Essex County Mid-Year 2021 Market Report
The real estate market in Essex County continued to boom in the first half 2021 (H1 2021), with multiple offers the norm for most properties. The COVID-inspired slowdown in the second quarter of 2020 impacted sales – which were delayed – rather than prices. Thus, while Year- on- Year (YOY) increases in sales are from an artificially low base, the increase in median prices is real.
The median SFH price in H1 2021 broke through $600,000, just a year after reaching $500,000 for the first time.
In H1 2021 only 5 of the 34 cities and towns – Amesbury, Lynn, Methuen, Haverhill and Lawrence – had a median SFH price under $500,000, while 16 had median prices above $750,000. Every town except Middleton saw double digit increases YOY, while Marblehead was the only town where the H1 2021 median SFH price was lower than in H1 2020.
Essex County Housing Market Q1 2021 Review
• The median price of Single-Family Homes (SFH) sold in Q1 2021increased 11% to $550,000 from Q1 2020, but was in line with the $555,000 in the second half of the year 2020.
• Every one of the 34 cities and towns in Essex County saw Year-on-Year (YOY) increases in the median selling price; only 6 of the 34 cities and towns recorded a median SFH price under $500,000, while 3 saw that figure exceed $1 million.
• Numbers in any Q, especially Q1, need to be treated with caution: some of the largest apparent increases in median prices occurred on a small number of sales.
• The Condo median sales price increased 9.9% to $365,000. In Boston, the median price was very similar to the levels of the last 3 years, during which time the Essex County Condo median price has increased some 20%.
Essex County Housing Market 2020 Review
The median Single Family Home (SFH) price increased 8.9% in H1 and then by 14.4% in H2, breaking decisively through the $500,000 level
Every one of the 34 cities and towns in Essex County say Year-over-Year price increases, while only 8 now have a median price below $500,000.
Essex County 2021 Property Tax Rates: Town by Town guide
Property tax rates for FY 2021 for all 34 cities and towns in Essex County have been certified. Below is a map, so that you can compare tax rates in neighboring towns, followed by the tax rates for each town the last 5 years. The first table shows the tax rates in alphabetical order, while the second lists them from low to high.
Essex County Q3 2020 Housing Market Report
The median price of SFHs sold in the first 9 months of 2020 (YTD Q3) jumped 11.8% to $532,500, comfortable breaking through the $500,000 level for the first time. Every one of the 34 cities and towns saw a Year on Year increase. Most of the sales decline occurred in the COVID-19 impacted Q2. The median Days to Offer (DTO) was just 10 days.
Essex County 2019 median home prices: a Town by Town guide
While the overall median price in Essex County was $475,000, only 12 of the 34 cities and towns had median prices below this level, while 22 had median prices above $475,000.
Essex County 2019 Housing Market Summary
The median price of the Single Family Homes (SFH) sold in the 34 cities and towns of Essex County in 2019 increased 3.9% to a new record $475,000. The pace of gain increased in H2. The median price of Condos/Townhomes sold in 2019 increased 6.7%, to $320,000.
Essex County Q3 2018 market report: Prices Continue to Increase
Through the first 9 months of the year the median SFH price increased by 5% and the median condo price to 4%, both to record highs.
Essex County Mid-Year 2018 Median Prices:Town by Town Guide
The median price of the Single Family Homes (SFH) sold in the 34 cities and towns of Essex County in the first half of 2018 increased 6% from 2017, while the median condo price increased 3.5% – in both cases to new record highs.
Essex County Mid-Year 2018 Housing Market By The Numbers
Click here to download a copy of this report.
Essex County Q1 2018 Housing Market By The Numbers
The median price of SFHs sold in the 34 cities and towns of Essex County in Q1 2018 increased from Q1 2017 but was in line with late 2017. Sales were down slightly.
The median price of the condos sold in Essex County was consistent with recent quarters, while sales dropped from a year ago.
Essex County Q1 2018 housing market: prices continue to increase
The table in this report shows the median SFH price for each town for the last three years; and the median price and sales for Q1 for 2017 and 2018. The mid-year data, which I shall publish in mid-July, will give a better feel for the market in individual cities and towns, but these numbers support the general perception that the housing market in Essex County continues to show price increases.
Town by Town 2017 SFH Median Prices in Essex County
The median price of the 6,000 plus Single Family Homes (SFH) sold in the 34 cities and towns of Essex County in 2017 increased by $31,000, or 7.6%, to a new record $440,000 compared with 2016. While the overall market reached a new high, in 14 of the towns the median price is still below the prior peak level.
