In Waltham, the home type you chase matters more than your price ceiling. The market splits into four categories: detached single-family houses, two- and three-family multi-unit properties, townhouses, and condominiums, which include new construction. Which category you search in determines how hard you compete, how long you wait, and how much space you get for your money.
Single-family homes are the most common sale. Condos and townhouses trail well behind, and two- and three-family homes rarely come up.
Key takeaway
Shortlist townhouses first if you want room to negotiate in Waltham. They sat a median 53 days on the market in the 90 days ending September 30, 2026 (based on 17 sales), cost the least per square foot, and sell far more slowly than single-family homes. Choose a single-family home instead if a private yard matters more than negotiating power, and expect heavy competition.
Who this guide is for
You are buying in Waltham and trying to decide whether to focus your search on a single-family home, a condo, a townhouse, or a two- or three-family property.
How to choose a home type in Waltham
- Yard and no association: If you need a private yard and no association, start with single-family homes, and read the upkeep section before you commit.
- Space and negotiating time: If getting the most space for your money, with time to negotiate, is the priority, start with townhouses and the association fees section.
- Budget below the single-family median: If your budget sits well below that median, start with condos, but compare price per square foot and fees, not just the sticker price.
- Rental income: If you want rent from a second unit to help carry the mortgage, look at two- and three-family homes, knowing few come up for sale.
The at-a-glance list below has the medians for each type.
Detached homes: single-family and multi-family
Owning the lot and the building outright means no association to answer to and no shared monthly fee. The trade-off is the most competition for single-family homes, the thinnest supply for multi-family properties, and every repair bill landing entirely on you.
Single-family homes
Nearly half of Waltham's single-family homes, 45.3%, sold for more than their asking price in the latest 90 days, and the median sale took just three weeks. Buyers are bidding hard for a private yard and full control over the property.
Listings rarely last past a second weekend, so settle your financing before you start touring and be ready to decide on the first visit.
Two- and three-family homes
A multi-family property lets you live in one unit, rent the others, and use the rent to help carry the mortgage. Check whether a specific owner-occupied property with two to four units qualifies for FHA financing.
Supply is the main challenge. No multi-family figures are reported for the latest 90-day window because fewer than 10 sold, so expect a very short shortlist and thin comparisons. You also become the landlord. Managing tenants, covering vacancies, and keeping units up to the State Sanitary Code, which Waltham enforces through rental unit inspections, become your job, and rent is never guaranteed.
Attached homes: townhouses and condos
Attached homes place you in an association where you share walls and costs. You get less competition and more negotiating room in exchange for monthly fees and decisions shared with other owners.
Townhouses
Townhouses carry 5.1 months of supply, the most of any home type in Waltham. Their median sale price slipped 5.7% year over year in the latest 90 days (based on 17 townhouse sales).
With more inventory to work through, sellers have less reason to hold firm. Asking for repairs or a seller concession is far more realistic here than on a single-family home, and you get the most space for your money. The slow market that helps you buy is the same one you will sell into later. Ask whether the townhouse is held as a condominium so you know what the association controls.
Condos
Condos have the lowest median sale price of any type in Waltham, $604,938, yet the highest price per square foot.
The 33% year-over-year price jump comes from only 22 sales. It most likely reflects which units sold rather than a one-third rise in market values, so compare recent sales in the same building, not the citywide median. You give up space for the lower entry price, and the monthly fee comes on top. If you plan to use FHA financing, check whether the building is approved on HUD's condo lookup.
Ownership costs by home type
Monthly costs split along the same attached and detached line: association fees on one side, your own repair bills on the other. Budget for Waltham property taxes with either type, and estimate your buyer closing costs before making an offer.
Condo and townhouse association fees
Request the Massachusetts 6(d) certificate confirming the unit's association fees are paid up to date. Ask the association for the current monthly dues in writing and a list of what they cover, such as heat, hot water, master insurance, snow removal, or exterior maintenance.
Also request the association's budget, reserve balance, and any record of past or planned special assessments. HOA fees in Waltham can rise and special assessments can arrive after you close, and you share those decisions with every other owner in the building.
Upkeep on older single-family and multi-family homes
During the inspection, check the age and fuel type of the heating system and the age of the roof, and look for any buried or basement oil tank. Under Massachusetts and federal law, a lead paint disclosure and notification package must be provided to buyers of homes built before 1978.
Confirm whether the property uses city water or well water. On a two-family property, a tenant-facing repair cannot wait.
Related guides: Waltham, MA condos for sale, Multi family homes Waltham, Buyer closing costs in Waltham, Single family homes for sale Waltham, Mortgage rates in Waltham.
Waltham home prices by type at a glance
- All homes, 90 days ending Sept. 30, 2026: median sale price $824,607, down 3% year over year; 103 homes sold; median $484 per sq ft
- All homes, 90 days ending Sept. 30, 2026: median 24 days on market; 100.1% sale-to-list; 34.7% sold above list; 121 homes for sale; 3.6 months of supply
- Single-family, 90 days ending Sept. 30, 2026 (54 sales): median sale price $874,651, down 2.8% year over year; median $500 per sq ft
- Single-family, 90 days ending Sept. 30, 2026: median 21 days on market; 101.1% sale-to-list; 45.3% sold above list; 58 for sale; 3.3 months of supply
- Condo, 90 days ending Sept. 30, 2026 (based on only 22 sales, so treat with caution): median sale price $604,938, up 33% year over year; median $570 per sq ft
- Condo, 90 days ending Sept. 30, 2026 (22 sales): median 24 days on market; 99.5% sale-to-list; 22.7% sold above list; 24 for sale; 3.3 months of supply
- Townhouse, 90 days ending Sept. 30, 2026 (based on only 17 sales, so treat with caution): median sale price $825,010, down 5.7% year over year; median $456 per sq ft
- Townhouse, 90 days ending Sept. 30, 2026 (17 sales): median 53 days on market; 99.3% sale-to-list; 23.5% sold above list; 29 for sale; 5.1 months of supply
- Two- and three-family, 90 days ending Sept. 30, 2026: no figure reported (too few sales)
These 90-day figures shift from quarter to quarter. Check Waltham housing market trends for the longer pattern and the market forecast for where values may head next. If you need help finding the right match, Stewart Woodward can pull recent sales by type for a specific budget.
Waltham home types FAQs
What are the common house styles in Waltham?
Waltham features a variety of 19th-century historic house styles, including Federal, Greek Revival, Italianate, Second Empire, and Queen Anne.
How many single-family homes are for sale in Waltham?
Only 58 were for sale, about 3.3 months of supply, in the 90 days ending September 30, 2026. That limited inventory keeps bidding strong.
Is Waltham expensive to live in?
Yes, especially on the housing side: all homes sold at a median $484 per square foot in the 90 days ending September 30, 2026. Add non-housing expenses on top of that when you estimate Waltham's overall cost of living.
Is Waltham cheaper than Boston for buying a home?
Generally, yes. A Waltham vs Boston comparison of median prices shows how the two cities stack up.
What is the property tax rate on a Waltham home, and is there a residential exemption?
For fiscal year 2026, the residential tax rate in Waltham is $10.32 per $1,000 of assessed valuation. Owner-occupied properties up to a three-family can qualify for a residential exemption that reduces the assessed value by $317,643.
How much rent can a unit in a Waltham two-family bring in?
For fiscal year 2026, the Fair Market Rent for the metro area covering Waltham is $2,476 for a one-bedroom and $2,941 for a two-bedroom. Actual rents vary by unit, so ask the seller for current leases and check average rent trends before buying.
