Is Summer the Best Time to Buy or Sell a Home in Massachusetts & New Hampshire?

If you’ve been following the national real estate headlines lately, you might be wondering if the market is slowing down, crashing, or simply standing still.

The truth?

It depends where you live.

Here in Massachusetts and New Hampshire, our market is telling a very different story than many of the headlines you’ll see on national news.

In Episode 2 of The Upside/Downside Real Estate Report & Podcast, I break down exactly what’s happening in our local market, what buyers and sellers should be paying attention to right now, and answer a listener question about one of the hottest topics in real estate today: AI-generated listing photos.

Whether you’re planning to move this year, next year, or simply love keeping up with the market, here’s what you need to know.

Summer 2026 Market Update: The Upside & Downside

One of my favorite things about this report is that there are always two sides to every market.

There isn’t a “good” market or a “bad” market.

There’s simply a market that rewards different strategies.

Let’s dive in.

The Upside for Home Sellers

Every July, something funny happens across New England.

It feels like everyone disappears.

Families are on vacation.
Schools are out.
People are traveling.
Email inboxes fill up with “Out of Office” replies.

While that might sound like a difficult time to sell…

It’s actually one of the most overlooked opportunities for sellers.

Why?

There are simply fewer homes competing for buyers’ attention.

Less competition means your home has a greater chance to stand out.

The catch?

There are also fewer buyers actively shopping.

Instead of expecting twenty offers like we saw during the pandemic, today’s sellers need something much more valuable:

A strategy.

Today’s Sellers Need More Than a Sign in the Yard

The market from 2020–2022 was unique.

Many sellers could price aggressively and still receive multiple offers.

That’s no longer today’s reality.

Recent data shows:

  • Nearly 80% of sellers expect to receive their full asking price
  • Yet only about 62% actually do

Pricing correctly, preparing your home properly, and creating buyer excitement matters more than ever.

That’s exactly why I created my Seller Mastery Program®.

It isn’t just marketing.

It’s a complete selling system designed to maximize your home’s value through strategic preparation, professional presentation, digital marketing, negotiation, and transaction management from start to finish.

Because today’s market doesn’t reward luck.

It rewards preparation.

The Upside for Home Buyers

If you’re a buyer whose biggest concern is…

“Can I get a better price?”

Then summer may actually be your season.

Historically throughout New England, July and early August often provide buyers with some of the year’s best opportunities.

Why?

  • Less competition
  • Fewer bidding wars
  • More negotiating power
  • Sellers who are motivated to keep their move on schedule

While inventory is still limited compared to historical norms, buyers willing to shop during the summer slowdown often find themselves in a much stronger negotiating position than during the busy spring market.

What About Mortgage Rates?

Mortgage rates have remained relatively steady, generally hovering between 6% and 6.5%.

While many buyers continue waiting for rates to fall dramatically, the reality is simple:

Life doesn’t wait for interest rates.

Growing families.
Job relocations.
Retirement.
Marriage.
Divorce.
New babies.

People move because life changes.

The good news?

Not every lender offers the same financing options.

Shopping multiple lenders—not just accepting the first pre-approval you receive—can sometimes save thousands over the life of your loan.

National Headlines vs. What’s Really Happening in New England

One of the biggest mistakes consumers make is assuming national real estate news applies equally everywhere.

It doesn’t.

Here’s what we’re actually seeing:

National Market

  • Existing home sales remain relatively flat
  • Inventory growth has slowed
  • Average days on market: approximately 52 days

Northeast

Inventory is actually increasing.

New Hampshire

  • Inventory up approximately 17% year over year
  • Average days on market: 34 days

Massachusetts

  • Inventory up approximately 6% year over year
  • Average days on market: 29 days

Location matters.

A beautifully updated home near Greater Boston will behave very differently than a rural property hours away.

That’s why local expertise always beats national headlines.

When Is the Best Time to Buy or Sell?

One question I hear constantly:

“When should I list my home?”

