Are you trying to make sense of the Westwood market without getting lost in charts and jargon? You are not alone. Whether you are buying or selling, you need a clear way to read the numbers that actually drive price, speed, and negotiation power. In this guide, you will learn a simple framework for interpreting Westwood’s core metrics, how seasonality affects outcomes, and what that means for your timing and strategy. Let’s dive in.
The three numbers that drive Westwood
Inventory and months supply
Inventory is the count of homes available and newly listed. The key measure is months supply of inventory, or MSI, which is active listings divided by the average monthly sales. It shows how long it would take to sell everything on the market at the current pace.
- Around 6 months MSI is generally balanced.
- Less than 3 months MSI typically favors sellers.
- More than 6 months MSI tends to favor buyers.
Why it matters in Westwood: this is a small, in-demand suburban market. A change of just 10 to 20 listings can shift MSI and bargaining power. Always look at both the percentage changes and the absolute counts.
Days on Market (DOM)
Days on Market shows how quickly homes go under contract. It reflects buyer urgency and whether pricing is aligned with demand.
- Single-digit to low-teen median DOM suggests quick contracts and multiple-offer potential.
- 30 days or more often signals room for negotiation and price adjustments.
Track the trend over 30, 60, and 90 days. If DOM is compressing while inventory stays tight, expect firmer pricing and faster decision windows.
List-to-sale price ratio
This ratio tells you how close sale prices are to list prices.
- Above 100 percent suggests frequent bidding above list.
- Around 98 to 100 percent is more balanced.
- Below 98 percent points to common buyer concessions.
Add context by watching price reductions and by how much sellers are reducing. In faster markets you typically see fewer reductions, tighter DOM, and outcomes at or above list. In softer periods, reductions become more frequent and sales land below list.
How seasonality shapes outcomes
Spring: High activity, tight timelines
From March through June, new listings and buyer demand usually peak. Families aim to settle before the school year starts, and relocations often hit their stride. You will likely see more showings, more offers, and shorter DOM. Sellers often get maximum exposure here, though you may also compete with more listings.
For buyers, be prepared to act quickly and present clean, well-prepared offers. For sellers, align pricing with recent comparables and have your disclosures, photos, and marketing ready on day one.
Summer: Early momentum, late-summer pause
June and early July often carry spring’s momentum. Late summer can slow as buyers and sellers pivot to travel and school planning. If you must list in late summer, focus on sharp pricing and standout presentation. Buyers who stay active can find opportunities as competition eases.
Fall: Fewer shoppers, motivated parties
From September to November, activity typically cools. You still have engaged buyers, including those moving for work. Sellers who list in fall often see fewer showings but more serious prospects. Pricing discipline and flexibility on terms help both sides close efficiently.
Winter: Lean inventory, targeted opportunities
From December through February, inventory is lean and foot traffic is lighter. Motivated buyers can gain leverage on terms and timing, though options are fewer. Motivated sellers can benefit from reduced competition if pricing is realistic and the home is marketed well.
Small-market patterns to expect
- Inventory swings matter more. In a small pool like Westwood, even modest listing changes can shift MSI and pricing dynamics. Watch both the number of homes and the rate of new listings.
- Price-band differences. Entry and mid-market single-family homes often turn faster. Upper-tier and luxury properties may carry higher inventory and longer DOM.
- Speed and pricing move together. Faster DOM typically comes with fewer price reductions and list-to-sale ratios near or above 100 percent.
- Short-term noise. Month-to-month fluctuations can be misleading. Use multi-month averages or year-over-year comparisons to see the real trend.
Read the data the right way
Use this quick checklist when you look at market stats:
- Inventory trend: Is it rising or falling? Rising inventory with rising DOM suggests softening conditions.
- Months supply: Compare MSI to the 3 and 6 month thresholds to gauge leverage.
- DOM trend: Falling DOM with stable or rising list-to-sale ratios signals a competitive market.
- Price reductions: More reductions and larger cuts point to weakening seller leverage.
- Pending ratio: A high ratio of pending sales to active listings indicates strong demand now.
