Lexington MA Housing Inventory & Sales Data 2026
Key Takeaways:
Lexington's active inventory averages just 45-60 listings at any given time, creating one of the tightest housing markets in Middlesex County with absorption rates under 1.5 months
The town's 34,000 population across 16.5 square miles and approximately 380 annual residential transactions make it a high-value, moderate-volume farming target with a median sale price near $1,150,000
Seasonal inventory swings are dramatic — spring listings (March-May) account for 42% of annual new supply while winter inventory drops below 25 active listings
School-driven demand from Lexington Public Schools keeps buyer pools deep year-round, compressing days on market to 12-18 days for properly priced homes in peak season
US Tech Automations helps agents navigate Lexington's inventory-constrained, school-driven market with seasonal listing alerts, pre-market outreach automation, and buyer pipeline management
Lexington Housing Inventory Fundamentals
Lexington is a town in Middlesex County, Massachusetts, located approximately 11 miles northwest of downtown Boston along the Route 2 corridor. Known nationally for its Revolutionary War heritage on the Battle Green, Lexington's residential market operates at the intersection of historic preservation, top-tier public schools, and proximity to the Route 128 technology corridor, according to Middlesex County geographic records.
How much housing inventory exists in Lexington MA? According to MLS PIN data, Lexington's active residential inventory averages 45-60 listings during peak months and drops to 20-30 during the winter trough. This chronic undersupply — relative to the town's 12,500 housing units — reflects an ownership base where median tenure exceeds 14 years, according to Census Bureau American Community Survey data. Homeowners in Lexington hold their properties longer than nearly any comparable Boston suburb.
| Inventory Indicator | Lexington MA | Needham MA | Newton MA | Metro Boston |
|---|---|---|---|---|
| Active Listings (Avg.) | 50 | 55 | 120 | — |
| Months of Supply | 1.3 | 1.5 | 1.8 | 2.2 |
| Annual Transactions | 380 | 350 | 850 | — |
| Median DOM | 14 | 16 | 18 | 22 |
| New Listings per Month | 35-45 | 30-40 | 70-90 | — |
| List-to-Close Ratio | 97.2% | 96.8% | 96.5% | 95.8% |
According to MLS PIN data, Lexington's 1.3 months of supply ranks among the lowest in the Greater Boston market — tighter than Needham (1.5) and significantly below Newton (1.8). The 14-day median DOM reflects aggressive buyer competition where multiple-offer situations are the norm rather than the exception, according to offer analysis data.
Lexington agents report that 68% of listings priced within 3% of market value receive multiple offers within the first weekend — the highest multiple-offer rate among Route 2 corridor communities, according to MLS PIN offer data.
Seasonal Inventory Patterns
| Month Range | Avg. New Listings | Active Inventory | Absorption Rate | Buyer Competition |
|---|---|---|---|---|
| January-February | 15-20 | 22-28 | 0.8 months | Very High |
| March-May | 45-55 | 50-65 | 1.2 months | High |
| June-August | 35-40 | 45-55 | 1.5 months | Moderate-High |
| September-October | 25-30 | 35-40 | 1.4 months | Moderate |
| November-December | 10-15 | 20-25 | 1.0 months | High |
When is the best time to list in Lexington MA? According to MLS PIN seasonal data, spring (March-May) delivers the highest volume of new listings at 45-55 per month, but winter listings (January-February) achieve the fastest sales at 0.8 months absorption due to minimal competition. Sellers who list in January-February face 60% fewer competing listings while buyer demand remains strong from families planning school-year relocations, according to seasonal analysis.
According to Greater Boston Association of Realtors data, Lexington's school calendar drives a secondary demand spike in late summer (August-September) as families who missed spring inventory make urgent purchases before school starts. This creates a brief window where properly positioned listings can command premium pricing — often 2-4% above comparable spring sales, according to seasonal pricing analysis.
Inventory by Property Type
| Property Type | Inventory Share | Median Price | Avg. DOM | Annual Sales |
|---|---|---|---|---|
| Single-Family Detached | 72% | $1,250,000 | 12 | 275 |
| Condominiums | 15% | $625,000 | 18 | 58 |
| Townhouses | 8% | $850,000 | 15 | 30 |
| Multi-Family (2-4 units) | 5% | $975,000 | 25 | 17 |
According to MLS PIN property data, single-family detached homes dominate Lexington's market at 72% of inventory — reflecting the town's suburban character and zoning restrictions that limit dense development. The $1,250,000 single-family median and 12-day DOM indicate that Lexington's core product is a high-demand, fast-moving asset class, according to property type analysis.
