Andover, Massachusetts Real Estate Market Guide: Prices, Neighborhoods and Timing

Andover sits in the upper tier of the North of Boston market. As of September 2026, the median sale price for a single-family home in Andover is running in the $900,000 to $1,050,000 range, depending on the month and the specific pocket of town. That figure has climbed steadily over the past two years, driven by limited inventory and sustained demand from buyers relocating from Boston and Cambridge who find Andover's combination of space, Amtrak and commuter rail access, and town character difficult to replicate elsewhere on the I-93 corridor.

Median Sale Price and Price Per Square Foot

Price per square foot in Andover currently lands between $370 and $440 for most single-family homes, though updated kitchens, finished lower levels, and larger lots push that number higher. Entry-level single-families, meaning smaller Capes and split-levels in need of updating, tend to open around $650,000 to $750,000. Move-in-ready Colonials on half-acre or larger lots in established neighborhoods routinely close between $950,000 and $1.3 million. Properties on the Shawsheen River or with direct access to Harold Parker State Forest, or those with four or more bedrooms and a finished third floor, have traded above $1.5 million.

Condo and townhome pricing occupies a different band entirely. Attached units in Andover generally range from $400,000 to $650,000, with newer construction near the town center or Ballardvale commanding the upper end of that range. The condo segment has attracted consistent interest from buyers who want Andover's train access and town amenities without the maintenance footprint of a single-family property.

How Andover Compares to Surrounding Towns

Andover prices are notably higher than neighboring North Andover, where median single-family prices run roughly $150,000 to $200,000 lower for comparable square footage. Lawrence and Methuen sit at significantly lower price points. Tewksbury and Wilmington, which share some commuter rail access, trade at lower medians as well. Andover's premium reflects its larger average lot sizes, the density of its historic housing stock, and the overall character of the downtown Main Street area. For buyers who have been comparing towns along the MBTA Haverhill Line, this 2025 Andover and North Andover market report provides useful context on how the two towns have tracked relative to each other over recent years.

2. Andover's Housing Stock: What You Actually Find on the Market

Andover's housing inventory skews older and larger than most suburban markets at this price point. The town was largely built out between the 1940s and the 1990s, with a meaningful core of Victorian and Federal-style homes near the town center dating back to the late 1800s. What that means in practice: buyers find character and space, but also need to budget for updates. Homes with original windows, aging HVAC systems, or kitchens from the 1980s are common even in the $800,000 range.

Colonial and Cape Cod Architecture

The dominant housing type in Andover is the New England Colonial: center-hall layouts, four bedrooms, two-car garages, and lots ranging from a third of an acre to over an acre depending on the neighborhood. Post-and-beam Capes are common in the older sections near Andover Center and along routes like Salem Street and Lowell Street. Many of these homes have been expanded with rear additions, finished basements, and bonus rooms over the garage, so square footage often exceeds what the original footprint suggests.

Condos, Townhomes, and Smaller Properties

Andover has a smaller but active condo market concentrated near the MBTA commuter rail station on Railroad Street and in the Ballardvale village area. Several condominium complexes along Route 28 and near the intersection of Route 114 offer two- and three-bedroom units with attached garages. New construction condos have appeared in small numbers near the downtown core, typically priced above $550,000 and featuring open floor plans, quartz countertops, and energy-efficient systems.

Lot Sizes and Land

Lot sizes vary considerably by area. Homes near Andover Center and the historic district tend to sit on smaller lots, often between 0.2 and 0.5 acres, with mature trees and established landscaping. Move further out toward the Haggetts Pond area, West Parish, or the Shawsheen River corridor and lots of one to two acres become common. Andover also has significant conservation land, including the 3,000-plus-acre Harold Parker State Forest straddling the Andover and North Andover border, which means some neighborhoods back directly to permanently protected open space.

3. Andover Neighborhoods: Housing Types and Price Ranges by Area

Andover is not a single uniform market. Different sections of town offer distinct housing stock, lot characteristics, and price points. Understanding these differences matters whether you are setting a budget as a buyer or pricing a home as a seller. The sections below describe each area by its physical features, not by any ranking or characterization. For questions about which area fits your priorities, working directly with a local agent is the most reliable approach.

In-Town and Historic Center

The area surrounding Andover Center, Main Street, and the Phillips Academy campus contains some of the oldest and most architecturally varied housing in town. Victorian Colonials, Federal-style homes, and converted multi-unit properties from the early 1900s sit alongside post-war Capes and Ranches. Walking distance to the train station, the Andover Public Library, and the restaurants and shops along Main Street is a defining feature of this section. Prices here range from roughly $700,000 for a smaller Cape to well over $1.5 million for a fully restored Victorian on a corner lot.

West Andover and Shawsheen Valley

West Andover stretches toward the Tewksbury and Wilmington town lines and contains a mix of mid-century Ranches, split-levels, and 1970s to 1990s Colonials on larger lots. This section of town tends to offer more square footage per dollar than the in-town area. Lot sizes of half an acre to a full acre are common. The Shawsheen River runs through portions of this area, and several streets back to conservation land. Prices in West Andover generally range from $700,000 to $1.1 million for single-family homes, depending on condition and lot.

South Andover and River Road Corridor

South Andover, which borders North Reading and Wilmington, includes established Colonial subdivisions built primarily in the 1980s and 1990s. Cul-de-sac streets, two-car garages, and lots of a half acre or more are the norm. The River Road area along the Shawsheen River offers some of Andover's most spacious properties, with several homes on lots exceeding two acres. Prices in this corridor run from approximately $850,000 to over $1.4 million. Commute times to downtown Boston via Route 93 from South Andover are roughly 35 to 45 minutes outside of peak hours.