Essex County 2018 Property Tax Rates: a Town by Town guide
Property tax rates for FY 2018 for all 34 cities and towns in Essex County have been announced. Below is a map (which you can download by clicking here),
so that you can compare tax rates in neighboring towns, followed by the tax rates for each town the last four years
Essex County Third Quarter 2017 Report: A Strong Market
After passing $400,000 for the first time in 2016, the median price of the Single Family Homes (SFH) sold in Essex County increased 7% in the first 9 months of 2017 to a new record of $440,000. Sales were flat, a reflection of continuing low inventory.
The median price of the condos sold in Essex County increased by 10% over 2016 to a new high of $286,250, while sales were up 11%. The condo market has seen a significant volume of new construction which, in general, occurs at higher prices, and these higher prices help to increase the median price overall.
Essex County Town by Town SFH Median Prices
This table shows median prices for the full years 2015 and 2016, and median prices and sales for the first 9 months of 2017. Note that a small number of sales can lead to price fluctuations, as in Nahant and Essex Town. In general, the larger the number of sales, the more reliable is the median price.
Essex County Housing Market: demand up, supply down
Often, the trend is more important than the actual numbers. In the case of the Essex County housing market, however, both the numbers and the trend tell the same story: supply is down and the demand is up, a recipe for higher prices.
Essex County 2016 Housing market By The Numbers
The median prices for both Single Family Homes (SFH) and Condos set new records in 2016, each rising 5%. SFH sales also set a new high, while condo sales remained well below the peak level of 2005,
Essex County Q3 2016 market: town by town
Of the 34 cities and towns, 15 are at a new high, while 19 remain below their prior peaks. Going deeper, 5 towns – Merrimac, Manchester, Lynnfield, Newburyport and Beverly – show increases of 10% or more; while 7 – Salisbury, Nahant, West Newbury, Rowley, Georgetown, Wenham and Essex – show prices 10% or more below the earlier peak.
Essex County Q3 2016 housing market: on track for new record
The median price of a Single Family Home (SFH) in the 34 cities and towns of Essex County rose 4% to $420,000 in the third quarter and was also up 4% to $410,000 for the first three quarters. The market is clearly on track to break the 2005 peak of $394,400.
Essex County Mid-Year 2016 Review:steady progress, low supply
The median SFH price increased nearly 4% to a new high for the first half of the year of $400,000, the first time we have seen a six month median price reach that level. The median condo price also increased 4% to a new high of $259,000.
Essex County Q1 2016 Housing Market by the Numbers
Sales of SFHs increased sharply from the levels of the last few years and were back to levels last seen in 2005. Condo sales were also well up, although they remain well below the levels of 2004-2007. The median prices for both SFHs and condos edged down slightly
Essex County 2015 Housing Market Review
The SFH market in Essex County continued its recovery in 2015, with the median price increasing by 3% and sales by 10%. Both numbers are just below their prior peaks.
Essex County Mid-Year 2015 Housing Review
In the first half of 2015 the median price of a Single Family Home (SFH) increased slightly, while sales were basically flat, despite the low inventory. Distressed sales – foreclosures and short sales – were steady year on year, but are way down from the levels of 2010-2012.
First Quarter Housing Market Reports
In the world of small numbers it is necessary to be cautious about drawing too many conclusions. That is why, for example, I am not including percentage changes for the tables below. The message I take from these numbers is that, in general, the market continues to progress in an orderly manner.
Essex County 2014 Housing Review
Condo prices set a new record in 2014, while SFH prices recovered to within 4% of the prior peak.
Essex County Third Quarter Review
SFH prices are closing in on peak levels while condos are likely to set a new record in 2014.
Essex County 2013 Housing Review and 2014 Outlook
In 2013 the median price of a Single Family Home (SFH) in Essex Country increased 6% to a level just 6% below the peak of 2005, while sales continued the strong recovery of the last two years, and were 9% below 2004’s peak.
Essex County 2013 Condo Review and 2014 Outlook
The condo market in Essex County did not experience a big crash, with prices falling just 14% from their 2005 peak to 2009 low. Since then prices have recovered steadily and in 2013 were just 2% below peak levels. Sales, however, remain well below peak levels.
Andrew Oliver is a Realtor with Harborside Sotheby’s International Realty in Marblehead, MA.
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