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Mike Hughes
Residential & Luxury Real Estate | Serving Greater Boston
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Hi there,
Seeking stability. Interest rates have been hovering in the 6.5% range, and (other than news media and clickbait sites), buyers appear to have accepted this range as the new norm. Price reductions continue to dominate most areas with a reasonable flow of new inventory. Similarly, educated sellers are aware of the market shift toward a more balanced market (critical point ... still not a buyer's market).
While motivated buyers and sellers continue to test a pricing balance, I hope you've had time to enjoy getaways to the Cape and NH. It's hard to believe that "back to school" ads are already creeping onto the TV. In about two weeks we'll be moving Eden (our daughter) into her new place in Salt Lake City as she begins life as a college student ... wish us luck!
As always, let me know if you ever need anything.
Best regards,
Mike
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Trivia - Answer at the Bottom
Newton, MA is home to one of Greater Boston's most beloved real estate nicknames: 'The Garden City.' But did you know this same Newton inspired the name of a famous snack found in kitchens across America? What popular cookie was named after our very own Newton, Massachusetts?
Hint: Think soft, chewy, and filled with fruit... you have probably dunked one in milk at some point in your life!
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August 2026 Market Update
Greater Boston - Middlesex, Norfolk, Suffolk & Essex Counties
Single-Family Homes
Across Newton, Waltham, and Watertown, the average home price stands at $1,191,755 with homes averaging 29 days on market, and pending sales of 1,125 are currently outpacing active listings of 1,008 : visit our website to see what these numbers mean for your home's value today.
| Average Sale Price |
$1,191,755 |
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| Number Pending |
1125 |
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| Number of Closings |
2862 |
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| Active Listings |
1008 |
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| Average Days on Market |
29 |
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| Inventory vs. Last Year |
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Area Market Survey, Start Date: 5/1/2026, End Date: 8/1/2026, Towns: Watertown, Acton, Arl
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August 2026 Community Spotlight
Watertown
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Photo: IFCAR / Public domain (via Wikimedia Commons)
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Watertown, Massachusetts sits just west of Boston and carries more than 390 years of New England history within a walkable, urban-suburban grid. Founded in 1630, the city is home to one of the largest Armenian diaspora communities in the country, a thriving arts corridor along Arsenal Street, the Charles River path, and a dining scene that draws visitors from across Greater Boston. Whether you are exploring cultural landmarks, enjoying riverside green space, or discovering a growing roster of chef-driven restaurants, Watertown offers a richly layered community worth calling home. Ready to explore what is available? Visit our website to learn more.
Read the full Watertown community spotlight →
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Single-Family Homes
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| Avg Sale Price |
$1,246,111 |
Sold: 18 | DOM: 21 |
| Active - Avg List |
$1,463,211 |
Active: 9 | DOM: 40 |
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Multi-Family Homes
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| Avg Sale Price |
$1,279,214 |
Sold: 14 | DOM: 19 |
| Active - Avg List |
$1,516,557 |
Active: 14 | DOM: 39 |
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Condominiums
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| Avg Sale Price |
$755,820 |
Sold: 74 | DOM: 42 |
| Active - Avg List |
$815,548 |
Active: 23 | DOM: 48 |
Source: Area Market Survey, Start Date: 5/1/2026, End Date: 8/1/2026, Towns: Watertown, Acton, Arl
* DOM = Days on Market
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Notable Places
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What to See
Armenian Museum of America
Located right in Watertown Square at 65 Main Street, the Armenian Museum of America holds the largest collection of Armenian artifacts in the diaspora... more than 25,000 objects spanning ancient coins, medieval illuminations, inscribed rugs, and textiles that document 3,000 years of history. It also serves as a gallery for contemporary Armenian artists and a center for ongoing community education.
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What to Eat
Branch Line
Tucked inside the historic Watertown Arsenal at 321 Arsenal Street, Branch Line is a neighborhood rotisserie and wood-fired grill housed in a landmark building on the National Register of Historic Places : its red brick Federal-style façade is as inviting as the menu. Open seven days a week for dinner plus Friday lunch and weekend brunch, the restaurant pairs slow-roasted meats and seasonal vegetables with a curated selection of craft beers, coastal European wines, and cocktails on a year-round heated patio.
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August 2026 Mortgage Update
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30 Year Fixed Rate*
6.66%
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15 Year Fixed Rate*
6.04%
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*Source: Freddie Mac Primary Mortgage Market Survey, week of July 30, 2026
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Planning to purchase your first, next, or second home? Get in touch with our trusted lender, Jason Evans. He's available to discuss available options for your unique situation. His firm also handles refinancing and home equity lines, so consider him your mortgage resource.
Jason Evans
Mortgage Professional
Rate
C: 315-569-7338
[email protected] |
Loan Officer Website
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Luxury Market Update
The luxury market is generally defined as the top 10% of all home sales by price in a given area.
The Institute for Luxury Home Marketing's September 2025 North American report shows the luxury market has matured into a new phase of stability and discernment: single-family luxury home inventory rose by just under 14% year-over-year, new listings climbed 10.2%, and sales jumped 15.2%, confirming that buyer demand remains strong even as choices expand. Single-family estates continue to hold strong with modest gains, while the attached condo and townhome segment is moving at a slower, more deliberate pace. Across Greater Boston's inner suburbs, where luxury single-family homes compete in a supply-constrained environment, these national trends underscore the importance of precise pricing and strategic positioning to capture today's selective, lifestyle-driven buyer.
Source: Institute for Luxury Home Marketing, September/October 2025 (luxuryhomemarketing.com, published October 23, 2025)
Current National Luxury Market Report
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Worth a Read
Watertown, Massachusetts: A Community Spotlight on Greater Boston
Explore Watertown, MA real estate: a vibrant inner-ring Boston suburb with Charles River trails, a booming biotech scene, and a competitive housing market.
Read the full post →
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Looking for Something Fun
Around Town - September 2026 Events
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Charles River Jazz Festival 2026
The 6th Annual Charles River Jazz Festival, presented by the Boston Jazz Foundation, takes place Saturday, August 8, 2026, from 12:00 PM to 8:30 PM at the Hatch Memorial Shell (47 David G. Mugar Way, Boston | Suffolk County) | admission is FREE and the day features nationally recognized and local Boston jazz artists, food vendors, local art, and a Next Gen Stage spotlighting emerging musicians from Berklee College of Music and the New England Conservatory.
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55th Chinatown August Moon Festival
Boston's Chinatown comes alive on Sunday, August 9, 2026, from 10:00 AM to 5:00 PM for the 55th annual August Moon Festival, organized by the Chinese Consolidated Benevolent Association of New England (Suffolk County) | enjoy free lion dances, Asian folk dance performances, Chinese opera, and vendor tables lining Harrison Ave. and surrounding streets.
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Know Someone Thinking About Buying or Selling?
I'd love the introduction. A quick call or text with their name is all it takes - I'll take it from there.
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Quick Links
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Trivia Answer
The Answer: The Fig Newton!
The Fig Newton cookie was named after Newton, Massachusetts. It was created by the Kennedy Biscuit Company (later Nabisco), which had a practice of naming its products after towns in the Greater Boston area.
Source: Bigelow Oil & Energy | History of Newton: 13 Villages, One Community (bigelowenergy.com) | Citing the Kennedy Biscuit Company / Nabisco naming tradition
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As a Certified Residential Specialist (CRS), I'm among the top 4% of agents nationally - advanced training in marketing, technology & negotiation.
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