Market Timing Q2 2026

Market Timing Q2 2026 for condominium, single family, and multi-family homes sold in Arlington, Belmont, Cambridge, Medford, and Somerville, MA showing historical trends since 1999.

Market Timing Q2 2026

The charts below show the Average Days To Offer (DTO) for Condominium homes sold from 1999 through Q2 2026 (as of June 30, 2026) in Arlington, Belmont, Cambridge, Medford, and Somerville MA. For perspective, the highest and lowest average days to offer are indicated for reference as well.

For a home seller, the goal is to achieve the shortest market timing because it typically yields higher and stronger offers due to high demend. The opposite is true for a home buyer. When a home is listed for a longer period of time, a home buyer will hope to negotiate the sale price with the home seller.

Average Days To Offer (DTO): Condominium

From 2014 to 2018 the average days to offer for condominiums were among the shortest market timing on record since 1999. A sharp increase in average days to offer occurred in 2024 and most likely due to a rapid increase in the mortgage interest rates. The average days to offer for condominium in Arlington, Belmont, Cambridge, Medford, and Somerville MA is 26 to 38 days.

AVEREAGE DTO: CONDOMINIUM	ARLINGTON	BELMONT	CAMBRIDGE	SOMERVILLE	MEDFORD
Year-End 2025:	20 Days	27 Days	33 Days	29 Days	27 Days
YTD 6-30-2026:	26 Days	39 Days	38 Days	29 Days	38 Days
2025 ~ YTD 2026:	+ 6 Days	+ 12 Days	+ 5 Days	No Change	+ 11 Days

Average Days To Offer (DTO): Single Family

From 2020 to 2022 the average days to offer for single family homes were the shortest market timing on record since 1999. During these years many home buyers needed extra room in order to work and study from home during the pandemic. Average days to offer for a single family home in Arlington MA is 11 days. In Belmont, Cambridge, Medford, and Somerville MA the average is 19 to 33 days.

AVERAGE DTO: SINGLE FAMILY	ARLINGTON	BELMONT	CAMBRIDGE	SOMERVILLE	MEDFORD
Year-End 2025:	16 Days	24 Days	31 Days	32 Days	18 Days
YTD 6-30-2026:	11 Days	20 Days	24 Days	33 Days	19 Days
2025 ~ YTD 2026:	- 5 Days	- 4 Days	- 7 Days	+ 1 Day	+ 1 Day

Average Days To Offer (DTO): Multi-Family

Average days to offer for multi-family homes vary greatly due to additional factors such as rental income, liability insurance, maintenance, and carrying costs. During the economic crisis in 2008 the average days to offer for multi-family homes was among the highest on record; however, they rapidly declined as soon as capital became more easily accessible in 2011. The average days to offer for multi-family in Arlington, Belmont, and Medford is 11 to 16 days. In Cambridge and Somerville the average range is 32 to 42 days.

AVERAGE DTO: MULTI-FAMILY	ARLINGTON	BELMONT	CAMBRIDGE	SOMERVILLE	MEDFORD
Year-End 2025:	16 Days	18 Days	31 Days	25 Days	20 Days
YTD 6-30-2026:	11 Days	15 Days	42 Days	32 Days	16 Days
2025 ~ YTD 2026:	- 5 Days	- 3 Days	+ 11 Days	+ 7 Days	- 4 Days

Market Timing 2026

Days To Offer vs. Days On Market

There are two terms often referenced in residential real estate with respect to market timing; however, they represent two very different time frames:

Days To Offer “DTO”

The term “days to offer” (DTO) refers to the number of days from the original listing date until the date upon which a seller accepts a buyer’s offer to purchase. This represents the most accurate measurement of market speed because it shows the buyer’s true sense of urgency.

Days On Market “DOM”

“Days on market” (DOM) is a term used to measure number of days from the original list date to the date a property is “under agreement”. This status code used in the MLS (multiple listing service) is highly subjective and used inconsistently; therefore, “days to offer” is the most reliable measurement for market timing.