68. Marshfield’s Million-Dollar December: Sellers in the Driver’s Seat

December kept Marshfield firmly in seller territory, but the picture is more nuanced than “everything sells instantly”.  With just 1.19 months of inventory, the RPR index still flags a clear seller’s market, even as conditions eased slightly from November’s ultra-tight levels. 


On the pricing side, the story was strength at the higher end.  For single-family homes, 25 properties closed in December with a median sale price of about $985,000 and an average sale price just over $1.02M. Sellers, on average, achieved 102% of list price and 100% of original list price, meaning buyers are still paying at or above asking when a home is positioned correctly. 


A quick look at the sold sheet shows a long run of deals north of $1M, with nearly half of all December sales closing above that mark. 


Speed is another key theme.  The median days on market was just 20 days, with a median of 8 days to offer—essentially one solid weekend of showings before serious buyers step up. 


The RPR snapshot echoes this, showing a median “days in RPR” of only 12 days and a median sold price of $882,500 for all residential types, up 14.6% month-over-month. 


The chart on page 4 of the RPR report makes it crystal clear: even as active listings dipped into the single digits for December, sales volume stayed robust, with closings continuing to outpace new inventory.


Inventory is the pressure point.  The MLS survey shows just four single-family homes actively listed in December, with a median asking price around $1.125M and average days on market of 61 days—a sign that what’s sitting is mainly the upper-end or mis-positioned product. 


At the same time, three properties were under agreement with a median list price of $790,000 and extremely long marketing times, reflecting earlier pricing decisions that finally met the market. 


Even in a hot market, pricing discipline matters.  Six listings required price reductions in December, with an average total cut of about 20.6%, or roughly $194,000.  Most of that pain was felt in the luxury bracket, where several million-plus homes had to be repositioned before finding the right buyers. 


Expired listings tell a similar story: seven properties aged off the market with an average of 90 days on market and a median asking price of $849,000—proof that simply “testing the waters” at an aspirational number is risky, even when buyers are active. 


Zooming out, RPR pegs Marshfield’s median estimated property value at about $844,430, up nearly 12% year-over-year, despite a tiny month-to-month dip. #SouthShoreMAHomes #BostonSouthShoreRealEstate #SouthShoreRealtor #jimaldred #kwsignaturepropertiesma #sellingsouthietosagamore #southshorerealestate #pinkdoorproperties #pinkdoorpodcast #marshfield #02050 #marshfieldrealEstate #decembermarketupdate


Jim Aldred is a Realtor serving Boston's South Shore and can be contacted via his Links below.
https://linktr.ee/SellingSouthieToSag...
www.KWMASS.com

Email me at JimAldredRealtor@yahoo.com


cell: 339-987-0382


PODCAST INTRO


"Werq" Kevin MacLeod (incompetech.com)
Licensed under Creative Commons: By Attribution 4.0 License
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PODCAST OUTRO


LURKING SLOTH


By: Alexander Nakarada