86. "Kingston's Inventory Crisis: When 123% of List Price Becomes Normal"

Welcome back to the Pink Door Properties Powered by Keller Williams Market Report! I'm Jim Aldred, and if you thought January's Kingston market was wild, buckle up—because February just delivered one of the most fascinating plot twists we've seen in months.

Let's start with the headline that's going to surprise everyone: the median sold price in Kingston dropped 27% month-over-month to $608,000. Now, before you panic, this isn't a market crash—it's a compositional shift that tells us exactly what's happening in our local market dynamics.

February saw just four homes close, compared to six in January, and here's the critical detail: these were lower-priced properties finally moving through the pipeline. We had sales ranging from $375,000 to $899,000, with a median of $692,500. What's remarkable is that buyers paid 102% of list price on average, and one property—yes, you heard that right—sold for 123% of asking price. That $305,000 list turned into a $375,000 sale. In a "normal" market, that simply doesn't happen.

The sold-to-list ratio jumped to 101.6%, up over 5% from January's already strong 96.3%. This tells us that despite February typically being a slower month, buyer competition remained fierce for the right properties at the right price points.

Now, here's where it gets concerning: inventory. We ended February with just ONE active listing—a single property priced at $1.1 million. That's down from January's already anemic levels. Our months of inventory sits at 0.73, which is still deep seller's market territory, though slightly improved from January's 0.64 months.

The median days on market exploded to 95 days, up 179% from January's 34 days. But don't let that fool you—the average days to offer was just 104 days for sold properties, and we're seeing homes that are priced right still going under agreement in under a week. One pending property took just five days to get an offer, another just three days.

Speaking of pending properties, we have two homes under agreement with a median list price of $559,500—substantially lower than what we've seen recently. This could signal that the spring market is bringing more entry-level and mid-range inventory, which is exactly what our market desperately needs.

Here's a sobering reality: we had two listings expire in February, including a property that was listed at $1.299 million. Even in this hot market, overpricing kills deals. That property sat for 32 days before expiring, proving that buyers—even in a seller's market—won't overpay for properties that don't deliver value.

The estimated median property value increased to $732,810, up 0.5% from last month and 4.4% year-over-year. This steady appreciation shows that while we're seeing month-to-month volatility in sold prices due to inventory mix, underlying values continue climbing at a sustainable pace.

For sellers, the message is clear: this is still very much your market, but pricing strategy matters more than ever. With only one active listing, anything that comes to market will get attention—but it needs to be priced competitively to convert that attention into offers above asking price.

For buyers, my advice is this: stay ready. With new pendings coming in at lower price points, we may be seeing the start of the spring inventory wave. Get your financing lined up now, because when the right property hits, you'll need to move within days, not weeks.

February's market was thin, competitive, and fascinating. As we head into March and the traditional spring selling season, all eyes are on whether inventory will finally start to catch up with demand—or if we're in for another year of record-low supply driving prices higher.

That's your Kingston market snapshot for February 2026. If you're ready to buy or sell on Boston's South Shore, let's talk strategy. #SouthShoreMAHomes #BostonSouthShoreRealEstate #SouthShoreRealtor #jimaldred #kwsignaturepro

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