Duxbury Market, No Spin: Lean Inventory, Fast Offers, and Price Cuts Up Top

Duxbury’s still running lean on supply and brisk on demand, but the picture isn’t uniform across price bands. Months of Inventory is sitting at ~2.9—solidly a seller-leaning market. Median Days in RPR is 19, and sellers are netting roughly 98.5% of list. Translation: well-priced homes move, and buyers aren’t getting big haircut deals on the median house. 

Zoom into the most recent month of single-family activity and you see why. In September, 13 homes went pending with a median list around $1.149M and an average 12 days to offer—buyers are making decisions fast. The middle of the market ($700K–$1.5M) is the velocity lane; even a few $2–$3M pendings moved with short time to offer. 

Closed sales confirm the “price it right, it sells” theme. September’s 14 single-family closings posted a median sale of ~$1.333M with a median 22 DOM and a ~100% sale-to-list ratio—again, disciplined pricing wins. Note the outlier: an $8.25M waterfront trophy sold at ~92% of list after a long runway. That’s your reminder that the top of the market plays by different rules (fewer buyers, longer decisions, more sensitivity to over-ask pricing). 

On the active side, inventory is thin in count but fat in ask: the median active list sat at ~$1.625M with a cluster between $800K and $3M. Six sellers have already cut price—average total cut ~4.6%—a signal that buyers are pushing back where aspirational pricing outkicks the comps. Three listings expired (avg ~99 DOM) mostly at higher price tags, which reinforces the point: the market will punish wishful pricing, especially above $1.5M–$2M. 

RPR’s broader view shows August median sold at ~$970K, Median Estimated Property Value around $1.12M (-1.4% month-over-month, +3.6% year-over-year). Takeaway: pricing momentum is positive year-over-year, but it’s not a straight line—month-to-month wiggles matter. If you’re listing now, price on today’s data, not last spring’s headlines. If you’re buying, expect competition on well-priced homes and limited leverage on the median product. 

Seller playbook (short version):
• Nail the price band. The “gets offers” lane is $700K–$1.5M; above that, buyers are pickier and time stretches. Overprice and you’ll be making a 3–6% cut in a few weeks anyway—do it right on Day 1. 

• Win on condition and presentation to defend your SP:LP ≈100%. Homes that show best still command near-ask. 

Buyer playbook:
• Be offer-ready. Median time to offer is measured in days, not weeks. Tight contingencies and clean terms matter. 

• Don’t expect fire-sale discounts in the middle of the market; target stale listings or top-tier price bands for negotiating room. 

Bottom line: Duxbury remains a low-inventory, quick-decision market where precision wins. Sellers who price to the comps and show well are getting it done. Buyers who hesitate are writing backup offers.  #sellingsouthietosagamore #jimaldred #kwmass #southshoremarealestate #sellingsouthietothecape #plymouthcountyrealestate #kwsignaturepropertiesma #pinkdoorproperties #pinkdoorproperties #marketreport #marketupdate #sellingsouthietosagamore #duxbury #02332  #SellerTips #BuyerTips 

 

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 [e-mail]

cell: 339-987-0382