Kinsellagh JesiolowskiBoston Luxury Advisory SERHANT.

Boston residential real estate priced at $3 million or more · Verified September 1, 2026

What is for sale now.
What buyers actually paid.

This page clearly separates today's active asking inventory from recorded condominium closings. Both help frame a decision, but they are different property sets and are never blended into one supposed market value.

Current asking inventory

146

current luxury residences

Boston properties asking at least $3 million in live-market statuses.

$5.58M median ask$2,024 median asking PPSF118 median days on market
117 condominiums · 29 single-family homes. Multi-family listings are excluded from this end-user field.

Recorded condominium closings

162

sales during the trailing 12 months

Deed-recorded Boston condominium sales at or above $3 million.

$4.30M median sale$2,033 median sale PPSF67% cash-like
$854.8M in recorded volume. Latest recorded closing: August 31, 2026.

Why the split matters

A list price is a choice.
A closing is evidence.

Current inventory shows a buyer's alternatives and a seller's competition. Recorded closings show where transactions actually settled.

The two sets include different property types and different residences. We never turn their headline medians into a supposed “discount” or an automatic valuation.

Recorded $3M+ condominium market

The higher the tier,
the smaller the sample.

Price bands reveal how quickly the comparable pool narrows. Above $8 million, property-specific scarcity matters more than a citywide average.

$3M–$5M107

Median $3.60M · $1,869/SF

$5M–$8M32

Median $5.41M · $2,266/SF

$8M+23

Median $9.50M · $2,920/SF

Core $3M+ neighborhood evidence

One threshold.
Six different markets.

Recorded condominium results help orient the discussion. Housing form, service, condition, views, parking, and exact location still determine whether a residence belongs in the comparison.

NeighborhoodClosingsMedian priceMedian PPSFCash-like
Back Bay60$5.15M$2,30977%
Downtown core44$4.27M$2,11761%
Seaport18$4.60M$2,30367%
Beacon Hill17$4.00M$1,72471%
South End13$3.60M$1,73438%
Waterfront & North End8$3.63M$1,61763%

These six core markets account for 160 of the 162 recorded $3M+ Boston condominium closings in the trailing year. The citywide total retains two other qualifying closings, but their neighborhood sample is too thin to present as a useful market benchmark. Downtown core combines Downtown, Financial District, and West End; Waterfront combines Waterfront and North End.

Where today's $3M+ inventory sits

Back Bay carries the deepest field.

Of the 146 current luxury residences asking at least $3 million, 53 are in Back Bay, 26 in Beacon Hill, 21 in Downtown/Midtown, 19 in Seaport, 9 on the Waterfront, and 8 in the South End.

Back Bay53Beacon Hill26Downtown/Midtown21Seaport19Waterfront9South End8

What the board cannot answer alone

For a buyer

Is the premium justified?

We compare the closest live alternatives, then identify what the extra money actually buys.

For an owner

Which closings are defensible?

We remove superficial comps and explain the differences that a buyer will notice.

For an investor

What happens at exit?

We test carrying costs, rental constraints, supply, and the likely future buyer pool.

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