Waltham MA real estate spans a wide range, from condos in the $400,000s near Moody Street to single-family homes that routinely sell between $700,000 and $1.5 million, with the citywide median single-family sale price reaching $865,000 year to date in 2025 (Source: The Warren Group via Patch Waltham). The city’s mix of commuter rail access, Brandeis University proximity, and 13 distinct areas makes it one of the more diverse value plays in Greater Boston. Centre Realty Group, an independent brokerage headquartered in Newton, MA and serving Greater Boston since 1992, represents buyers and sellers across Waltham’s named areas from the South Side and The Banks to Warrendale and Cedarwood. With the FY 2026 residential tax rate set at $10.32 per $1,000 and a residential exemption of $317,643 for owner-occupants, Waltham offers a measurably lower tax burden than most neighboring inner-ring suburbs.
Quick Summary
- Waltham’s year-to-date median single-family sale price is $865,000 as of October 2025, up 10% from 2024 (Source: The Warren Group).
- The FY 2026 residential tax rate is $10.32 per $1,000 of assessed value, with a $317,643 residential exemption for owner-occupants (Source: City of Waltham Assessor’s Department).
- Waltham has 13 named areas, including South Waltham, Warrendale, The Banks (Banks Square), and Cedarwood, each with distinct price points and housing stock.
- The Fitchburg Line commuter rail provides two in-city stops, Waltham (Central Square) and Brandeis/Roberts, with direct service to Boston’s North Station.
- Moody Street’s dining corridor and Brandeis University drive consistent demand from both buyers and renters across the city.
What Is the Median Home Price in Waltham MA in 2026?
The median single-family sale price in Waltham reached $865,000 year-to-date through October 2025, a 10% increase over 2024, according to The Warren Group reporting via Patch Waltham. Condo prices vary widely by area, with smaller units near Moody Street starting around $400,000 and luxury townhomes exceeding $1.2 million. Days on market have lengthened modestly from 2024, signaling a more balanced negotiation environment.
Waltham’s pricing reflects its position as an inner-ring Boston suburb with a working downtown, two commuter rail stations, and significant lab and tech employment along Route 128. Buyers seeking single-family inventory under $700,000 increasingly look to South Waltham, Lakeview, and parts of the Bleachery. Buyers targeting newer construction or larger lots gravitate toward North Waltham, Warrendale, and Piety Corner.
Waltham Home Price Snapshot (As of Early 2026)
Note that aggregator estimates vary because each platform weights inventory and methodology differently. In our experience working with Waltham buyers and sellers, the most reliable signal is recent comparable sales within the same area, not citywide medians. A three-bedroom Colonial in Warrendale will not price like a similar Colonial in Lakeview, even in the same calendar quarter.
Where Should You Buy in Waltham? An Area-by-Area Breakdown
Waltham contains 13 distinct areas, each with its own housing stock, price band, and feel. Below are the sections buyers ask about most often, including the four called out in this guide (South Waltham, Warrendale, The Banks, and Cedarwood) plus the adjacent areas most relevant to the same buyer profiles.
South Waltham (South Side)
South Waltham, often called the South Side, sits along the Charles River south of the downtown core. The area is one of Waltham’s most walkable, with the Moody Street dining and entertainment corridor at its center. Housing stock is mixed: triple-deckers, smaller single-family homes, mill-conversion condos, and newer townhome projects. Per Redfin data, the South Side median sale price was approximately $741,000 in December 2025, slightly down from the prior year.
South Waltham is popular with buyers prioritizing transit and walkability. The Waltham commuter rail station sits at the north end of Moody Street, and several MBTA bus routes connect to Cambridge and Boston. Condos in this area frequently start in the $400,000 to $500,000 range, with three-bedroom units and renovated multi-families pushing past $1 million.
Warrendale
Warrendale occupies eastern Waltham between Route 60 and Warren Street, running up to the Watertown line. The area is residential, gridded, and tree-lined. Housing is dominated by Cape Cods, Dutch Colonials, Colonial Revivals, and ranch-style homes, many on lots large enough to permit additions. According to Homes.com market reporting, early 20th-century single-family homes in Warrendale typically sell between $600,000 and $1 million, while condos run in the $400,000s.
Warrendale is zoned for the James Fitzgerald Elementary School and the John W. McDevitt Middle School. Proximity to Beaver Brook Reservation, the Lyman Estate, and Prospect Hill Park gives the area substantial green space relative to most inner-ring Boston suburbs. Buyers comparing Warrendale to similarly priced sections of Belmont and Watertown often find more land for the dollar here.
The Banks (Banks Square)
The Banks, formally known as Banks Square, sits at the intersection of Main Street (Route 117) and Weston Street (Route 20), forming the western end of Waltham’s downtown. This is one of the most transit-accessible parts of the city, with the Waltham commuter rail station within walking distance, multiple bus routes, and quick access to Moody Street.