North Andover Border Areas and Ballardvale

The Ballardvale village area, near the MBTA commuter rail stop on the Haverhill Line, has a distinct character from the rest of Andover. Mill-era architecture, smaller lots, and a mix of single-family homes and condos define this pocket. It draws buyers who want train access without the price premium of the main Andover station area. Homes here range from $550,000 to $850,000 for single-families. The areas near the North Andover town line, particularly around Haggetts Pond and Harold Parker State Forest, feature larger lots and more rural character, with prices reflecting the additional land.

4. Seasonal Timing in the Andover Market

Timing your move in Andover matters more than in many markets because inventory is thin year-round. The seasonal pattern is real and predictable, but it does not mean there is a universally correct time to buy or sell. Each window has trade-offs.

Spring: The Busiest Window

March through June brings the highest volume of new listings and the most buyer activity in Andover. Sellers who list in this window benefit from maximum exposure and frequently see multiple offers within the first week. Buyers face the most competition during this period, and waived contingencies and escalation clauses are common on well-priced homes. If you are a seller with a move-in-ready home, spring is historically your strongest window. If you are a buyer, spring offers the most choices but requires preparation: financing pre-approved, inspection strategy decided, and offer terms ready before you tour.

Summer and Fall: Secondary Opportunities

July and August see a dip in new listings but buyer demand does not fall away entirely, particularly from relocating households on corporate timelines. September and October bring a secondary surge of activity as sellers who missed the spring window list before winter. Fall listings in Andover often attract serious buyers with fewer competing offers than spring, which can work in a buyer's favor. Homes that sit through the summer and re-list in September sometimes come with price adjustments, creating negotiating room that spring buyers rarely see.

Winter: Lower Volume, Different Dynamics

November through February is the slowest period for new listings in Andover. Fewer homes come to market, but the buyers who are active in winter tend to be highly motivated, often on relocation timelines or under contract on their current home. Sellers who list in winter face a smaller audience but less competition from other listings. Buyers in winter sometimes find sellers more willing to negotiate on price or terms, though the selection of available homes is the most limited of any season.

5. What Buyers and Sellers Should Know About Market Conditions in 2026

The Andover market in September 2026 remains supply-constrained. Months of supply, a measure of how long it would take to sell all current listings at the current pace of sales, has stayed below two months for most of the past year. A balanced market sits at roughly five to six months of supply. That gap between supply and demand continues to support prices and limit the negotiating leverage buyers can expect on most properties.

Inventory Levels and Competition

Active listings in Andover at any given point in 2026 have numbered between 30 and 60 single-family homes, which is low for a town of roughly 36,000 residents. New construction adds very little to that total because Andover has minimal undeveloped land within town limits. The result is that well-priced homes in good condition often receive offers within 7 to 14 days of listing. Overpriced homes do sit, and price reductions after 30 or more days on market signal an opportunity for buyers willing to wait.

Days on Market and List-to-Sale Ratios

Median days on market for sold single-family homes in Andover has held between 12 and 22 days for most of 2026, with spring sales skewing toward the lower end of that range. List-to-sale price ratios on homes that sold within the first two weeks have consistently run at or above 100 percent, meaning most competitively priced homes are closing at or above asking. Homes that linger past 45 days typically close below list price, often by 3 to 6 percent.

What This Means If You Are Selling

Pricing accurately from day one is more important than ever. Sellers who overprice by even 5 percent in this market often watch their home sit while comparable properties sell, then face the stigma of a price reduction. Pre-listing preparation, including fresh paint, professional photography, and addressing deferred maintenance, consistently shortens time on market and supports higher offers. Sellers with homes in the $900,000 to $1.2 million range are currently in the most active price band in Andover, where buyer demand is deepest.

What This Means If You Are Buying

Buyers need to move with preparation, not speed. Having a full pre-approval letter, not just a pre-qualification, before touring homes is essential. Knowing your inspection approach in advance, whether you plan to waive, use an informational inspection, or request a standard inspection contingency, is a conversation to have with your agent before you find a home you want. In a market where the difference between winning and losing an offer often comes down to response time and offer clarity, buyers who have worked through these decisions ahead of time are at a significant advantage.

For a broader look at what is available in the current market and how to approach the search process, the 2026 Andover homes for sale guide on this site walks through the buying process in detail with Andover-specific context.

6. Key Numbers to Know: Andover Market at a Glance

The figures below reflect conditions in September 2026 and are drawn from local sales data. Use them as orientation points, not as guarantees, because individual streets and property conditions create meaningful variation within these ranges.

• Median single-family sale price: $900,000 to $1,050,000 as of September 2026, varying by month and neighborhood.
• Price per square foot: $370 to $440 for most single-family homes; higher for updated or waterfront properties.
• Entry-level single-family range: $650,000 to $750,000 for smaller or dated homes needing updates.
• Condo and townhome range: $400,000 to $650,000 depending on size, location, and age of building.
• Median days on market: 12 to 22 days for sold homes in 2026; spring sales closer to 12, fall and winter closer to 22.
• Months of supply: Under two months for most of 2026, indicating a seller-favored market.
• List-to-sale ratio: At or above 100 percent for homes that sell within the first two weeks of listing.
• Commute to Boston: Approximately 50 to 60 minutes on the MBTA Haverhill Line commuter rail; 35 to 50 minutes by car via I-93 outside peak hours.

For additional context on how these figures have shifted over the past year and how Andover compares to neighboring communities, the Andover MA real estate FAQ offers useful background on pricing trends and market mechanics specific to this town.