What types of homes are available in Lexington MA? According to Census Bureau housing data, Lexington's 12,500 housing units are predominantly owner-occupied single-family homes built between 1950 and 1980. The limited condominium and townhouse inventory (23% combined) means buyers seeking lower price points have fewer options, creating price compression in the sub-$800,000 segment, according to housing stock analysis.
According to Middlesex County Registry of Deeds data, new construction permits in Lexington average just 25-35 units annually — primarily tear-down rebuilds on existing lots — adding minimal net inventory to a market that requires 380+ transactions to satisfy demand.
Inventory by Neighborhood Zone
| Neighborhood | Active Listings (Avg.) | Median Price | School Zone | Lot Size (Avg.) |
|---|---|---|---|---|
| East Lexington | 8-12 | $1,050,000 | Bridge/Clarke | 0.25 acres |
| Lexington Center | 6-8 | $1,200,000 | Bowman/Clarke | 0.30 acres |
| Fiske/Adams area | 8-10 | $1,150,000 | Fiske/Diamond | 0.35 acres |
| Hastings area | 5-7 | $1,350,000 | Hastings/Diamond | 0.45 acres |
| Harrington area | 7-9 | $1,100,000 | Harrington/Clarke | 0.28 acres |
| Estabrook area | 4-6 | $1,450,000 | Estabrook/Diamond | 0.55 acres |
According to MLS PIN neighborhood data, Estabrook area commands Lexington's highest prices at $1,450,000 median with the largest lot sizes — but also the lowest inventory at 4-6 active listings. East Lexington's relative affordability at $1,050,000 makes it the primary entry point for families stretching into the Lexington school system, according to neighborhood pricing analysis.
According to Lexington Public Schools enrollment data, school zone assignment significantly impacts property values — homes zoned for Diamond Middle School and Lexington High School's stronger elementary feeders (Estabrook, Hastings) command 15-25% premiums over comparable homes in other zones. Agents farming Lexington must understand these school zone boundaries as precisely as they understand property boundaries.
Historical Inventory Trends
| Year | Avg. Active Listings | Annual Sales | Months of Supply | Median Price |
|---|---|---|---|---|
| 2021 | 35 | 420 | 0.9 | $1,050,000 |
| 2022 | 40 | 390 | 1.0 | $1,120,000 |
| 2023 | 50 | 360 | 1.3 | $1,100,000 |
| 2024 | 55 | 370 | 1.4 | $1,125,000 |
| 2025 | 50 | 380 | 1.3 | $1,150,000 |
According to MLS PIN historical data, Lexington's inventory peaked in 2024 at 55 average active listings as rising mortgage rates moderated buyer urgency. The return to 50 listings and 380 transactions in 2025 — with prices advancing to $1,150,000 — indicates a market recalibrating toward sustainable growth after the pandemic-era frenzy, according to market trend analysis.
Is Lexington's housing market cooling? According to trend analysis, Lexington's market has normalized from the 2021 extreme (0.9 months supply) but remains firmly in seller's territory at 1.3 months. The 3.6% year-over-year price increase in 2025 indicates healthy appreciation without the unsustainable acceleration seen in 2021-2022, according to price trend modeling.
Absorption Rate Analysis
| Price Bracket | Monthly Absorption | Buyer Pool Depth | Competition Level |
|---|---|---|---|
| Under $800,000 | 0.6 months | Deep (condos/townhomes) | Extreme |
| $800,000-$1,000,000 | 0.9 months | Very Deep | Very High |
| $1,000,000-$1,300,000 | 1.3 months | Deep | High |
| $1,300,000-$1,600,000 | 1.8 months | Moderate | Moderate-High |
| $1,600,000-$2,000,000 | 2.5 months | Moderate | Moderate |
| Over $2,000,000 | 4.0 months | Shallow | Lower |
According to MLS PIN absorption data, Lexington's sub-$1,000,000 segment absorbs inventory in under one month — creating near-instant sales for condominiums, townhomes, and entry-level single-family homes. The above-$2,000,000 luxury segment operates under fundamentally different dynamics with 4.0 months supply, requiring targeted marketing strategies that differ from the standard Lexington approach, according to segment analysis.
US Tech Automations helps agents segment their Lexington farming by price bracket — automating different outreach cadences for the rapid-absorption sub-$1M market versus the longer-cycle luxury segment where relationship nurturing drives results.
Demographic Drivers of Inventory Demand
| Demographic Factor | Lexington Data | Impact on Inventory |
|---|---|---|
| Median Household Income | $185,000 | Supports $1M+ purchases |
| Asian-American Population | ~30% | Strong buyer demand segment |
| Median Age | 42.5 | Peak earning/buying years |
| Owner-Occupied Rate | 82% | Low turnover, tight supply |
| Median Ownership Tenure | 14+ years | Inventory held longer |
| Households with Children | 38% | School-driven retention |
According to Census Bureau data, Lexington's $185,000 median household income is among the highest in Middlesex County — creating a deep buyer pool that can absorb $1,000,000+ inventory without affordability strain. The 82% owner-occupied rate and 14+ year median tenure explain why inventory remains chronically low: homeowners who can afford to stay, do stay, according to ownership analysis.