Housing in Banks Square skews toward condos, townhomes, and small multi-families. One- and two-bedroom condos start in the $300,000s to $500,000s, while larger or newer units approach $800,000. Banks Square attracts buyers who want a walk-to-everything lifestyle without paying Cambridge or Brookline prices.
Cedarwood
Cedarwood is a residential area on Waltham’s west side, adjacent to Brandeis University and the Weston town line. The housing stock is predominantly Cape Cod, ranch-style, and Colonial Revival single-family homes, most on individual lots with driveways and yards. Cedarwood is among the more in-demand areas for Brandeis-affiliated buyers because of proximity to campus, and for commuters because of immediate I-95 (Route 128) access.
Single-family pricing in Cedarwood generally runs from the high $700,000s into the $1.2 million range, with condition and lot size the primary drivers. Inventory turns slowly here, and Centre Realty Group agents working with buyers targeting Cedarwood typically advise preparing for limited choice rather than wide selection.
Other Waltham Areas Worth Knowing
Working with a local agent matters in Waltham. Pricing, demand, and even commute patterns differ sharply across areas. Browse the Centre Realty Group team to find an agent who knows the section of Waltham you’re targeting.
What Is It Like Living in Waltham MA?
Living in Waltham MA combines a working downtown, two commuter rail stations, a large university presence (Brandeis and Bentley nearby), and a strong restaurant scene along Moody Street. The city sits roughly 10 to 11 miles west of downtown Boston, with both I-95 (Route 128) and the Mass Pike (I-90) accessible in minutes. According to NeighborhoodScout, Waltham has approximately 65,849 residents and 13 named areas, with about 20% of the workforce telecommuting and a meaningful concentration of residents in computing and technical fields.
Moody Street and the Downtown Core
Moody Street is widely regarded as one of the most active restaurant and nightlife corridors west of Cambridge. The strip runs south from the Charles River through the downtown, with independent restaurants, bars, a cinema, and seasonal pedestrian events. The proximity of Moody Street drives premium pricing for condos and multi-families within a 10-minute walk.
Commuter Rail and Boston Access
Waltham is on the MBTA Fitchburg Line, which runs from North Station in Boston to Wachusett in Fitchburg. The city has two active commuter rail stations:
- Waltham Station (Central Square): 460 daily boardings in 2024 per MBTA data, located in downtown Waltham at 75 Carter Street.
- Brandeis/Roberts Station: 386 daily boardings in 2024, located at the edge of the Brandeis University campus.
Both stations sit in MBTA Fare Zone 2. Travel time to North Station typically runs 25 to 35 minutes depending on whether the train runs express. Many Waltham residents also pair MBTA buses with the Red Line at Alewife or the Green Line D Branch at Riverside in Newton.
Brandeis University and Education Demand
Brandeis University, located on South Street, drives steady rental and purchase demand from faculty, graduate students, and staff. Bentley University sits just over the line in Waltham as well. Combined with proximity to Newton’s college population and Boston’s universities, this creates a strong year-round rental market, particularly for two- and three-bedroom units within walking distance of Brandeis/Roberts station.
How Much Are Property Taxes in Waltham MA?
Waltham’s FY 2026 residential property tax rate is $10.32 per $1,000 of assessed value, set by the City Council in November 2025 (Source: City of Waltham Assessor’s Department and Waltham Times). Owner-occupants who file for the residential exemption have $317,643 deducted from their assessed value before the tax rate is applied, which produces a meaningful reduction on the annual bill.
For the average single-family home in Waltham, the FY 2026 tax bill works out to approximately $4,894.78 after the residential exemption, according to the City Council’s November 2025 announcement. That figure is one reason Waltham continues to attract buyers priced out of Newton, Brookline, and parts of Cambridge.
Waltham vs Watertown vs Newton: A 2026 Comparison
Source: City of Waltham, City of Newton, Ownwell tax data, The Warren Group. Tax rates change annually and should be verified with the relevant city assessor.
The takeaway: Newton tends to have a lower posted tax rate but higher home values, producing larger absolute tax bills. Watertown sits between Waltham and Newton on home values and tends to have a higher effective rate. Waltham offers the residential exemption (Newton does not), which is meaningful for owner-occupants but does not apply to investors or second-home buyers.
For more detail on how to budget for a purchase in any of these communities, the Centre Realty Group buyer resources page walks through closing costs, financing steps, and pre-approval requirements specific to Massachusetts.
How Does Waltham Compare to Watertown for Buyers?
