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Featured local agent — Westford, MA
Sarah Mitchell
Compass Real Estate · Westford, MA
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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Westford, MA Housing Market
The typical home in Westford, MA is worth $837,957, fell 1.7% over the past year (Zillow Home Value Index, August 2026). The last median sale price Redfin published was $790,000, +7.1% year over year (through May 2026). With 3.4 months of supply and homes going under contract in about 21 days, Westford is a seller's market. At today's 7.03% 30-year fixed rate, 20% down on a $837,957 home is about $4,473/mo in principal and interest.
Key numbers for Westford, MA
Typical home value
$837,957
-1.7% in 12 months
Zillow, August 2026
Typical asking rent
$3,062/mo
Zillow Observed Rent Index
Zillow, August 2026
Median sale price
$790,000
+7.1% year over year
Redfin, through May 2026
Days on market
21
Average pace
Redfin, through May 2026
Active listings
37
3.4 months of supply
Redfin, through May 2026
30-yr fixed rate
7.03%
Freddie Mac weekly average
Freddie Mac via FRED, September 2026
Sale-to-list ratio
102.9%
Selling above asking
Redfin, through May 2026
Zillow figures are as of August 2026 and refresh monthly. Redfin figures are through May 2026 — Redfin stopped publishing its public market trackers in June 2026, so those numbers are final, not current. Mortgage rates come from Freddie Mac via FRED and update weekly.
Is Westford a buyer's or seller's market?
Westford, MA is a seller's market, based on 3.4 months of supply and homes selling in about 21 days. Under 4 months of supply tilts the market toward sellers: homes clear faster than they are replaced, so concessions are scarce.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the Westford housing market data show?
Every row below is Redfin's final published month for Westford, MA. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $790,000 |
| Median list price | $864,000 |
| Year-over-year price change | +7.1% |
| Median price per sq ft | $359/sq ft |
| Median days on market | 21 days |
| Active inventory | 37 listings |
| Months of supply | 3.4 months |
| Sale-to-list price ratio | 102.9% |
| Homes sold (that month) | 11 |
| New listings (that month) | 37 |
| Listings with a price cut | 27.0% |
| Market condition | Seller's market |
How to read these numbers
- Median sale price
- Half the homes that closed sold for more than this, half for less. It moves with what kind of home sold that month, so a quiet month with two big sales can swing it. Redfin's figure for Westford is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Westford is worth right now, whether or not it sold. It is smoother than the median sale price and it still refreshes monthly, which is why this page leads with it.
- Months of supply
- How long it would take to sell every active listing at the current pace. Under 3 favors sellers, over 6 favors buyers, and 3 to 6 is the balanced band.
- Days on market
- Median time from listing to accepted offer. Short means you should have financing ready before you tour; long means there is room to negotiate on price and repairs.
- Sale-to-list ratio
- Sale price divided by the last asking price. Above 100% means bidding above asking is normal here; below 100% means the typical buyer got a discount.
- Price per square foot
- The size-adjusted price. Use it to compare a 1,400 sq ft house to a 2,600 sq ft house, not to value your own home — lot, condition and age move it a lot.
- Listings with a price cut
- Share of active listings that dropped their asking price in the month. A high share is the earliest visible sign that sellers are ahead of what buyers will pay.
- Typical asking rent (ZORI)
- Zillow's repeat-rent index for asking rents on new leases. Paired with the home value it gives the price-to-rent ratio in the rent-vs-buy section below.
How have Westford home prices moved?
Over the last three years the median sale price in Westford, MA fell 8.1%, from $860,000 to $790,000. The live Zillow value series has fell 1.7% in the last 12 months, which is the more current read now that Redfin's series has stopped. 27.0% of Westford listings cut their asking price in the final Redfin month — a high share, and the clearest sign that list prices were running ahead of what buyers would pay. For prices to fall meaningfully from here, supply would have to keep building past 3.4 months while the sale-to-list ratio slips below its current 102.9%. Watch those two together — they move before the median does.
Redfin, through May 2026 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in Westford?
Priced off the typical home value of $837,957 at the current 7.03% 30-year fixed rate. These are principal and interest only — property taxes, homeowner's insurance, HOA dues and mortgage insurance are on top, and they vary enough by property that we will not guess them for you.
| Down payment | Cash at close | Loan amount | Monthly P&I |
|---|---|---|---|
| 20% | $167,591 | $670,365 | $4,473/mo |
| 5% | $41,898 | $796,059 | $5,312/mo |
Zillow, August 2026 for the price · Freddie Mac via FRED, September 2026 for the rate
What income do you need?
Lenders generally want housing costs under 28% of gross income. On the 20%-down payment of $4,473, that implies roughly $191,720 a year before you add taxes and insurance. We do not hold a Census income figure for Westford, so we cannot compare that threshold to local earnings.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in Westford in the next 12 months?
Tell us your timeline. We send the Westford market brief: the price ranges that actually clear, how long homes sit, and what to fix on your credit before you apply.
Is it cheaper to rent or buy in Westford?
Typical asking rent in Westford, MA is $3,062/mo, against a typical home value of $837,957. That is a price-to-rent ratio of 22.8x, which means renting tends to be the cheaper monthly option unless you stay long enough for appreciation to close the gap. Compared head to head, 20% down puts principal and interest at $4,473 a month — $1,411 more than renting before taxes and insurance, so the ownership case here rests on equity and appreciation rather than monthly cash flow.
Zillow, August 2026 for both value and rent
Add your own down payment, tax rate and time horizon in the rent vs. buy calculator.
Is inventory rising or falling in Westford?
