Hull Is Now a Million-Dollar Market, and Buyers Are Still Getting 3% Off

Data: MLS PIN, single-family homes, Hull, through September 30, 2026.

Hull crossed a line this year.

The average single-family home in Hull sold for $1,024,981 in the second quarter of 2026 and $1,017,158 in the third. Two consecutive quarters above $1 million is a first in our Hull records. A year earlier, in Q3 2025, the average was $895,455.

September put an exclamation point on it: ten sales at an average of $1,174,600, Hull’s highest monthly average since March 2024 and the highest on ten or more sales in our data.

And yet the thing that made Hull unusual in our August report has not changed at all. Buyers in Hull still pay less than the asking price.

Caption: Two straight quarters above $1 million.

The discount that won’t go away

Hull homes sold for 96.76% of asking in Q3 2026 and 97.12% in September. On September’s average sale, that works out to roughly $35,000 between list price and closing price. Hull has now sold below list in 16 of the last 19 months.

That makes Hull an outlier twice over. It is the most expensive market we cover, and it is the one where buyers have the most leverage at the negotiating table.

Our explanation in August still holds. Hull’s demand is largely optional. Its buyers are second-home owners, retirees and people who want to live on the water, and each of them can walk away. A peninsula with one road in and out, flood insurance on most of its housing stock, and a seasonal market does not create urgency the way a commuter suburb does. Sellers set ambitious asking prices, and buyers negotiate them down.

What did change: speed

Here is the quiet improvement in Hull’s quarter.

Homes that closed in Q3 2026 averaged 53.7 days on market, down from 67.2 in Q3 2025, a 20% speed-up. September’s closings averaged 52 days, against 87 a year earlier.

Caption: Hull homes are still slow to sell, but faster than a year ago.

Supply has helped. Hull carried 28 listings at the end of September against 33 a year ago, and months of inventory fell from 3.47 to 2.38. Hull is the only town in our South Shore coverage besides Halifax with fewer homes for sale than last September.

The million-dollar question for this winter

The listings Hull has now are pricier than ever. The average asking price on active Hull listings is $1,350,633, the highest in our 19-month record, and those homes have been on the market an average of 82 days.

That sets up the next few months. Many Hull buyers pay cash or put large amounts down, which cushions them from the jump in mortgage rates. But buyers financing a $1 million-plus purchase with a jumbo loan are looking at a monthly principal and interest payment about $425 higher at 7.28% than at 6.5% on a home at Hull’s Q3 average. Combined with $1.35 million asking prices and a buyer pool that never had to buy in the first place, our expectation is that the 3% discount gets wider before it gets narrower.

Read how Hull compares with the rest of the region in our South Shore Q3 2026 vs. Q3 2025 roundup, and see our August report on Hull’s negotiating market for the background.

Selling a Hull home that isn’t ready for a million-dollar buyer

Million-dollar buyers expect million-dollar condition. Hull’s housing stock does not always deliver it: converted summer cottages, homes in flood zones that need elevation work, houses with storm damage or salt-air wear, and properties with damage that is harder to see. Our guide to selling after a fire is built around a house right here in Hull, and it shows how smoke damage that reaches rooms the fire never touched can turn a contained repair into a whole-house project.

Homes like that rarely sell well on the open market in Hull. They sit for months, and the negotiating discount gets steeper.

Bluefin Property Buyers buys Hull homes as-is for cash. Flood zones, storm and fire damage, unfinished renovations, estates with several heirs: none of that has to be resolved before we close. We are a Massachusetts company that does the renovation work ourselves, so we price it in and handle it after the sale. If you would like a firm number instead of a long negotiation, request a cash offer from Bluefin Property Buyers.

Take the easy way out.

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