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Laura Bennos has been a Sudbury resident for over a decade, and has deep experience supporting home buyers and sellers in the area. Sudbury Weekly caught up with her to learn more about the state of the Sudbury real estate market, and the latest considerations for anyone looking to make a move in the Sudbury market. Thank you, Laura, for taking the time to answer our questions!
Let’s start with the big picture — how would you describe the current state of the Sudbury housing market right now?
Homes are selling in fewer than 30 days in many cases, though that number can vary significantly depending on how well the property is staged, priced, and marketed. The “blitz-speed” pace of 2021–2022 is less universal now; buyers are a bit more discerning, and sellers can’t push exorbitant pricing without consequences. Buyers are more cautious about overpaying, especially given higher mortgage rates. There is more scrutiny on inspection results, property condition, and long-term value. Some buyers are waiting or stepping back until they see more favorable interest rates.
We’ve noticed a recent uptick in price reductions on listings around town. What’s driving that shift?
It’s true, we’re seeing more price adjustments lately, and it really comes down to three fundamentals: preparation, presentation, and pricing.Buyers today are savvy and selective. They’re comparing every home online before they even step foot inside, and the homes that shine are the ones that are thoughtfully prepared, beautifully presented, and priced in alignment with current market conditions. When any of those three pillars are off…. maybe the home wasn’t fully ready for market, the photos didn’t capture its best features, or the price was set with last year’s sold prices in mind, the market responds quickly. Interest fades (or never really starts), days on market tick up, and sellers end up making price adjustments to regain traction.
The Sudbury market is still healthy and moving, but it’s no longer forgiving. Homes that launch strategically tend to sell at asking or even sometimes over ask, while those that skip the prep or overreach on price are the ones we see reducing later. In this environment, success is about positioning the property correctly from day one. The homes that are polished, priced right, and marketed with care are still selling swiftly and competitively.
Sudbury has long been seen as one of the premier suburban markets west of Boston. Is that reputation still holding strong, and have there been any shifts in surrounding towns?
Sudbury has long been one of the most desirable suburban markets west of Boston.
- Excellent school system
- Spacious lots, privacy, greener
- Relatively easy access to major routes / Boston while still feeling very “suburban”
- High quality of life: community feel, safety, etc.
That reputation is absolutely still in play. Homes in premium neighborhoods or with standout features continue to command attention and strong prices. However, we’re seeing clear pressure on the upper end of the market, especially from changes in how and where people work making a 5 day in office commute to Boston or Cambridge difficult. Other towns have also been just as desirable but buyers are weighing the commute vs getting a bit more for their money in Sudbury as opposed to other towns with easy city proximity.
For buyers, what kinds of opportunities are emerging right now that weren’t available a year or two ago? Is there a “sweet spot” in price range or property type where deals are actually happening?
This Summer, Sudbury’s home prices experienced a notable dip of 12.1% year-over-year, with the median sale price settling at $1.1 million. This trend aligns with a broader regional pattern, where several towns, including Sudbury, are witnessing price reductions, offering buyers more negotiating power and a wider selection of properties. For buyers seeking value, the $900,000 to $1.2 million range is particularly compelling. This segment includes a variety of property types, from well-maintained colonials to updated split-levels and ranches, many with finished basements or expansive yards.
Sudbury’s homes tend to be larger and older than average — how is that affecting sales in an era when some buyers seem to want newer, smaller, and closer to everything?
While some buyers prefer newer, smaller homes closer to amenities, Sudbury still attracts those seeking space, privacy, and classic charm. Sales are supported by a mix of renovated homes that feel modern and a handful of new constructions, offering contemporary features while preserving the town’s appeal. Buyers who are flexible can find opportunities in both updated older homes and select new builds.
Looking ahead five to ten years, what’s your outlook for Sudbury’s real estate market? Do you expect steady growth, a correction, or something in between?
I have realistic optimism, over the next 5–10 years I expect Sudbury to land somewhere between steady, modest growth and a gently rolling market. Not wild pandemic-like booms, not a crash. The town’s fundamentals (good schools, large lots, strong suburban appeal) keep demand resilient, while regional forces (inventory shifts, interest-rate sensitivity, and office/commute patterns) will temper the pace and create cyclical ups and downs.
The Select Board and Planning Board have been talking more about housing diversity and affordability. As someone who works closely with buyers, do you find that they’re looking for a broader variety of housing stock?
The more variety we have in housing inventory the more buyers we can bring to town. While the town’s larger homes and scenic lots still appeal, many younger buyers and downsizers want newer, lower-maintenance, and more affordable homes. The lack of smaller condos, townhomes, and single-level options is pushing some would-be residents to nearby towns. From an agent’s view, the demand for diverse housing is clear, the buyer pool is evolving faster than the available inventory. Expanding Sudbury’s housing mix would help keep the community vibrant and welcoming for all stages of life.
Finally, what advice would you give to Sudbury homeowners thinking about selling in the next year?
My best advice? Start preparing now, months before you ever plan to list. In Sudbury, where buyers are discerning and competition can be strong, the homes that sell quickest and command top dollar are the ones that have been thoughtfully prepped and positioned well in advance. That means tackling maintenance items, fine-tuning presentation, and strategizing pricing early. Even small improvements, fresh paint, updated lighting, polished landscaping can make a measurable difference. Partnering with an agent early allows time to plan, stage, and market your home intentionally rather than reactively and that preparation almost always translates into a smoother sale and stronger return.
What didn’t we think to ask? What else should residents, buyers and sellers know about the Sudbury market?
I think you about covered it. Great questions. If your readers have any further questions about their home specifically please reach out!
Laura Bennos
Realtor
Gibson Sotheby’s | International Realty
Call/Text 774-930-2237
[email protected]
Follow @laurabennos_re
www.facebook.com/LauraBennosRealEstate
www.laurabennos.com