Average Cost of a Home in Waltham, MA: A 2026 Guide

If you are looking at homes just 11 miles west of downtown Boston, you have probably realized that Waltham—known locally as the "Watch City"—is a unique animal. It sits right in that sweet spot where urban convenience meets suburban comfort. You have the Charles River running through town, two major universities in Brandeis and Bentley, and a restaurant scene on Moody Street that rivals neighborhoods in the city proper.

But if you are planning a move here in early 2026, you likely have one big question: what does it actually cost to get the keys? While you might see a median price hovering around $800,000, that number only tells half the story. The price tag changes drastically depending on whether you are looking for a condo near the Commuter Rail or a colonial in the northern highlands.

In this guide, we are going to break down the real numbers - from sales prices and property taxes to the hidden monthly costs that don't show up on the listing sheet. Let’s figure out if Waltham fits your budget.

To understand pricing, you first have to understand the temperature of the room. As of early 2026, Waltham remains a Seller's Market. Inventory is tight, and good properties move fast—typically in about 35 days.

One thing that often confuses buyers is the gap between what sellers ask for and what homes actually sell for. Right now, the median sold price sits at approximately $790,000. However, if you are browsing listings, you might see asking prices for single-family homes pushing well over $1M.

This happens because the "sold" data includes everything from small condos to luxury estates. Meanwhile, the single-family inventory currently on the market is skewing toward the higher end. Prices have risen roughly 4.8% over the last year, so if you are waiting for a dip, you might just be waiting for a higher price tag.

"Average" is a tricky word in real estate because a two-bedroom condo and a four-bedroom colonial are completely different financial commitments. To give you a clearer picture, let’s break the market down by property type.

Single-Family Homes: This is the most competitive and expensive category. If you are looking for an updated single-family home with decent yard space, you should budget between $900,000 and $1.2M. You can find options for less, but they usually require significant renovation work.

Condominiums: Condos offer a much more accessible entry point into the Waltham market. The median price here is around $725,000. If you are willing to look at older converted multi-families or smaller units, you can still find properties in the $500,000 to $600,000 range, though they go quickly.

Multi-Family Homes: These are incredibly popular in Waltham, both for investors and for owner-occupants who want a tenant to help pay the mortgage. Because the rental demand from university students and young professionals is so high, bidding wars often push these prices over the $750,000 to $900,000 mark, depending on the condition and location.

You might see two homes with the same square footage listed for prices that are $200,000 apart. Why does that happen? In Waltham, it usually comes down to three things: location, transit, and condition.

Location & Neighborhoods: North Waltham generally commands higher prices. The lots are often larger, and the streets feel more like a quiet suburb. Areas like The Lanes are highly sought after for their character. Conversely, neighborhoods closer to the South Side or Bank Square might offer more affordability, though they are much denser and busier.

Proximity to Transit: If a home is within walking distance of the Commuter Rail stations at Carter Street or Moody Street, expect to pay a premium. Commuters place a high value on being able to leave the car at home, and that convenience shows up in the listing price.

Condition & Style: The housing stock here is diverse. A "turn-key" renovated colonial will always top the market. However, there are still plenty of older Capes and split-levels that haven't been updated in decades. If you are handy, these fixer-uppers are your best chance to buy below market value.

Here is some good news for your monthly payment: Waltham is known for having a commercial tax base that helps subsidize residential taxes. This keeps rates lower than many neighboring towns.

For Fiscal Year 2026, the residential tax rate is $10.32 per $1,000 of assessed value. But the real headline here is the Residential Exemption.

Waltham offers a generous residential exemption of up to 35% of the average assessed value of all residential parcels. This is a massive benefit for owner-occupants. If you live in the property as your primary residence, your actual tax bill could be significantly lower than the headline rate suggests. It is one of the biggest financial perks of living here versus a town that doesn't offer this exemption.

The mortgage and taxes are the big numbers, but you need to budget for the rest of the housing overhead to avoid surprises.

Homeowners Insurance: For a standard single-family home, insurance generally ranges from $1,200 to $2,000 per year. This can fluctuate based on coverage levels and location. Be sure to check the flood maps if you are looking at properties near the Charles River, as flood insurance would be an additional cost.

HOA Fees: If you are buying a condo, pay close attention to the monthly HOA fee. In Waltham, these typically range from $300 to $800 per month. That might sound high, but keep in mind that in older brick buildings, this fee often includes heat and hot water. In newer luxury buildings, you are paying for amenities like elevators and gyms.

Utilities: Don't forget to ask how the home is heated. Many older homes in the area still run on heating oil, which can be pricier in the winter months compared to natural gas.

When you look at the map, Waltham sits right in the middle of some very different markets. Comparing the costs helps explain why so many people land here.

Let’s translate all these data points into real-world expectations. Here is what your budget gets you in the current market.

Waltham remains a strong investment, largely because it has its own economy. It isn't just a bedroom community; it’s a hub for life sciences, higher education, and tech. That keeps demand steady even when the broader market shifts.

Yes, prices are high compared to five years ago, but compared to immediate neighbors like Newton, Waltham still offers incredible value. The combination of the residential tax exemption and the diverse housing stock makes it one of the smarter buys in the Greater Boston area.

If you are serious about making a move, the next step is to get your financing in order. Connect with a local expert who knows the nuances of the neighborhoods—from the Highlands to the South Side—so you can navigate this competitive market with confidence.

For Fiscal Year 2026, the residential tax rate is $10.32 per $1,000 of assessed value. However, owner-occupied properties are eligible for a residential exemption of up to 35%, which can substantially lower your final tax bill.

Compared to the national average, yes, the cost of living in Massachusetts is high, and Waltham reflects that. However, compared to direct neighbors like Newton or Belmont, Waltham is significantly more affordable while offering similar access to Boston and local amenities.

Closing costs in Massachusetts typically run between 2% and 5% of the purchase price. This covers items like title insurance, recording fees, and pre-paid property taxes, so it is smart to budget this on top of your down payment.

As of early 2026, prices are not dropping; in fact, they have risen about 4.8% over the last year. Inventory remains tight, keeping the market competitive and preventing any significant decline in home values.