Published September 23, 2026 in Market Update

JP Sellers at $1.45M and Up Give Up More Than Any Other Price Range

By Juan Murray

Real estate, Jamaica Plain

I pulled every lived-in home listed in Jamaica Plain and tracked one thing: which price ranges lost the most sellers to no sale. Not slow sales. Not price cuts. Homes that came off the market and never came back. The numbers stop at September 23, 2026. Five price ranges. One clear loser, and one result that surprised me.

Nearly 1 in 5 JP sellers at $1.45M and up walked away with nothing

Of every home priced at $1.45M and up, 19.7% came off the market with no sale. That is 12 homes. The ones that did sell took a typical 28 days and closed at $1,780,000, which was 99.4% of what they first asked. So the range can work. But nearly 1 in 5 sellers there never got to that finish line.

The gap between the homes that gave up and the homes that sold comes down to one number: $150,999. That is how much more the homes that gave up first asked, compared to the homes that sold. The typical first asking price for homes that gave up was $999,999. For homes that sold, it was $849,000. Pricing is where this starts.

The $800K to $1.05M range had the second-highest give-up rate at 17.2%. That is 10 homes. The typical home there sold at $882,500 in 21 days, and the typical home got 100% of what it first asked. Two ranges, similar give-up rates, very different prices. The pattern is not just about high prices.

The range nobody expects to struggle is $600K to $800K, and it does not

The $600K to $800K range had the lowest give-up rate in JP: 7.9%. Only 6 homes walked away with no sale. The typical home sold in 25 days at $698,000, and the typical home got 99.4% of what it first asked. That is not a bidding war range, but it is a reliable one.

The $1.05M to $1.45M range is the real surprise on the other end. It had a give-up rate of only 9.8%, the second lowest of any range. The typical home got 100.4% of what it first asked, and sold in 20 days. That is the fastest of any range. If you are pricing in the low millions, JP buyers are there.

Under $600K sits in the middle at 10.9%. Seven homes gave up there. The typical home sold at $529,000 in 25 days and got 98.8% of its first asking price. That small gap, 1.2 cents on every dollar, is worth watching. It means some sellers in that range started too high and had to adjust.

The $1.05M to $1.45M range also had the fewest homes give up in raw numbers: 6, the same as $600K to $800K, but out of 61 total homes versus 76. That is a tighter pool and a better outcome. Sellers in that range who priced honestly moved fast and got paid.

Compare that to $1.45M and up, where 12 homes gave up out of 61 total. Same pool size, more than twice the losses. The difference is not the neighborhood or the buyers. It is the asking price relative to what the market will bear. The homes that sold at $1.45M and up closed at $1,780,000. The homes that gave up across the whole market first asked a typical $999,999, against $849,000 for the homes that sold. That $150,999 gap is where sellers lose.

Right now, 83 homes are for sale in JP. Of those, 26 have already dropped their price. The typical cut is $55,000, which is 4.9% of what they first asked. The biggest single cut was $200,000. Those are not small adjustments. They are the cost of getting the price wrong the first time.

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

If you are selling, the give-up numbers are a direct warning about first asking price. The homes that gave up first asked $150,999 more than the homes that sold. That gap is not a coincidence. The market has 2.2 months of supply, which favors sellers, but only if the price is honest.

If you are buying, the give-up rate at $1.45M and up means more homes are available at the top than the sold numbers alone suggest. Some of those sellers will come back. Rates are not helping: the 30-year fixed averaged 6.95% as of September 17, 2026, up from 6.26% a year ago, according to Freddie Mac's weekly rate survey. That raises your monthly cost on any home. In the $1.45M range especially, a seller who has already tried once may be more willing to negotiate than the first time around.