows. Buyers are still active. They are just taking longer to decide, and they have more to choose from. In 02118, pending sales rose 4.3% to 72 homes. That ZIP is absorbing its larger inventory faster.
One in four homes in 02119 sold above asking
The Real Estate Data Aggregator shows 25% of homes in ZIP 02119 sold above list price in the three months ending August 31, 2026. That share is up 11.2 points from a year ago. Not every home gets a bidding war, but well-priced homes in that ZIP are still drawing competition.
In 02118, the picture is different. Only 10.3% of homes sold above list, down 7.8 points year over year. The average sale-to-list ratio there was 97.8%, according to the Real Estate Data Aggregator. Buyers in 02118 are landing closer to, or slightly below, the asking price more often than before.
Rates are adding pressure nationally
CNBC reported the average contract rate on a 30-year fixed mortgage rose to 7.49% as of October 7, 2026. Realtor.com reported rates climbed above 7% for the first time since January 2025. That is the backdrop every buyer in Roxbury is working inside right now.
Nationally, Realtor.com reported 20.8% of listings took a price cut in September 2026, the highest share since October 2022. That is a national figure, not a Roxbury figure. But it tells you what buyers elsewhere are expecting. Roxbury sellers who price sharp from the start are the ones avoiding that conversation.
What JREG's September read adds
JREG reported a median sale price of $670,000 in Roxbury as of September 2026, with a median of 64 days on market. Those figures cover a slightly different window than the Real Estate Data Aggregator's three-month period. Both sources point to homes that need time to find their buyer, and prices that are holding, not collapsing.
- Roxbury has more listings than a year ago, and buyers are still going under contract.
- ZIP 02119 has 7.2 months of supply, which gives buyers more leverage there.
- ZIP 02118 is tighter at 3.5 months.
- Prices are up year over year in both, but homes are taking longer to sell.
- One block can read very differently from the ZIP code around it.
Your next step
(617) 721-0961Text me your address and I will send back how your Roxbury home compares to what actually sold near you in the three months ending August 31, 2026. 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.
- JREG: Timing Your Investment Property Sale in Boston for Maximum, Sep 17, 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
- Realtor.com: September 2026 Monthly Housing Trends: Price Cuts Hit 4-Year Highs as Mortgage Rates Top 7%, Sep 30, 2026
- Realtor.com: August 2026 Rental Report: Rents Fall for 37th Straight Month as Concessions Give Renters More Leverage, Sep 17, 2026
- CNBC: Refinance demand is now half what it was a year ago, as mortgage rates rise again, Oct 7, 2026