Happy New Year! As we kick off 2026, I’m seeing some interesting trends in our Central Massachusetts real estate market, and I wanted to share what’s happening right now—both the opportunities and the important protections that just came into effect.
We all know somebody who says January is a slow time for real estate. Think again. I just listed 5 Partridge Hill Road in Westminster on New Year’s Eve day—December 31st!—and we hit the ground running with open houses both days that first weekend of the year. We had a steady stream of serious buyers walking through, and by the end of that first weekend, my clients were reviewing multiple offers. It was a great reminder that motivated buyers don’t take time off just because it’s cold outside. Year after year, I’ve seen that the buyers who are out looking this time of year tend to be the most serious and ready to move.
This tells me that despite the winter weather, our local market remains competitive for well-priced, well-presented homes. Buyers are out there, pre-approved and ready to act.
I’ve mentioned this before, but it’s interesting to see how it’s playing out. Here’s something every buyer and seller needs to know: Massachusetts just implemented a new law that changes the playing field in a really important way. Buyers can no longer waive their home inspection contingency in their offers.
Let me tell you why this matters so much. From 2020+, we saw bidding wars where buyers—desperate to make their offers stand out—would waive their inspection contingency. It seemed like a smart competitive move in the moment, but it often led to buyer’s remorse and sometimes financial disaster when major issues surfaced after closing.
Now, that’s off the table. Every buyer gets to have a professional home inspection, period. They don’t actually have to have the inspection, but they won’t be snubbed by sellers in the offer phase. This levels the playing field and, honestly, it protects everyone involved. I remember dozens of meetings with sellers, after the open house dust had settled–looking at a spreadsheet of multiple offers and sellers would immediately disregard offers that had home inspection contingencies. In defense of sellers, I don’t think there were many who were actively trying to hide something, but sellers liked having a clearer path to closing, knowing that they wouldn’t be getting part way in to a transaction and the buyer can just back out.
Why This Protection Matters: A Real World Example
I recently worked with a buyer on a home purchase right here in Westminster, and this situation perfectly illustrates why the new inspection law is so crucial. The sellers were very reasonable people. My buyer client was great, too. Everyone was acting in good faith. But here’s the thing about houses—they can surprise you, and not always in a good way.
This particular house just kept surprising us during the inspection process. What we thought would be a straightforward purchase turned into a serious negotiation when the inspector uncovered some significant issues. We’re talking about a roof that needed complete replacement and an electrical service and panel that had water damage and was potentially dangerous—both requiring full replacement.
These aren’t small repairs. These are major, expensive, safety-critical systems. A new roof can easily run $15,000-$30,000 depending on the house. A complete electrical service upgrade? Another $5,000+.
Thanks to that home inspection, we were able to negotiate with the sellers to address these issues before closing. My buyer didn’t have to drain her savings account three months after moving in to replace a failing roof or upgrade dangerous electrical work. She knew exactly what she was getting into and had the leverage to make sure these big-ticket items were handled fairly.
If she hadn’t had that home inspection—if she’d been in a situation where she’d waived it to compete—she would have paid fair market value for a house with major hidden problems. That’s a scenario that could have been financially devastating. The new law prevents exactly that kind of situation. It ensures that every buyer, regardless of how competitive the market is, gets to make an informed decision about probably the biggest purchase of their life.
What This Means for Buyers
If you’re thinking about buying in 2026, here’s my advice:
Get solidly pre-qualified with a local lender. Notice I said “local”—there’s a reason for that. Local lenders understand our Central Massachusetts market, they close on time, and sellers’ agents recognize names and who they can trust to have fully vetted the buyers before issuing a pre-qualification letter. A pre-qualification letter from a lender I’ve never heard of in another state doesn’t carry the same weight as one from a respected local lender who I know will actually get the deal done.
With the inspection contingency now mandatory, your competitive edge comes from:
- Strong financing (solid pre-approval, good down payment)
- Flexibility on closing timeline
- Responsiveness and professionalism throughout the process
- Working with an experienced agent who can guide you through negotiations
The good news? You’re protected. You will get your inspection. You will know what you’re buying. And if there are issues, you’ll have the opportunity to negotiate or walk away.