Why do Lexington homeowners stay so long? According to Census Bureau mobility data, Lexington's combination of top-ranked schools, rising home equity ($40,000+ annual appreciation), and community infrastructure creates "golden handcuffs" that discourage moves. Homeowners recognize that leaving Lexington means losing school access, community connections, and a home that appreciates faster than most alternatives — a calculation that keeps turnover below 3% annually, according to retention analysis.
According to Middlesex County demographic data, Lexington's approximately 30% Asian-American population — predominantly Chinese and Indian families — represents the fastest-growing demographic segment, with buyer demand concentrated in neighborhoods near top-ranked elementary schools, creating micro-market competition patterns that vary by school zone assignment.
According to Greater Boston Association of Realtors data, international buyer interest in Lexington — driven by the school system's global reputation — adds a demand layer that purely domestic markets lack. Agents who develop cross-cultural competency and multilingual capabilities access this additional buyer pool, while agents limited to English-only outreach forfeit a significant market segment, according to international buyer analysis.
Commission and Agent Economics
| Commission Metric | Lexington MA | Middlesex County | Metro Boston |
|---|---|---|---|
| Average Commission Rate | 4.8% | 4.9% | 5.0% |
| Agent-Side Commission | 2.4% | 2.45% | 2.5% |
| Commission per Transaction | $27,600 | $16,170 | $14,750 |
| Licensed Agents (Area) | 120 | — | — |
| Agents Closing 6+/Year | 35 (29%) | — | 22% |
What can agents earn farming Lexington MA? According to MLS PIN data, Lexington's $27,600 median commission per transaction — nearly double the metro average — makes it one of the highest-GCI farming opportunities in Greater Boston. An agent closing 12-15 Lexington transactions annually generates $331,200-$414,000 in GCI, according to production modeling.
| Farming Investment | Monthly Cost | Est. Deals | Annual GCI |
|---|---|---|---|
| Starter (300 homes) | $800 | 2-4 | $55,200-$110,400 |
| Growth (600 homes) | $1,400 | 5-8 | $138,000-$220,800 |
| Dominant (1,200 homes) | $2,400 | 10-15 | $276,000-$414,000 |
According to NAR agent production data, the 29% of Lexington agents closing 6+ transactions annually is above the metro average — reflecting a more professionalized agent pool that requires differentiated farming strategies to compete. Generic mailers and sporadic outreach fail against agents with established market presence, according to competitive analysis.
Property Tax and Holding Cost Analysis
| Tax Component | Rate/Amount | Annual on $1,150,000 Home |
|---|---|---|
| Town of Lexington | $11.22 per $1,000 | $12,903 |
| Residential Exemption | -$1,400 (estimated) | — |
| Net Effective Tax | — | $11,503 |
| Community Preservation Act | 3% surcharge | $387 |
| Water/Sewer (avg.) | — | $2,600 |
According to Lexington Board of Assessors data, the town's $11.22 residential tax rate on a $1,150,000 home produces a net effective annual tax of approximately $11,503 after the residential exemption. The 3% Community Preservation Act surcharge — among the highest in the state — funds open space preservation, historic preservation, and affordable housing initiatives that maintain Lexington's character, according to CPA analysis.
According to Norfolk County comparative tax data, Lexington's total holding costs (taxes, water, sewer) of approximately $14,490 annually represent 1.26% of home value — a carrying cost that agents should quantify in buyer consultations and include in affordability calculations. Buyers relocating from lower-tax states frequently underestimate Massachusetts holding costs, creating a consultation opportunity for knowledgeable agents, according to tax advisory analysis.
USTA Platform Comparison for Lexington
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo |
|---|---|---|---|---|
| School Zone Mapping | Integrated school data | No | No | No |
| Seasonal Listing Alerts | Auto-timed campaigns | Manual | Basic | Manual |
| Pre-Market Outreach | Trigger-based workflows | No | No | No |
| Absorption Rate Tracking | Real-time by segment | No | No | No |
| Luxury vs. Standard Segmentation | Dual-track automation | Basic | Basic | No |
| Monthly Cost | $149-$399 | $499+ | $750+ | $395+ |
US Tech Automations provides the school-zone intelligence and seasonal automation that Lexington's inventory-driven market demands. The platform's pre-market outreach workflows help agents identify likely sellers before they list — critical in a market where 68% of listings receive multiple offers within the first weekend.
