Whether you’re buying or selling, 2026 will be a year of both opportunity and complexity in the Massachusetts housing market. With shifting interest-rates, evolving buyer expectations, and new legislation in place, having your strategy locked in matters more than ever. Below, we walk through key trends, legal updates, and practical steps for buyers, sellers—and your team at The Movement Group.
After the rapid rise in home prices, many markets are showing signs of cooler momentum—shifts from “seller’s funnel” to more balanced dynamics.
Buyers are increasingly demanding value: condition, systems, walkability, and long-term cost of ownership matter.
For sellers, staging, timing, and pricing remain crucial. Properties that are well-prepared continue to sell strongly; those that aren’t are spending more time on market.
One of the most important changes for 2026 is the new inspection-law regime. If you’re working with buyers or sellers, this is critical to understand.
As of October 15, 2025, under Massachusetts law (linked to the Affordable Homes Act) and regulation 760 CMR 74, a seller or listing agent may not condition the acceptance of an offer on the buyer waiving, limiting, or restricting a home inspection. WCVB+2Lamacchia Realty+2
The law requires that the buyer receives a “Mandatory Residential Home Inspection Disclosure” form signed by both seller and buyer at or before the time of the first written agreement. Freeman Mathis & Gary+1
The parties cannot include contract clauses that “render a home inspection meaningless”—for example, extremely short inspection windows or denying the buyer the option to withdraw based on inspection results. Lamacchia Realty+1
Exemptions apply for certain transactions: public auctions, transfers between family/related parties, new construction under warranty, etc. Massachusetts Real Estate Law Blog+1
Why this matters:
For buyers, you now have stronger leverage and protection. You’re not under as much pressure to skip an inspection just to win an offer.
For sellers, it changes how you structure offers and your disclosure obligations. A listing strategy needs to integrate this reality.
For you as an agent/team, this is a differentiator: walk your clients through the law, show you’re compliant, and that builds trust.
If you’re guiding a buyer client, here’s what to emphasize:
Get fully pre-approved and understand your budget, including long-term ownership costs (insurance, maintenance, taxes).
Leverage the inspection law: never waive inspection by default; use your inspection contingency wisely.
Look beyond just “list price.” Evaluate condition, systems (roof, HVAC, plumbing), and location. A house in top condition in a good area still commands premium, but you’ll have more ammunition in negotiations.
Be ready to act—but thoughtfully. With the inspection rights safeguarded, you can still show strength in your offer (adjusting closing date, earnest money, etc.).
Use your agent/team to navigate inspection negotiations before the P&S if possible. Clarify what you’ll ask for in repairs vs what you’ll accept “as-is.”
For sellers, the checklist shifts in this environment:
Pricing remains key. Overpricing in a slightly cooling market will lead to longer days on market, which can cost you more in the long run.
Preparation pays off: buyers will dig deeper because they have inspection power. Make sure major systems are in good shape (roof, foundation, HVAC). Consider a pre-listing inspection to reduce surprises.
Marketing needs to tell a compelling story: “Turn-key,” “low maintenance,” or “coastal lifestyle” (for properties in that niche) matter more than ever.
Update your listing and offer strategy to reflect the inspection law. Your listing agent should proactively provide the required disclosure form, and avoid any language that suggests you’ll only accept offers that waive inspection.
Be flexible in negotiation: The buyer now has more confidence and rights, so be ready to respond to inspection findings thoughtfully.
Offer to Purchase / Contract to Purchase: Ensure the inspection clause is compliant, gives a reasonable time to schedule and review, and allows withdrawal if unacceptable conditions are discovered.
Purchase & Sale Agreement (P&S): Must reference the inspection disclosure. Make sure deadlines (inspection, negotiation of repairs) are clear and reasonable.
Inspection Addendum: Use this to map out repair/replace expectations, timeline for responses, and what happens if the buyer doesn’t accept the results.
Disclosure Forms: As mandated by law, sellers need to deliver the inspection disclosure form and any standard seller disclosures (lead paint, smoke detectors, septic/titles if applicable) early in the process.
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13 Albion St.
Wakefield MA, 01880
The Movement Group