David Bates, Realtor at William Raveis Real Estate

03/10/2026

You might think the most important moment in a listing’s life is the closing. It isn’t.

It’s the first few days after it hits the market.

That’s when demand is highest—when buyers who haven’t yet found what they’re looking for come out at warp speed to see the new listing.

These buyers have seen a lot of property. They know what they want and what they typically get—and don’t get—for the money.

So when they tour a new listing, their fingers are already on the offer trigger.

Then their perfect home comes to market and—kapow!—the buyer who had been hoping to throw in lowballs at mundane properties is suddenly chomping at the bit to submit a ridiculous over-ask.

Today, however, at least one big brokerage wants to restrict a portion of its new sales inventory from coming to the market at large at the get-go.

How might inhibiting a listing from reaching the widest possible audience impact its final sales price? My experience tells me: maybe significantly.

Back in the day, I wrote a weekly column for Curbed Boston, a popular real-estate blog. At the time, the Hub was overflowing with over-ask offers, and I had heard of a Cambridge single-family that sold a million pre-inflation dollars over the ask. So I contacted the listing agent and asked how many total offers he had received.

Surprisingly, he answered: “Two.”

So you can see—all you need are two exceptionally qualified buyers to blast an offer into the stratosphere faster than liquid hydrogen.

I know when I talk of yesteryear it sounds like I’m saying I used to walk four miles through the snow to get to the log-cabin elementary school I attended. But check out the following, more recent million-dollar over-asks.

In the last ten years, MLS—the most widely distributed listings platform in the Hub—reveals the details of nine more Cambridge single-families that sold at least one million buckaroos over asking. One even sold for $2 million over ask.

Those sales had two key qualities.

One, they found buyers immediately, when the listings were new to the market.

And two, no buyer’s agent was responsible for more than one million-over-ask sale.

I’m not privy to the offer situations behind all these seven-figure premiums paid. But consider this: what if there was even one situation with only two competing buyers—and instead of marketing the property at large, the listing company had restricted the marketing in such a way that the second buyer and buyer’s agent didn’t even know the property was available for sale?

How much might that have cost the home seller?

You don’t need a million-dollar over-ask offer for this policy to affect your home sale. Any program that lowers exposure and demand can reduce buyers, showings—and the final sale price.

02/16/2026

Are Boston’s Million-Dollar Condo Buyers Choosing the Suburbs Over the City?

My latest breakdown reveals an unusual trend.

In 2021, Boston sold 1,372 condos for over a million dollars.

Four years later? Just 1,091 sales.

So despite inflation and appreciating prices, the city sold 20% fewer high-end condos.

Higher interest rates might be the easy explanation.

But if that’s the reason, why did million-dollar condo sales in Middlesex County jump 33% over the same period?

In 2025, Arlington — located in Middlesex — nearly doubled its 2021 total. Waltham, also in Middlesex, more than tripled 2021.

At higher condo price points, Middlesex’s rise was more impressive.

While 2025 saw 33% more $1+ million condo sales, Middlesex also recorded 79% more $1.5+ million sales — and three times as many $2+ million sales.

Newton, the suburban king of high-end condo growth, 11X’d its $2+ million sales — going from three to thirty-three. Last year, a Ledgebrook townhouse in Newton nearly broke $3 million, settling at $2,985,000.

What gives? Why are elite suburban condo sales rising while city sales taper?

The question begs a closer look. But certainly, what you get for the money plays a role.

In a time when home offices and flex space are prized, my survey for sale Boston condos priced of $1–$2 million showed that only 26% offered at least 1,500 square feet of living space.

In Middlesex County, 79% did.

And parking? About one in five of those Boston condos had at least two spaces.
In Middlesex, more than three in five did.

Of course, if doesn’t hurt that condo fees in Middlesex average roughly $500 less per month than comparable Boston inventory. But that alone isn’t the full explanation.

Are traditional city buyers choosing suburban life instead? Are more downsizing sellers staying local?

Possibly.

In many Middlesex towns, newly constructed single-family homes are scarce — and wicked expensive.

Meanwhile, many elite-tier condos there are newly built townhouses, a.k.a. “attached” single families.

They live like singles.

But sell at a discount to newly constructed detached homes.

02/09/2023

It was late at night and I was scouring some recent sales when I noticed something strange.

I was reviewing Boston's luxury sales for Q4 when I noticed something strange, that a "Stephen King" was associated with one of the most expensive sales of t...

01/23/2022

Get answers to your questions about home equity lines of credit (HELOCs) with this guide:

Assessing your personal finances can help you learn whether a HELOC is a good idea. Learn the factors that impact when home equity lines of credit make sense.

01/20/2022

Tackle these important chores before moving day to lessen the chance of hassles.

Preparedness can help make your move go smoothly.

01/17/2022

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01/15/2022

Spending a few hundred dollars on a home inspection before you buy could save you thousands of dollars in the long run.

No matter what type of property you're buying, you need a home inspection. It could be the one thing standing between you and a major financial catastrophe.

01/12/2022

From water pressure to lighting, here are some things you can do to refresh your shower without spending a lot of time or money.

It’s time to fix all of your peskiest problems, from clogged drains to harsh lighting

01/09/2022

There are a number of ways to use your home's equity to pay for things you need. Learn more:

Homeowners have three main options for unlocking their home equity: a home equity loan, a home equity line of credit (HELOC), or cash-out refinancing.

01/06/2022

Home equity is a big benefit of homeownership, so try these five ways to raise your stake in your property.

It can be a powerful financial tool.