Waltham and Watertown are often considered together by buyers who want value within 10 miles of Boston, but they serve different priorities. Watertown is closer to Cambridge and Boston, has higher land values, and a smaller geographic footprint. Waltham is geographically larger, has a true downtown with two commuter rail stations, and tends to deliver more home for the dollar at most price points. For a deeper area-by-area look at Waltham’s eastern neighbor, see our companion Watertown real estate guide.
Buyers prioritizing transit to Kendall Square or downtown Boston often lean toward Watertown’s eastern sections. Buyers prioritizing a downtown lifestyle, larger lots, or single-family inventory under $900,000 more often land in Waltham. The right choice depends on commute pattern, household size, and how much importance is placed on the residential exemption that Waltham offers.
When Are the Strongest Months to Buy or Sell in Waltham?
The strongest months to sell in Waltham are typically late April through early June, when buyer activity peaks alongside Greater Boston’s broader spring market. Listings during this window tend to receive multiple offers in competitive areas. The strongest months to buy, conversely, are often November through January, when inventory is thinner but seller flexibility is highest and competing bids are less frequent.
That said, Waltham’s micro-markets behave differently. Brandeis-driven rental and condo activity follows the academic calendar, with peak leasing in May through August. Single-family inventory in Warrendale, Cedarwood, and Piety Corner tends to move year-round because supply is structurally tight. Based on transactions handled by Centre Realty Group across Waltham and the surrounding communities, the most consistent buyer strategies pair spring readiness (pre-approval, agent in place by February) with willingness to act on off-season opportunities.
Frequently Asked Questions About Waltham MA Real Estate
Is Waltham MA a good place to live?
Waltham offers strong amenities, including the Moody Street dining corridor, two commuter rail stations, the Charles Riverwalk, and proximity to Brandeis University and Bentley University. The city has approximately 65,849 residents, a working downtown, and direct rail service to Boston, making it a practical choice for buyers seeking value within 11 miles of the city.
How much does a house cost in Waltham MA?
As of 2025 year-to-date data from The Warren Group, the median single-family sale price in Waltham was $865,000, with an October 2025 average sale price of $870,000. Condo prices range from the high $200,000s in older buildings to over $1.2 million for higher-end units near Moody Street. Smaller single-family homes can start near $600,000, while newer or larger homes can exceed $1.5 million.
Which Waltham areas are most accessible for commuters to Boston?
Banks Square, the South Side, and Angleside offer the strongest commuter access because they sit within walking distance of the Waltham or Brandeis/Roberts commuter rail stations on the Fitchburg Line. Both stations connect directly to North Station in Boston. Cedarwood and Warrendale are stronger choices for commuters who drive, given their proximity to I-95 (Route 128).
What is the property tax rate in Waltham MA for 2026?
The FY 2026 residential property tax rate in Waltham is $10.32 per $1,000 of assessed value, set by the City Council in November 2025. Owner-occupants can claim a residential exemption of $317,643, which reduces the assessed value before the tax rate is applied. For the average single-family home, the FY 2026 tax bill is approximately $4,894.78 after the exemption.
How far is Waltham from Boston?
Waltham sits approximately 10 to 11 miles west of downtown Boston. By car, the trip typically takes 25 to 40 minutes outside peak traffic via either Route 2 or the Mass Pike (I-90). By commuter rail, the Fitchburg Line connects both Waltham and Brandeis/Roberts stations to North Station in roughly 25 to 35 minutes depending on whether the train runs as an express service.
Is Waltham cheaper than Newton or Brookline?
Yes, Waltham is generally more affordable than both Newton and Brookline. Median home values in Newton routinely exceed $1.4 million, while Brookline single-family prices are typically higher still. Waltham’s median single-family price of $865,000 represents one of the more accessible entry points into the inner-ring Boston market with comparable commuter rail access and amenities, particularly for owner-occupants who qualify for the residential exemption.
Working with a Waltham Real Estate Expert
Waltham MA real estate rewards local knowledge. Pricing varies block by block, the residential exemption requires correct filing, and areas like Warrendale, Cedarwood, and the South Side each have their own rhythm. Whether you are a first-time buyer evaluating Banks Square condos, a household relocating to Warrendale, or a Brandeis-affiliated buyer targeting Cedarwood, working with an agent who understands these distinctions matters more in Waltham than in most Greater Boston communities.
Explore Waltham with a local agent who knows the areas. Browse the Centre Realty Group team to find the right fit, or contact us directly to start a conversation. Centre Realty Group has served Greater Boston since 1992 from offices in Newton, Brighton, and East Boston. Call 617-332-0077 or visit centrerealtygroup.com.
Disclaimer: This blog post is for informational purposes only and does not constitute financial, legal, or real estate advice. All data is based on publicly available sources as of 2026 and is subject to change. Please consult with a licensed real estate professional or financial advisor before making any decisions related to buying or selling property.
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