Pembroke Pulse: 1.1 Months of Inventory, Over-Ask Still the Norm

Pembroke’s market is still tight—and competitive. Inventory sits at 1.1 months, a clear seller’s market. Homes are moving fast with a median of 8 days on market, and buyers are still leaning in: sold-to-list is 101.5%. August’s median sold price was $660,000, while the median estimated value across the zip is $674,850 as of September. Translation: pricing power remains with well-positioned sellers.

On the ground right now, single-family actives are scarce—just 6 this past month—clustered around a median list of roughly the mid-$600s. That scarcity is exactly why new, well-priced listings get swarmed. Meanwhile 10 homes went pending with a median around $664K and an average 17 days to offer—speed that confirms demand is still outpacing supply. Closings (13) landed at a $655K median, and the average SP:LP ratio is ~100% across the board. That’s balance on paper, but the quick “days to offer” tells you competition is real. 

Price behavior is splitting by segment. Sub-$700K remains the sweet spot; it attracts multiple offers quickly if the home is turnkey and priced to the comps. In the $600–$699K band, average days to offer stretched to 34—a reminder that even hot price points punish overreach or underprepared condition. Upper price tiers can still win, but they require premium staging, marketing, and surgical pricing. Case in point: $900–$999K averaged 98% SP:LP and ~32 days to offer. You can sell there, just don’t test the market—meet it.

We’re also seeing meaningful price reductions among the listings that do adjust—average total cut ~6.2% across price-changed properties. That’s the penalty for missing the launch price. Get it right on day one and you ride demand; miss it and you pay with time and concessions. 

Macro to micro, the picture is consistent: low supply, fast absorption, and selective over-ask. If you’re selling, the playbook is simple: price to the last 30–60 days, not last year; fix the repairs buyers will find anyway; stage for photography; and hit the market mid-week to maximize weekend traffic. If you’re buying, bring a fully underwritten pre-approval, a tight inspection window, and flexibility on close. You don’t have to waive everything to win—but you do need to move decisively in the first week. 

Bottom line for Pembroke (as of October 5, 2025): sellers still have the edge, but it’s a smart seller’s market—data-driven pricing beats wishful thinking. Buyers can win with speed, clean terms, and realistic ceilings. Want the exact comp set that applies to your address or target street? I’ve got it.

Thinking about selling or buying in Pembroke? Call/text Jim Aldred at 339-987-0382 or DM me to get a custom strategy—pricing, prep, and an offer plan tailored to this month’s market. Let’s make your next move a smart one.  #sellingsouthietosagamore #jimaldred #kwmass #southshoremarealestate #sellingsouthietothecape #plymouthcountyrealestate #kwsignaturepropertiesma #pinkdoorproperties #pembroke #02359 #pinkdoorproperties #marketupdatereport #sellingsouthietosagamore #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