Published October 2, 2026 in Market Update

Can You Still Get Over Asking in Beverly? It Depends on Your Price.

By Cynthia Nina-Soto | Nina-Soto Realty

Real estate, Beverly SF 6m Vibes Market Data

I pulled every single-family sale in Beverly over the last six months, through September 29, 2026. One question kept coming up from sellers: can I still get over asking? The short answer is yes, but only if you are priced in the right range. At $1,000,000 and up, fewer than 52 in 100 homes sold at or over their asking price. Everywhere else, that number was 73.3% or better. That gap is the whole story.

Over asking is real, but the price you set changes everything

The $700,000 to $800,000 range was the strongest. 83.3% of those homes sold at or over what they asked. The $800,000 to $1,000,000 range was close behind at 78.1%. Under $700,000 came in at 73.3%. Those are all solid numbers.

Then you hit $1,000,000 and up, and the picture changes. Only 51.5% of those homes sold at or over asking. That means 48.5% of homes in that range sold for less than the seller asked. The over-asking story that sellers hear all the time is true below $1M, and only about half of homes above it made it to asking price or better.

There is a reason for this that the numbers show clearly. When I look at what homes first asked, the $750,000 to $900,000 range was the sharpest: the typical home there sold for 106.4% of what it first asked, and not one home in that range gave up. Zero. The $900,000 to $1.3M range actually did well too, at 108.4%, which tells you that pricing just under $1.3M and letting buyers compete can work. But homes priced at $1.3M and up from the start averaged only 97% of what they first asked, and they took 18 days to sell instead of 7.

The homes that gave up tell you where the real risk is

15 homes came off the market with no sale and never came back. That is 1.1 for every 10 that sold. It does not sound like a lot until you look at where they clustered. The $650,000 to $750,000 range had 6 homes give up, a 17.1% give-up rate. The $1.3M and up range had 4 give up, a 16.7% rate. The $750,000 to $900,000 range had zero.

The homes that gave up first asked a typical $699,000. The homes that sold first asked a typical $799,000. The homes that gave up asked $100,000 less than the homes that sold, which means pricing low did not protect them. If your home is priced under $700,000, that is not a reason to panic, but it is a reason to make sure everything else is right before you list.

The market is still tight, but August and September told a different story

There are 30 homes for sale right now in Beverly. At the pace homes have been selling, every one of them would be gone in about a month. Under four months of supply favors sellers, and Beverly is sitting at one. That is still a tight market.

But look at the monthly numbers and you see a shift. In May 2026, the typical home sold for 107% of what it first asked. In July, it was 108.5%. Then in August and September, it dropped to exactly 100%. The typical home still sold, but sellers stopped getting more than they asked. The over-asking wave did not disappear, but it cooled off heading into fall.

The share of homes selling at or over asking also shifted. In April and May combined, 83.3% of homes hit that mark. In June and July combined, it was 69.8%. That is a real drop, even in a market with only one month of supply.

Right now, more than a third of active sellers have already cut their price

Of the 30 homes for sale in Beverly right now, 11 have already dropped their price. That is 36.7% of what is on the market. The typical cut is $100,000, and the biggest single cut so far is $1,600,000. The total dollars cut across all active listings is $3,215,700.

A price cut is not always a sign something is wrong with a home. But it does mean the seller and their agent read the market wrong the first time. In a market where homes priced right are still selling in 7 days, a price cut usually means weeks of lost time before the correction.

What this means if you are selling or buying in Beverly right now

If you are selling: the data says your best shot at over asking is a first price in the $750,000 to $900,000 range, where 106.4% was the typical result and no home gave up. If you are above $1M, the conversation with your agent needs to be honest. Only 51.5% of homes in that range got to asking price. Pricing with room for buyers to compete still works, but only if the price is believable from day one. Homes that needed a cut lost weeks, not days. The 30-year mortgage rate is sitting at 7.03% as of September 24, 2026, up from 6.30% a year ago (Freddie Mac's weekly rate survey). Buyers are feeling that, and it shows up most at the high end.

If you are buying: homes priced right are still going fast. 81 homes sold in their first week, and those buyers paid a typical 107.9% of asking. If you wait for week two, you are likely paying 101.3% for a home that did not sell in week one, which means something gave buyers pause. That is not always bad, but go in with your eyes open. Above $1M, you have more room to negotiate than you did six months ago. The homes that took two months to sell averaged 95.8% of what they first asked. Patience has a price, but in this range, it can pay.