What's the Real Estate Market like on Martha's Vineyard?

MARTHA’S VINEYARD 2026 MID-YEAR REAL ESTATE MARKET REPORT

In the first half of 2026, the Martha’s Vineyard real estate market continued its trajectory from year end 2025 of slower activity but higher dollar volume. The number of transactions in the first half of 2026 decreased 5% from 155 in the first half of 2025 to 148 in the first half of 2026. Dollar volume in the first half of 2026 grew 23% from $304mm in the first half of 2025 to $375mm in the first half of 2026.

Average price of all transactions island-wide increased 29% from $1.96mm in the first half of 2025 to $2.53mm in the first half of 2026. This is the highest average price for the first half of the year ever, blowing past the last peak of first half average price which occurred in the first half of 2023 where the average transaction price was $2.061mm.

The high end of the market was the driving force of the first half numbers this year. There were 12 sales over $5mm in the first half of 2026 versus 7 in 2025, and there were 6 sales over $10mm in the first half of 2026 versus 1 in 2025. Looking at the high end more broadly, sales over $3mm made up 21% of the transactions in the first half of 2026 and 55% of dollar volume, compared with 17% of transactions and 44% of dollar volume in the first half of 2025.

Inventory slipped in the first half of 2026 with an inventory level of 288 properties at mid-year, down from 350 at mid-year 2025. Last year felt like we were returning to “normal” pre-COVID inventory levels but this year is lagging behind 2025 and is far behind the 396 properties that were listed in inventory mid-year 2020.

Overall, the mid-year market with higher prices and lower inventory is benefitting Sellers. However, buyers still have negotiating power in this market where 75% of properties sold in the first half of 2026 transacted at a discounted price. 29% of properties sold 1-5% below asking price, 31% sold 6-10% below asking price, 12% sold 11-20% below asking price and another 3% sold 21-33% below asking price.

The key takeaways from this report are:

• Transactions: Down 5%
• Dollar Volume: Up 23%
• Average Sale Price: Up 29% to a record $2.53 million
• Luxury Market: Driving overall performance, with 55% of all dollar volume coming from sales over $3 million
• Inventory: Down 18% year-over-year (350 to 288 properties)
• Negotiating Environment: 75% of homes sold below asking price, indicating buyers continue to have negotiating leverage despite lower inventory.