Real Estate Sales Market Watch Report for 1st half of 2025.

In the first two quarters of 2025, the number of residential real estate sales in the Berkshires retracted slightly, down 1 percent to 474 units sold compared to 477 last year. Compared to last year, our residential sales generated 7 percent more dollar volume transacted, now tracking at $226 million dollars in single-family home sales alone.  These transactions accounted for wide variations within the region—North County residential sales soared 9 percent with a 33 percent bump in the dollar volume. Central Berkshire retracted slightly, down only 1 percent with a 5 percent gain in dollar volume of sales. However, the south region recorded falling sales by 11 percent in the number of homes sold and a decrease of 6 percent in dollar volume when compared to last year.

Notably, sales of single-family residential homes in the first quarter were very strong but flattened as we entered the spring market.

• Overall, the north Berkshire residential market reported healthy gains over the previous year. The dollar volume of homes sold soared due to some high-end sales in Williamstown. Adams sales rose as well, but North Adams retracted.In the middle registry area, Pittsfield and Dalton reported robust sales, in both dollar volume and number of homes sold. Becket spiked while Otis retracted. Stockbridge sales fell by 2 home sales but rose 46 percent in dollar volume. Lenox saw a pretty drastic slowing of their market compared to last year.South County sales fell overall, but Alford, Egremont and Great Barrington held strong residential sales rates.  Monterey, New Marlborough and West Stockbridge slowed by double digit numbers.  Sandisfield and Sheffield had fewer sales but higher dollar volume.
• South County sales fell overall, but Alford, Egremont and Great Barrington held strong residential sales rates.  Monterey, New Marlborough and West Stockbridge slowed by double digit numbers.  Sandisfield and Sheffield had fewer sales but higher dollar volume.

At-A-Glance: 2nd Quarter Residential Sales

• Are residential sales up or down?Down 1percent – 474 sales YTD 2025 vs. 477 in 2024.
  South County had the largest decrease (-11 percent), Central Berkshire fell slightly (-1 percent), and North Berkshire increased 9 percent
• Is dollar volume up or down?
  Up 7 percent – $226M in YTD 2025 vs. $212M in 2024.
  North County led gains; South County saw a decline.
• Are pending transactions up or down?
  Up – June 2025 recorded 114 pending sales vs. 99 last June.
  The $250,000–$400,000 price range is the hottest segment.
• Is inventory up or down?
  Up – 428 active listings on average in 2025 vs. 328 in 2024 (a 30 percent increase).
  The absorption rate rose to 4.55 months (balanced is about 7 months).
• Are home prices up or down?
  Up – Average price: $477,067 vs. $444,665 last year (a 7 percent increase).
  North County saw double-digit price growth.
• Are Days on Market (DOM) up or down?
  About the same – Average DOM is 102; median days remain close to 2024 figures.

Regional results varied widely:

• North County residential sales rose 9 percent, with a 33 percent increase in dollar volume.  Strong year-over-year gains, particularly in Williamstown, where high-end sales boosted overall dollar volume. Adams posted gains, while North Adams saw a decline.
• Central Berkshire was relatively stable, down only 1 percent in units sold but up 5 percent in dollar volume. Pittsfield and Dalton had robust results in both units and volume. Becket surged. Otis retracted. Stockbridge dropped by two sales but increased 46 percent in volume. Lenox slowed significantly compared to last year.
• South County experienced an 11 percent drop in sales and a 6 percent decrease in dollar volume compared to 2024. Sales were particularly strong in Q1 but flattened heading into the spring market. Overall sales declined, though Alford, Egremont, and Great Barrington maintained solid activity. Monterey, New Marlborough, and West Stockbridge slowed sharply. Sandisfield and Sheffield saw fewer sales but higher dollar volume.

Housing Shortage Tracker: Notable Improvements in Major Markets in Q2 2025. 

In June 2025, nearly 90 percent of the major market areas that the National Association of REALTORS tracks had narrowed the housing supply-demand gap by issuing more single-family building permits.

Residential Report for Berkshire County: Sales down -1 percent, dollar volume up 7 percent

Single-family home sales through the second quarter of 2025 decreased by 1percent over the previous year, from 477 to 444 transactions.  North County sales in the 2nd quarter were up 15 percent in number of sales. Sales slowed slightly but were up 9 percent from the previous year and dollar volume rose to over $50 million in residential sales.  This dollar volume in northern Berkshire even exceeds the pandemic high sales rates, which ballooned over 40 percent from previous years.  The central region had strong sales, with only a slight variation in the number of homes sold, down 1 percent, but with increasing dollar volume in that market.  With over $114 in residential sales, this is the most active residential market in the county.  Southern Berkshire sales fell as did the dollar volume of transactions. South county sales in the first quarter surpassed the previous year but slowed considerably in the second quarter.

Condo Report: Sales rose 3 percent, dollar volume rose 8 percent.

Condominiums are selling at a higher pace than last year, with Northern Berkshire sales level but growing dollar volume of sales.  Central Berkshire condo sales are almost exactly on pace with last year and the southern Berkshire’s condo market showed a bright light with reasonable growth from last year, but still lower than the previous market years of 2020-2023 sales spiked considerably.   When looking at the full Berkshire County picture, condominium sales represent a small but important part of our housing stock.

Multifamily Report: Sales fell 5 percent in units sold; rose 13 percent in dollar volume

In the first quarter of 2024, multifamily sales were booming in all parts of the county.  This year, however, first quarter sales retracted in both Northern and Central Berkshire, with double-digit decreases. While the North Berkshire region sales did not pick up during the second quarter, the central Berkshire multifamily market rallied, showing double digit growth over the multifamily sales rate last year.  In Southern Berkshire, the market made a considerable jump in the dollar volume transacted.  With the upswing in the multifamily market of between 1-5 units in 2024 and thus far in 2025, the average sale price rose accordingly.

Land Report: Sales down 41 percent, dollar volume down 16 percent

Land sales in the first quarter of each year are typically hard to predict, with warmer months more conducive to testing and site work needed before purchase with soft ground. For this reason, the slower start of the year wasn’t surprising. However, the second quarter thaw did not generate a robust land sale market this year, in part due to buyer reluctance due to unknown economic variables at play with building and development fixed costs.  With sales decreasing substantially from previous highs, it is now more important than ever to generate building opportunities to help alleviate pent-up buyer demand for existing homes in popular price points. It remains incredibly hard to build the needed workforce priced housing with current costs and codes.

Commercial Report: Sales up 13 percent, dollar volume down 20 percent

Commercial sales continue to fluctuate.  The first quarter of 2025 was stable compared to last year with a 13 percent gain in the number of properties transferred, but sales stalled in the second quarter. The overall national commercial vacancy rate is expected to peak at 19 percent. Office real estate has the highest vacancy rate, at 21 percent.  Please note that not all REALTOR-assisted commercial sales are included in this data, only those on the open market.

Full PDF Report with Historical Data: 2025 2nd Quarter Market Watch Report