Active listings in Westford, MA went from 48 in May 2025 to 37 in May 2026, a -22.9% change. Falling inventory tightens competition. When supply drops while demand holds, sale-to-list ratios rise before the median sale price does.
| Month | Active listings | New listings |
|---|---|---|
| June 2025 | 55 | 34 |
| July 2025 | 53 | 22 |
| August 2025 | 49 | 19 |
| September 2025 | 47 | 31 |
| October 2025 | 52 | 26 |
| November 2025 | 45 | 19 |
| December 2025 | 27 | 9 |
| January 2026 | 25 | 13 |
| February 2026 | 26 | 14 |
| March 2026 | 26 | 17 |
| April 2026 | 29 | 32 |
| May 2026 | 37 | 37 |
Redfin, through May 2026
How does Westford compare to Massachusetts and the U.S.?
Westford homes sell for $790,000 — 15% above the Massachusetts median of $688,100. Against the national median of $410,700, Westford runs 92% higher. Year-over-year, Westford moved +7.1% against Massachusetts's +0.8% — a bigger swing than the state as a whole.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Westford, MA | $790,000 | +7.1% | 21 days |
| Massachusetts statewide | $688,100 | +0.8% | 21 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through May 2026 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in Westford
What buyers should watch
- Months of supply, currently 3.4. It turns before price does — when it climbs past 6, sellers start taking offers they would have rejected a quarter earlier.
- The share of listings cutting price, currently 27.0%. A listing that has already cut once is the one most likely to accept below asking.
- The gap between 5% and 20% down here is $839 a month in principal and interest alone, before mortgage insurance. That gap, not the price, is usually what decides your timeline.
- Rate moves. At 7.03%, every full point of rate change moves the payment on a $837,957 home more than a 5% price change does.
- Your credit tier before you shop, not after — it sets the rate you are quoted. Run your numbers first.
What sellers should know
- The median Westford listing goes under contract in 21 days. If yours passes that mark, the market is telling you the price is wrong — not that you need more showings.
- Homes here close at 102.9% of asking. Price at the number you want and let competition do the rest.
- In the last published month Westford added 37 new listings against 11 sales — more competition arriving than clearing, so early timing matters.
- Your equity moved -1.7% in the last 12 months on the Zillow value series. That, not the price you paid, is what sets your net proceeds.
- Comparable ZIP-level pricing inside Westford varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Westford
There are currently 37 homes listed for sale in Westford, Massachusetts. The median listing price is $864K.
Active listings
37
Homes on market
Median list price
$864K
Avg. days on market
21
Days until sale
New this week
37
Newly listed
How much do homes cost in Westford by property type?
How the Westford, MA market breaks down across single-family homes, condos and townhouses. Redfin, through May 2026
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $820,000 | $386/sq ft | 9 | 21 days |
| Condo / co-op | $790,000 | $244/sq ft | 1 | 19 days |
| Townhouse | $790,000 | $208/sq ft | 1 | 105 days |
Which public schools serve Westford?
10 schools tracked · 5,224 students
The largest public schools serving Westford, MA by enrollment, drawn from the National Center for Education Statistics. School quality is a commonly cited factor in home-buying decisions — these are the campuses families in this area are most likely to encounter.
Westford Academy
Grades 9-12 · 1,444 students
Nashoba Valley Technical High School
Grades 9-12 · 773 students
Stony Brook School
Grades 6-8 · 586 students
Blanchard Middle
Grades 6-8 · 535 students
Abbot Elementary
Grades 3-5 · 372 students
John A. Crisafulli Elementary School
Grades 3-5 · 330 students
Col John Robinson
Grades PK-2 · 305 students
Nabnasset
Grades PK-2 · 305 students
Source: National Center for Education Statistics, Common Core of Data directory. Updated annually. Ratings and test scores are not currently displayed.
Which cities are near Westford, MA?
Ordered by distance from Westford, not by size. Compare Westford side by side with any of them.
Westford housing market FAQ
Is Westford a buyer's or seller's market?
Westford, MA is currently a seller's market. That read comes from 3.4 months of supply, homes going under contract in about 21 days, and sellers getting 102.9% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Westford?
The typical home in Westford, MA is worth $837,957 (Zillow Home Value Index, August 2026). The median sale price in the last month Redfin published was $790,000, about $359 per square foot.
Is Westford cheaper than the rest of Massachusetts?
Westford's median sale price of $790,000 is 15% higher than the Massachusetts statewide median of $688,100, and 92% above the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Westford?
Homes in Westford, MA spent a median of 21 days on market before going under contract, versus 21 days statewide. That is a normal pace: enough time to see a home twice, not enough to wait a month. (Redfin, through May 2026.)
What income do you need to buy a home in Westford?
At the current 30-year fixed rate of 7.03%, 20% down on a $837,957 home is about $4,473 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $191,720 a year before taxes, insurance, HOA dues or mortgage insurance.
Are home prices rising in Westford?
The typical home value in Westford, MA fell 1.7% over the last 12 months, from $852,146 to $837,957 (Zillow, August 2026). This is the live series — it refreshes monthly.
What are the cheapest ZIP codes in Westford?
Westford ZIP-level sale prices are not all published for the same period, so ranking them would compare different months. The ZIP pages listed on this page show what we hold for each one individually.
Is now a good time to buy in Westford?
That depends on your timeline, not on a headline. What the data says today: Westford, MA is a seller's market with 3.4 months of supply, the 30-year fixed rate is 7.03%, and the price-to-rent ratio of 22.8x means renting tends to be the cheaper monthly option unless you stay long enough for appreciation to close the gap. Properties Incorporated publishes the data; it does not give financial advice.
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