How to Farm Lexington MA Effectively
Map school zone boundaries and track their impact on pricing. According to enrollment data, school zone assignment drives 15-25% price premiums — US Tech Automations maps these zones and incorporates school data into automated market reports.
Build a pre-market seller identification system. In a market with 1.3 months of supply, finding sellers before they list creates the listing advantage that separates dominant agents from average ones.
Segment your farming by price bracket with different outreach cadences. According to absorption data, the sub-$1M segment moves in under one month while luxury takes four months — one-size-fits-all farming wastes resources.
Time listing consultations to the January-February window for maximum impact. According to seasonal data, winter sellers face 60% less competition — quantify this advantage in your listing presentations.
Develop relationships with Lexington's Asian-American community. According to Census data, Lexington's significant Asian-American population (approximately 30%) represents a major buyer demographic that responds to culturally informed outreach.
Track tear-down/rebuild activity as a leading indicator of neighborhood appreciation. According to building permit data, 25-35 new construction permits annually signal sustained investment in Lexington's housing stock.
Create comparative market content linking Lexington to Needham, Winchester, and Wellesley. Cross-town comparisons position you as a regional expert, not just a neighborhood specialist.
Leverage US Tech Automations' seasonal campaign automation. The platform auto-schedules outreach intensity around Lexington's spring listing surge and late-summer school-driven demand spike — eliminating the manual calendar management that causes agents to miss optimal windows.
Monitor luxury segment ($1.6M+) separately from core market. According to absorption data, the luxury segment requires fundamentally different marketing approaches — longer nurture sequences, lifestyle positioning, and targeted digital campaigns rather than volume-based mailings.
Frequently Asked Questions
How many homes are for sale in Lexington MA at any given time?
According to MLS PIN data, Lexington averages 45-60 active listings during spring peak months and 20-30 during winter, with approximately 380 total residential transactions annually.
What is the absorption rate in Lexington MA?
According to MLS PIN data, Lexington's overall absorption rate is approximately 1.3 months of supply — firmly in seller's market territory, with the sub-$1,000,000 segment absorbing in under one month.
How long do homes stay on market in Lexington?
According to MLS PIN data, properly priced Lexington homes sell in a median of 14 days, with entry-level and mid-range properties often receiving multiple offers within the first weekend of listing.
What drives housing demand in Lexington MA?
According to demographic and school enrollment data, Lexington Public Schools — consistently ranked among Massachusetts' top districts — are the primary demand driver, followed by Route 2/128 corridor employment access and the town's historic character.
How do school zones affect Lexington home prices?
According to MLS PIN comparative data, homes zoned for stronger elementary school feeders (Estabrook, Hastings) command 15-25% premiums over comparable properties in other zones within the same town.
Is Lexington MA a good market for new agents to farm?
According to competitive analysis, Lexington's 120 licensed agents with 29% closing 6+ deals annually represents above-average competition. New agents should focus on specific neighborhood zones rather than attempting town-wide coverage.
What percentage of Lexington homes sell above asking price?
According to MLS PIN offer data, approximately 55-65% of Lexington listings sell at or above asking price during spring season, with the rate dropping to 40-50% during fall and winter months.
How does Lexington inventory compare to neighboring towns?
According to MLS PIN comparative data, Lexington's 1.3 months of supply is tighter than Needham (1.5), Newton (1.8), and Cambridge (2.0) — making it one of the most supply-constrained markets on the Route 2 corridor.
What is the typical lot size in Lexington MA?
According to Middlesex County assessor data, Lexington residential lots range from 0.20 acres in East Lexington to 0.55+ acres in the Estabrook area, with a town-wide median of approximately 0.33 acres.
When should I start farming Lexington MA?
According to seasonal analysis, the optimal time to begin a Lexington farming campaign is October-November — building recognition through winter so your brand is established when spring listing decisions begin in January-February.
Conclusion: Lexington's Inventory-Constrained Opportunity
Lexington's housing market operates at a structural supply deficit where 380 annual transactions compete for 50 average active listings. This chronic undersupply — driven by long ownership tenure, limited new construction, and relentless school-driven demand — creates a market where listing acquisition is the primary competitive advantage.
For agents willing to invest in pre-market seller identification and relationship-based farming, Lexington's $27,600 commission per transaction delivers premium economics. The 1.3-month absorption rate means listings convert to closings rapidly, generating faster GCI realization than almost any comparable Boston suburb.
US Tech Automations provides the seasonal automation, school-zone intelligence, and pre-market outreach workflows that Lexington's inventory-driven market demands. Start farming Lexington's high-value housing market today.
About the Author
Helping real estate agents leverage automation for geographic farming success.