What This Means for Sellers
For sellers, this law actually simplifies things in some ways. You know that every offer coming in will not have language around whether or not the buyer has an inspection contingency, so there’s no need to weigh “inspection waived” as a factor in comparing offers.
My recommendation? Be proactive. Consider getting a pre-listing inspection so you know about any issues before buyers do. This allows you to either fix problems upfront or disclose them honestly and price accordingly. Buyers appreciate transparency, and it can actually speed up your sale and reduce stress during the negotiation phase. Not all sellers would want to do that, I know I’d be nervous about what might come up–just because my house is 50 years old, has had multiple additions and is a bit homemade. Actually, now that I think about it, I’m going to find my home inspection report from 2016 and see if we’ve fixed everything that came up. I’ll never forget that day, actually–home inspection day at my house. The house is large because we bought it specifically to build an Accessory Dwelling Unit inside the existing footprint. After several things coming up throughout the inspection, we all went up to the attic. Not good when you hear ‘Uh oh’ and the word ‘wet’ in your favorite home inspector’s voice. Damn. There was some chimney work that had been done and the flashing wasn’t properly installed, and unfortunately that also caused a mold problem. Not to get off on a tangent, but buyers typically consider water quality issues, mold and radon to be ‘seller problems’–so if you’re going to have to fix them for a buyer, you might as well fix them ahead of that.
*I looked for my home inspection report but didn’t find it. I did, however, find the repair agreement, which validates my story about the inspection. Standing water in the attic, LOL. The photo at the top of this story IS my actual house, just a long time before we bought it. Someone local who knows the house may have a comment for me on it. I’m guessing because of the car, it dates to the mid-1970s.
The sellers in my Westminster transaction were great about working with us on the roof and electrical issues because they understood these were legitimate concerns. My buyer client also took on some of the other inspection items that came up, so it worked out. That goodwill and reasonableness led to a successful closing where everyone felt good about the outcome.
Looking Ahead: Spring 2026 Market
January’s activity suggests we’re heading into a spring market with solid buyer demand. If you’re thinking about selling in late winter, spring, or summer 2026, now is the time to start strategizing.
I’m working with several clients right now on their pre-listing plans—everything from minor cosmetic updates to major renovations, pricing strategy, and timing. The sellers who do well are the ones who plan ahead, present their homes beautifully, and price them right from day one.
That 5 Partridge Hill Road listing I mentioned? It succeeded right out of the gate because we prepared it properly, priced it strategically, and marketed it effectively. Multiple offers after one weekend didn’t happen by accident right now—it happened because we had a plan and executed it well.
Whether you’re curious about selling, actively planning to list, or just want to know what your home might be worth in today’s market, I’m here to help.
If you’re thinking about selling: Let’s get strategizing now for a late winter, spring, or summer listing. The preparation work we do in these next few months can mean tens of thousands of dollars difference in your final sale price.
If you’re just curious: That’s perfectly fine too! I’m happy to have a comfortable, no-pressure conversation. We can look at recent sales in your area, talk about what your home might fetch in today’s market, and discuss what kind of preparation might make sense if and when you decide to sell. There’s no obligation—it’s all about information gathering and making sure you have the facts.
If you’re ready to buy: Let’s get you connected with a great local lender and start the search process. With the new inspection protections in place, you can make offers with confidence knowing you’ll have the information you need to make smart decisions.
The Central Massachusetts market is strong, buyers are active even in January, and the new inspection law is protecting consumers in important ways. It’s a good time to be in real estate around here.
Ready to talk? Give me a call or send me an email. I’d love to help you navigate whatever comes next in your real estate journey.
Here’s to a great 2026!
If you, or anyone you know, are moving to (or from) Central Massachusetts, I’m here to deliver an exceptional experience. My team combines strong communication, proven strategies and deep local expertise to guide throughout the home selling and buying process. If you’re considering the purchase or sale of residential real estate, you owe it to yourself to have a confidential conversation with me.
Jennifer Shenk, Real Estate Broker
Keller Williams Realty North Central
107 Main Street, Westminster
Call/Text: 978 870 9260
Email: jennifershenk@kw.com
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