Published October 11, 2026 in Market Update

Westford has more new listings, but even less room to wait

By Patrick & Alana Scanlon

Real estate, DOTW : Westford

These numbers cover the three months ending August 31, 2026. The Real Estate Data Aggregator counted 83 new listings in ZIP 01886. That is up 10.7% from the same stretch last year. But only 29 homes were actually for sale at any one time. Supply fell 40.8% from a year ago. More homes came on, and buyers took them just as fast.

One month of supply means buyers have almost no room to wait. Nationally, Realtor.com reported active listings topped 1.16 million homes in September 2026. Westford is not following that trend. Here, inventory shrank while sales climbed.

Homes are selling fast, and mostly over asking

The Real Estate Data Aggregator put the median days on market at 21 days, unchanged from a year ago. That sounds calm. But look closer: 56.8% of homes went under contract within two weeks of listing, up 10.6 points from last year. More than half of all homes are gone before most buyers even get a second showing.

The Real Estate Data Aggregator also found that 51.1% of homes sold above list price, up 2.5 points from a year ago. The average sale came in at 101.1% of list. That ratio slipped just 0.1 points from last year, so sellers are still holding most of their ground.

The median price dipped, and that is worth understanding

The Real Estate Data Aggregator put the median sale price at $863,064, down 8.3% from the same three months in 2025. That is a real drop. It does not mean every home lost value. It can reflect what type of homes sold, not just what buyers paid. Still, if you are pricing a home right now, that number deserves attention.

Nationally, the Federal Housing Finance Agency reported U.S. house prices rose 2.6% from July 2025 to July 2026. Westford's local median moved the other direction over the same general window. Local and national numbers do not always move together, and this is a good example of why.

Rates are making buyers think twice, but Westford buyers are still moving

Realtor.com reported the 30-year fixed rate climbed to 7.40% as of October 8, 2026, the highest in 35 months. CNBC put the average contract rate for conforming loans even higher, at 7.49% as of October 7, 2026. CNBC also reported that applications to purchase a home fell 15% compared with the same week a year ago, nationally.

Westford's pending sales tell a different story locally. The Real Estate Data Aggregator counted 88 pending sales in the three months ending August 31, 2026, up 35.4% from a year ago. Buyers here are still moving, even with rates where they are. (That does not mean rates do not sting. It means demand in this ZIP code is absorbing the pressure so far.)

What this means if you own a home in Westford

Supply is thin. Buyers are active. More than half of homes are going above list. Those are real advantages for sellers. At the same time, the median price is down 8.3% year over year, and rates are near 7.40% (Realtor.com). Pricing carefully matters more, not less, when the market is moving this fast.

One more thing. ZIP 01886 covers a lot of ground. A home on one street can read very differently from the ZIP code average. A single block, a school line, a lot size, a septic versus sewer situation: any of those can shift the number. The ZIP code tells you the direction. Your address tells you the distance.