Yes. Reading is a good place to buy a house in 2026, as long as you plan for a market Redfin rates "Most Competitive": a Compete Score of 91 out of 100, four points above Andover's 87, in the three months ending September 2026. Reading homes sold at an average 102.7% of list price. There is also a sign of give: 19.8% of listings took a price drop, up 1.4 points from a year earlier. Prices are still rising, but terms are easing a little. The Reading community page has more on the town.
How does Reading compare with Andover right now?
Reading is the faster and slightly pricier market of the two, while Andover gives buyers a little more room to negotiate. Both columns below come from one source and one period: Redfin, three months ending September 2026.
| Metric (Redfin, 3 mo. ending Sep 2026) | Reading | Andover |
|---|---|---|
| Median sale price | $955,545 (+9.8% YoY) | $932,056 (+1.9% YoY) |
| Median days on market | 20 | 22 |
| Average sale-to-list | 102.7% | 101.3% |
| Homes sold above list | 52.5% | 55.7% |
| Homes with price drops | 19.8% | 24.5% |
| Redfin Compete Score | 91 | 87 |
Here is what that means for you. Reading prices rose about five times faster than Andover's over the year (9.8% against 1.9%). Reading homes also closed further over list on average. Andover had a slightly higher share of homes selling above list, but nearly a quarter of its listings cut their price, against about one in five in Reading. If you shop both towns, expect to pay closer to full price, or more, in Reading, and to find more negotiable listings in Andover.
Is the Reading market starting to cool?
Slightly. Reading is still a seller's market, but every Redfin competition measure moved a little toward buyers over the past year. Like most towns in Massachusetts, the market is shifting.
In the three months ending September 2026, compared with a year earlier (Redfin):
Median days on market rose to 20, from 17.
The share of homes sold above list fell 4.2 points, to 52.5%.
Average sale-to-list slipped 0.26 points, to 102.7%.
The share of homes with a price drop rose 1.4 points, to 19.8%.
None of this makes Reading easy. Redfin reports about three offers per home on average, and its "hot homes" sell for about 10% above list and go pending in about 14 days. Some homes draw several offers, while others sit and get reduced. For you, that split matters more than the average. A well-priced, move-in-ready house will still go quickly. A listing that has been reduced is where you may find room on price or terms.
What does a house in Reading cost to buy and to own?
The median Reading sale was $955,545 in the three months ending September 2026 (Redfin), and single-family homes ran higher. In the earlier Redfin Data Center period (three months ending August 2026), the single-family median was $998,415, up 7.36% year over year. Zillow's mid-tier value index for Reading single-family homes was $970,329 at the end of August 2026, up about 3.2% from a year earlier.
Ongoing costs are part of the math. Reading's FY2026 residential tax rate is $10.96 per $1,000 of assessed value, and the average single-family tax bill is $10,300, according to the Massachusetts Division of Local Services. Ask your lender to price the full monthly payment, including taxes and insurance, before you set a ceiling for your offers.
What kind of homes will you find in Reading?
Most of what sells in Reading is single-family, and very little is on the market at any one time. In the three months ending August 2026, 75 of Reading's 106 sales were single-family homes, according to the Redfin Data Center.
| Reading, Redfin Data Center, 3 mo. ending Aug 2026 | All home types | Single-family |
|---|---|---|
| Median sale price | $949,372 | $998,415 |
| Homes sold | 106 | 75 |
| Median days on market | 20 | 20 |
| Average sale-to-list | 104.12% | 105.55% |
| Inventory at end of period | 31 | 20 |
Supply is the constraint. Reading had 0.9 months of supply in that period. Single-family inventory was up 45.73% year over year, but that still meant only 20 houses for sale at the end of August. Plan to see new listings in the first days they are live.
More housing types are planned. Reading must zone for at least 1,493 units under the state's MBTA Communities law (Section 3A). Town Meeting approved the zoning in November 2024, and the Attorney General approved it in February 2025 (Town of Reading). That zoning allows more multifamily options over time. It does not add homes to today's inventory.
Where does Reading sit for commuting and getting around?
Reading has its own MBTA commuter rail station in the town center and sits where I-93 meets I-95/Route 128. That combination is a large part of why Reading's market stays so tight. Rail access to Boston, plus two major highways, puts the town within reach of jobs in Boston and along the Route 128 corridor. If you want the same or a similar location on Boston's north side, Andover is also on the MBTA commuter rail and on I-93 and I-495, at a different price and pace, as the comparison table shows.
Before you commit, drive or ride your actual commute at the hour you would travel. Do the same for anything you would reach regularly, such as the station, the highway ramps, or a gym or grocery store.
How should you plan a Reading purchase this fall?
Get fully pre-approved, decide your top price before you tour, and watch both new listings and reduced ones. With about one in five Reading listings taking a price drop, you can approach each house differently. Move fast on fresh, well-priced homes. Negotiate on the ones that have lingered.
Lillian Montalto Signature Properties International, at 32 Park Street in Andover, is the #2 large team in Massachusetts by volume (RealTrends Verified) and was named Best Real Estate Office, Best of The Eagle-Tribune readers' poll, 2024, 2025 and 2026. The firm had 400+ sales in 2025 and 2024.
The firm's "102 Ways We Can Help" booklet sets out what a buyer gets when the team represents them. An agent attends the home inspection and takes notes (item 43). The team pulls comparable sales to set a competitive offer price (item 33). After closing, buyers get free use of the firm's 14 ft moving van (item 67). To request a copy, or to talk through a Reading search, contact the team or email Lillian directly at Lillian@AndoverHomes.com.
Frequently asked questions
Are homes in Reading, MA more expensive than in Andover? Slightly, right now. Redfin's median sale price for the three months ending September 2026 was $955,545 in Reading and $932,056 in Andover. Reading prices also rose faster, up 9.8% year over year against 1.9% in Andover. Reading homes sold at an average 102.7% of list, compared with 101.3% in Andover, so buyers in Reading generally paid closer to or above full price.
Do all Reading homes get multiple offers? No. Redfin reports about three offers per Reading home on average in the three months ending September 2026, but that is an average. Some homes draw several offers, while 19.8% of listings took a price drop in the same period. Well-priced, move-in-ready houses tend to go quickly. Homes that have lingered or been reduced often leave more room to negotiate price and terms.
Is Reading, MA building more housing? It has zoned for more. Under the state's MBTA Communities law (Section 3A), Reading must zone for at least 1,493 units. Town Meeting approved the zoning in November 2024, and the Massachusetts Attorney General approved it in February 2025, according to the Town of Reading. The zoning allows multifamily housing over time. It does not change today's tight supply, which was 0.9 months in summer 2026 (Redfin).
How can Lillian Montalto Signature Properties International help me buy in Reading? Lillian Montalto Signature Properties International represents buyers across the region and had accepted offers in 107 different towns in 2025. Its "102 Ways We Can Help" booklet details the service, from comparable-sales pricing to an agent attending your home inspection and free use of the firm's 14 ft moving van after closing. Request the booklet by emailing Lillian directly at Lillian@AndoverHomes.com.
About Lillian Montalto. Broker/Owner of Lillian Montalto Signature Properties International, founded in Andover, Massachusetts in May 2000, with more than 40 years in real estate.
Last updated: October 26, 2026. Equal Housing Opportunity.
