Nearly Half of Hyde Park's Active Listings Already Cut Their Price
Stop pricing high to leave room to negotiate. It does not work in Hyde Park, and the numbers prove it. I pulled every listing through September 21, 2026.
Nearly half the homes for sale right now have already cut their price
There are 35 homes for sale in Hyde Park today. Seventeen of them have already dropped their price. That is 48.6% of everything on the market, and those sellers started exactly where you might be thinking of starting: high, with room to come down.
Together, those 17 sellers have given back $492,696. The typical cut is $25,000. The biggest single cut is $73,500. That is not negotiating room. That is money left on the table after buyers already moved on.
Pricing high does not create leverage here. It creates a stale listing. Buyers in Hyde Park can see how long a home has been sitting. When they do, they either skip it or come in low. Neither outcome is what you wanted when you set that number.
| Sold in month 1 | Sold in month 2 | Sold in month 3+ | |
|---|---|---|---|
| Homes sold | 65 | 21 | 15 |
| Typical days to sell | 18 | 44 | 74 |
| Sold vs. first price | 102.3% | 97.7% | 93.6% |
- Price at the number the market will actually pay on day one.
- Homes priced right from the start sold at 102.3% of what they first asked.
- Homes that sat past the first month sold at 97.7% or less.
Who can ignore this
If you are selling in the $750K to $900K range, your odds look different. Only 8% of homes in that range gave up without a sale, the lowest of any price band. If your home is priced there and genuinely comparable to what sold, you have more room to hold firm.
Buyers paying cash or coming in with a strong pre-approval can also move fast enough that the price cut cycle does not touch them. If you find a home on day one, before the seller panics, you are in a better spot than someone circling a listing that has been sitting for six weeks.
What sellers and buyers should each do right now
If you are selling: look at what homes in Hyde Park actually sold for, not what they first asked. The 65 homes that found a buyer in the first month closed at 102.3% of their first price. The 15 homes that took three months or more closed at 93.6%. That is an 8.7-percentage-point gap, and it comes directly from where the price started. Price it right on day one and you are in the first group. Price it high and you are chasing the second.
If you are buying: the 17 homes that have already cut their price are worth a second look, but go in with the sold data, not just the current ask. Nationally, the 30-year fixed-rate mortgage averaged 6.95% as of September 17, 2026, up from 6.76% the week before (Freddie Mac's weekly rate survey). Every week you wait costs more in rate. A home that has been sitting and has already cut once may cut again, but the rate clock is running either way.
- My market data, every listing, as of September 21, 2026
- Freddie Mac Primary Mortgage Market Survey, September 17, 2026
- National Association of Realtors, August 2026 existing-home sales report
Your next step
(617) 721-0961Text me your address and I will send back where your home sits against what actually sold in Hyde Park, before you pick a number. Takes a day, costs nothing.
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