Wondering if North Andover is still a seller-leaning market or if rising inventory is creating room for negotiation? You are not alone. Small shifts in supply and demand can change your pricing, timing and offer strategy in a hurry. In this quick guide, you will learn how to read the local signals, what the latest numbers say, and how to act on them whether you are buying or selling. Let’s dive in.
Quick market snapshot: fall 2025
As of late summer 2025, Zillow estimates the typical North Andover home value at about $800,000, up roughly 1.6 to 1.7 percent year over year. Local snapshots show active listings hovering around 70 to 100 homes, with median days to pending near 11 to 12 days in recent months. The sale-to-list price ratio has often landed near 1.02 to 1.04, a sign that buyers still bid close to or above asking on well-priced homes.
New listing flow has run in the 20 to 40 per month range, which is enough to freshen choices but not enough to flood the market. With a population of about 32,100 residents, North Andover’s demand base is steady and supported by regional employment and commuter access. You also feel metro price pressure here, since the Greater Boston median single-family price reached about $1 million in June 2025, according to regional reporting. (See the Greater Boston milestone reported by Axios and town demographics via U.S. Census QuickFacts.)
Inventory indicators to watch
Active listings
Active listings is the count of homes currently for sale. In North Andover, a range near 70 to 100 is relatively low for a town of this size, which supports seller leverage in popular price bands.
What to look for: If active listings rise for several months without a matching rise in sales, you can expect less competition and more negotiation room.
New listings flow
New listings are the fresh supply that can ease tight conditions. North Andover has seen roughly 20 to 40 new listings per month in recent snapshots. That keeps buyers engaged, but it does not remove scarcity on its own.
What to look for: A sustained month-over-month rise in new listings is more meaningful than a single seasonal spike.
Days on market
Days on market (or days to pending) measures how quickly accepted offers happen. Recent town snapshots show a median near 11 to 12 days, with some months stretching into the teens.
What to look for: If DOM adds a week or more over a few months, buyer urgency is easing and you can take more time to evaluate options or adjust pricing.
Price cuts and sale-to-list
Price reductions tell you where sellers are meeting buyer resistance. Nationally, the share of listings with price cuts rose in 2025, with about one in five homes reducing price in September, according to Realtor.com’s monthly trends report (PR Newswire summary). Locally, when the sale-to-list ratio trends to 100 percent or below and price cuts become more common, buyer leverage improves.
What to look for: If price reductions rise into the mid-teens or higher and sale-to-list slips to 100 percent or below, plan to negotiate.
Months of supply explained
Months of supply divides active inventory by the current sales pace. Around 5 to 6 months is considered balanced; under 3 months favors sellers. Town-level months-of-supply can be noisy, so use it as a directional gauge and cross-check with county or Greater Boston trends reported regionally.
Why supply stays tight
Regional price pressure
Greater Boston’s high price point pushes demand into nearby suburbs. The metro’s median single-family price hitting about $1 million in June 2025 supports steady interest in towns like North Andover (Axios).
New construction constraints
Limited land, zoning complexity and higher build costs slow the addition of new homes in Massachusetts. Policy attention is growing, but new-build prices remain high, which keeps resale markets active (Axios on Massachusetts new-home trends).
Rates and affordability
Mortgage rate moves shift buying power. Major housing organizations expected elevated rates through 2025, which cooled urgency in some segments without removing demand in well-located suburbs (Reuters forecast coverage).
Local demand drivers
North Andover’s size, household base and commuter access to I-495 and the nearby Lawrence MBTA commuter rail support steady demand. Entry-to-mid price tiers often move fastest, while some condo and upper price tiers can see more inventory and longer timelines, according to local broker snapshots (LAER Realty Partners market view).
What it means for buyers
Use the signals above to match your approach to your price band:
- Get pre-approved and be ready to tour quickly when DOM is near two weeks or less.
- If you see more price reductions and sale-to-list near or under 100 percent, negotiate on price or ask for concessions.
- Watch weekly changes in active and new listings in your target area and price tier.
- Consider non-price terms that strengthen your offer, like flexible closing timing or focused inspection windows, when competition is tight.
What it means for sellers
You can still achieve strong outcomes in North Andover, especially with the right preparation and pricing.
- Price to the market, not above it. Use the most recent comparable sales and list-to-sale trends in your tier.
- Maximize presentation. Professional staging, photography, videography and 3D tours help you stand out when inventory inches up.
- Time your launch for peak buyer activity when possible, but do not wait if you are market-ready and conditions favor your tier.
- If local DOM lengthens and nearby listings reduce price, consider strategic price positioning or flexible terms to capture buyers.
Near-term outlook
North Andover remains competitive in the entry-to-mid price bands, with signs of gradual easing when inventory ticks higher. Watch three dials: active listings trend, days on market and the mix of price cuts. Together, they will tell you when the market is tilting toward balance and how assertive you should be on price and terms.
If you want a data-led pricing and timing plan tailored to your address or your search budget, reach out to The Sullivan Realty Group. Our boutique, marketing-first team will align strategy to your goals and current conditions.
FAQs
What is the typical North Andover home value right now?
- Zillow estimates a typical home value near $800,000 as of late summer 2025, up about 1.6 to 1.7 percent year over year.
Are North Andover homes selling over asking in 2025?
- The sale-to-list ratio has often been around 1.02 to 1.04 in mid-2025, which means many well-priced homes sell at or above asking, with variation by price tier.
How fast do homes go under contract in North Andover?
- Recent snapshots show a median days to pending near 11 to 12 days, with some months stretching into the teens depending on property type and price.
Is North Andover a seller’s market right now?
- Low active inventory supports sellers, but if days on market lengthen and price cuts rise while sale-to-list drops toward 100 percent, conditions move toward balance and buyer leverage improves.
How could mortgage rates change local demand?
- Elevated rates through 2025 tempered urgency for some buyers; if rates ease, purchasing power and competition could increase, based on national forecasts reported by Reuters.
Why compare North Andover to Greater Boston’s $1M median?
- The metro’s high prices push buyers to nearby towns, so the $1 million milestone highlights ongoing regional demand pressure that supports North Andover pricing.