Here’s the short answer.

Best Time for Sellers

If maximizing exposure is your goal:

  • Spring remains incredibly strong.
  • Late August through early October can also be excellent before the holiday slowdown begins.

However…

More sellers also choose those seasons.

Which means…

More competition.

Best Time for Buyers

If your goal is:

✔ Better pricing

✔ Less competition

✔ More negotiating opportunities

Then consider shopping:

  • Mid-summer
  • Late fall
  • Holiday season

If your goal is simply the largest selection of homes?

Spring is still king.

There isn’t one perfect season.

There is only the right strategy for the season you’re buying or selling in.

Why Strategy Matters More Than Timing

Whether you’re buying or selling, the biggest advantage isn’t the month on the calendar.

It’s having a plan.

That’s why I developed both of my trademarked programs:

Seller Mastery Program®

A complete system built to help sellers maximize value while reducing stress from preparation through closing.

Buyer Mastery Program®

A strategic approach designed to help buyers purchase the right home confidently, often in three written offers or fewer by focusing on preparation, education, market analysis, and negotiation before writing an offer.

The market changes.

The strategy should change with it.

Viewer Mail: Can REALTORS® Use AI to Edit Listing Photos?

One of my favorite additions to the podcast is our new Viewer Mail segment.

This month’s question asked:

Can real estate agents legally use AI to alter listing photos?

The short answer is:

Yes—but with important ethical considerations.

MLS rules generally allow AI-enhanced or virtually staged photos when appropriately disclosed.

The challenge is that many of those disclosures appear inside the MLS where consumers never actually see them.

Personally?

I believe buyers deserve transparency.

Professional photography should absolutely showcase a home’s best features.

But creating unrealistic expectations ultimately hurts everyone.

When buyers arrive expecting one home and see something completely different, trust disappears.

That’s why I strongly prefer:

  • Professional staging whenever possible
  • Honest photography
  • Accurate marketing
  • Setting expectations that the home meets—or exceeds—when buyers walk through the front door

Real estate is built on trust.

Every marketing decision should reinforce that.

What We Can—and Can’t—Control

Every market comes with uncertainty.

We can’t control:

  • Mortgage rates
  • Inflation
  • The economy
  • World events

What we can control is our preparation, our pricing, our negotiation strategy, and the professionals we choose to guide us.

That’s where experience matters.

Watch or Listen Wherever You Enjoy Podcasts

Want the full conversation?

The complete episode includes additional market insights, buyer and seller advice, and the full discussion on AI in real estate marketing.

🎧 Listen on your favorite podcast platform:

  • Apple Podcasts
  • Spotify
  • iHeartRadio
  • YouTube
  • Or wherever you enjoy podcasts

Prefer video?

Watch the full episode on YouTube where I break down the market with charts, local insights, and practical advice for buyers and sellers throughout Massachusetts and New Hampshire.

Let’s Connect

If you’re thinking about buying, selling, building new construction, or simply want a strategy conversation, I’d love to help.

📍 Serving Massachusetts & New Hampshire

Follow me for weekly market updates, home tours, behind-the-scenes content, and practical real estate advice:

  • YouTube: @SellYourHouseWithSteph
  • Instagram: @SellYourHouseWithSteph
  • Facebook: Sell Your House With Steph
  • TikTok: @SellYourHouseWithSteph
  • Threads: @SellYourHouseWithSteph
  • X: @TeamBostonHomes

You can also explore my Seller Mastery Program®, Buyer Mastery Program®, featured listings, community guides, and market resources anytime at www.sellyourhousewithsteph.com.

Whether you’re moving next month or simply planning for the future, having a strategy starts long before the moving truck arrives.

Thanks for reading—and I’ll see you in the next episode of The Upside/Downside Real Estate Report!

Looking for Podcast? Visit my hub here and listen or watch on your favorite platform: https://theupsidedownsiderealestatereportwithstephsaunders.riverside.com/

See you next time!

Steph