Practical playbooks
If you are buying in a tight market
When MSI is under 3 months and DOM is low, you will want to be prepared and decisive.
- Secure underwriting-level pre-approval and proof of funds.
- Use strong, clean offers. Consider escalation language and larger earnest money with your agent’s guidance.
- Focus on inspection and financing timelines that show you can perform quickly and confidently.
If you are buying in a softer market
When MSI is over 6 months and DOM is elevated, you can take a more measured approach.
- Compare recent price reductions and use them in negotiations.
- Ask for favorable terms such as credits, extended timelines, or specific repairs.
- Keep contingencies that protect you while still presenting a clear path to closing.
If you are selling in a tight market
When supply is lean and DOM is compressing, presentation and pricing set up the best results.
- Price competitively to attract multiple offers and maximize net.
- Invest in curb appeal, staging, and professional photography.
- Prepare disclosures and pre-market inspections to speed buyer diligence and reduce renegotiation.
If you are selling in a softer market
When conditions cool, precision and patience help you win.
- Price realistically based on current comparables and reductions in your segment.
- Use a flexible timeline and strategic marketing to expand your buyer pool.
- Expect longer DOM and be ready with measured, timely price adjustments if needed.
Segments that move differently in Westwood
Segmenting the market helps you set realistic expectations.
- By property type. Single-family homes often dominate activity. Condos and multi-family, where available, may show different pricing and liquidity patterns.
- By price band. Entry, mid-market, and luxury behave differently. Luxury often carries higher MSI and DOM, with buyers weighing features and privacy more carefully.
- By condition. Turnkey homes usually sell faster than properties needing major updates.
- By lot size and age. Larger lots or distinctive, older homes may command unique pricing but take longer to match with the right buyer.
- By location context. Commute routes, MBTA access, and proximity to town amenities influence demand across segments.
The takeaway is simple. Town-level numbers tell you the headline trend. Your segment tells you what to expect for your home or target property.
Where to find current Westwood data
To verify the latest conditions, review a few primary sources and ask for segment-level pulls:
- Local MLS for active, pending, and closed sales, DOM, list and sale prices, and months supply.
- Westwood Town Assessor and Building Department for housing stock and permits.
- Norfolk County Registry of Deeds for recorded sales and prices.
- Massachusetts Association of REALTORS and local REALTOR association statistics for regional context.
- U.S. Census Bureau’s American Community Survey for housing composition.
Aim for current month snapshots plus 12 and 36 month rolling views. Break out property type and price band so you can see where your opportunity sits.
Final takeaways
- Focus on three core metrics: inventory and MSI, DOM, and list-to-sale ratio. They explain most of the pricing and speed you will experience.
- Respect seasonality. Spring often compresses timelines and supports firmer pricing. Fall and winter can favor motivated parties and strategic negotiators.
- Segment your strategy. Your price band, property type, and condition can move very differently from the townwide average.
If you want precise, segment-specific guidance for Westwood, partner with a local advisor who tracks the micro-trends and knows how to position your move. For confidential, data-driven strategy and premium marketing, connect with Theresa David to schedule a free consultation.
FAQs
How quickly do homes sell in Westwood right now?
- Look at median Days on Market, plus 30, 60, and 90 day percentiles; spring months typically show the shortest timelines, while late fall and winter often run longer.
Is Westwood a buyer’s or seller’s market today?
- Compare months supply to the 3 and 6 month benchmarks and review the list-to-sale price ratio; low MSI with firm ratios suggests seller leverage, higher MSI points to buyer leverage.
Should I list my Westwood home in spring or fall?
- Spring often maximizes buyer traffic and price competition, while fall and winter can work well for motivated sellers who price realistically and value fewer but more focused showings.
How much above or below list do Westwood homes sell for?
- It varies by segment; competitive areas can see sales at or above list, while softer segments commonly sell below list; use local MLS percentages for current context.
Can I rely on townwide averages for my pricing?
- Use them for trend direction, but segment by property type, price band, condition, and location context to set accurate expectations and strategy.
