Selling in Woburn, Middlesex County
Selling your house in Woburn, MA? See what you’d walk away with.
Compare a cash offer with listing with an agent in Woburn: price, fees and timing. Free, takes about a minute, no obligation.
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- Melrose homesMay 2026median sale $877,500 · 81% sold over asking · 11 days on marketSource: Redfin
- Malden homesMay 2026median sale $800,000 · 73% sold over asking · 20 days on marketSource: Redfin
- Medford homesMay 2026median sale $850,000 · 46% sold over asking · 20 days on marketSource: Redfin
- Stoneham homesMay 2026median sale $817,500 · 86% sold over asking · 18 days on marketSource: Redfin
- Wakefield homesMay 2026median sale $880,000 · 76% sold over asking · 17 days on marketSource: Redfin
- Saugus homesMay 2026median sale $635,000 · 81% sold over asking · 17 days on marketSource: Redfin
- Lynn homesMay 2026median sale $610,000 · 64% sold over asking · 23 days on marketSource: Redfin
- Peabody homesMay 2026median sale $673,000 · 63% sold over asking · 21 days on marketSource: Redfin
At a glance
Selling in Woburn.
Woburn is split almost evenly between owners and renters, so condos, two- and three-families and single-family houses all sell here. Woburn requires you to order a final water reading at least 7 days before closing, for $50, any time a municipal lien certificate is requested for a sale.
Full details for Woburn ↓What homes are selling for in Woburn.
May 2026Woburn, all home types · 30 homes soldSource: Redfin
Town-level public statistics, never one house, and not a value for your home. Per-home sales (listed price to sold price) are coming through a partner agent's MLS feed.
Cash offer vs listing in Woburn, side by side.
Type your address and pick the town. We start from the typical house there and use the same math as the calculator. Change the price to your own guess.
Example: the typical single-family house in Woburn. Enter your address to see yours.
List with an agent
Sale price $785,000
- Agent fee −$41,213
- Repairs and prep −$12,000
- Closing and carrying −$14,080
You keep ~$718,000
Sell for cash, as-is
Cash offer $612,300
- Cash buyer's discount −$172,700
- No agent fee, no repairs, no staging
- Closing −$2,792
You keep ~$610,000
Listing keeps about $108,000 more on paper, and takes about 2 months longer. Cash is faster and skips the repairs.
Estimate only, not an offer. Starting price: the typical single-family home in Woburn (August 2026, Zillow Group Data). Assumes a 78% cash offer, 5.25% commission, $12,000 prep, 3 months of carrying costs at $3,500, before any mortgage payoff. Your house is not the typical house. Sources
Local guide
Selling a house in Woburn.
Woburn is outside our eight focus towns. You can still ask for numbers, and we will tell you honestly if we cannot find a local buyer or agent.
Woburn sits where I-93, Route 128 and the Lowell commuter rail line come together, and its tax bill shows it. In FY2026 the city taxed homes at $9.15 per $1,000 of assessed value and business property (commercial, industrial and personal) at $21.43. Over the last five years the residential rate has ranged from $8.06 (FY2024) to $9.34 (FY2022), per the city's tax rate history.
The housing here is more mixed than in Reading or Winchester. The Census puts owner-occupancy at 55.7% (ACS 2020-2024), so more than four in ten occupied homes are rented, and the median owner-reported value is $673,500. That means condos, two- and three-family houses and single-family homes all trade here, and a lot of buyers are comparing a house to a condo. If you own a rental, read the notes on tenants in the multi-family guide.
Woburn's closing paperwork has two rules to plan around. A city ordinance requires you to order a final water reading at least 7 days before closing, and the fire department typically does smoke and CO inspections in one weekday hour, by appointment. Book both early.
The Woburn market
Woburn had 14 to 30 sales a month in spring 2026, so each month below clears the 10-sale guard.
| Month | Sales | Median sale price | Sold above list | Median days on market |
|---|---|---|---|---|
| March 2026 | 14 | $750,000 | 29% | 22 |
| April 2026 | 20 | $707,498 | 40% | 32 |
| May 2026 | 30 | $862,500 | 60% | 20 |
Redfin's single-family row for May 2026 shows 19 of the 30 sales, a median of $880,000 and 63% sold above list. Zillow's August 2026 index puts a typical Woburn home at $759,095 (up 2.2% in a year), a typical house at $784,400 and a typical condo at $606,341.
What it means if you sell: Woburn's spring picked up as it went. In March and April fewer than half of the homes sold above asking and the typical home took 22 to 32 days. By May that flipped to 60% above list and 20 days. The April and May medians are $155,000 apart. The likely reason is the mix of what sold (condos versus houses), not a $155,000 swing in any one home's value. A house and a condo a few blocks apart can have very different prices, so use comparable sales for your own type. Redfin's latest month here is May 2026.
Commuter rail and the Anderson site
Anderson/Woburn station is on the Lowell Line, in MBTA fare Zone 2, and the Amtrak Downeaster also stops there, per the MBTA's station page. In December 2025, a joint venture of Massport, MassDOT and the MBTA put out a request for proposals for a mixed-use development of up to 6 acres at the Anderson Regional Transportation Center, citing a 25-minute train ride to North Station. See the MBTA's announcement. It is a request for a developer, not an approved project, and we found no timeline.
MBTA Communities zoning
Woburn does not appear on the state's list of districts with approval letters as of August 27, 2026 (the list names 157 communities, including Reading, Revere and Winchester). That does not tell you the city is out of compliance, only that we could not find an approval letter. Ask the planning department for the current status.
Woburn checklist
Who to call, and in what order.
Checked 2026-10-07. Town procedures change, so confirm on the linked page.
- Residential tax rate, FY2026$9.15 per $1,000 of assessed value. City of Woburn Assessing Department tax rate table (the city's published rate; commercial, industrial and personal is $21.43)
- Assessor (value and property record card)Woburn Assessing Department (Vision online database). Search by address, owner or parcel ID for the property record. The city asks you to report any errors in the characteristics so the assessors can correct them. The office is on the 2nd floor of City Hall, 10 Common Street, phone 781-897-5830.
- Registry of DeedsMiddlesex South Registry of Deeds. The state's town list puts Woburn in the Middlesex South district, 208 Cambridge Street, Cambridge. Search recorded deeds at masslandrecords.com.
- Smoke and CO certificateWoburn Fire Department, Fire Prevention. Call Fire Prevention at 781-897-1383 to book. Inspections are normally Monday to Thursday between 4 PM and 5 PM. The permit fee schedule lists $50 for one unit, $100 for two units, $150 for three to six units and $500 over six units, per inspection. Pay by check or money order to the City of Woburn; the city says no cash or credit cards. See the statewide certificate guide.
- Sewer or septicWoburn's city code (Title 13, section 13.3.3) makes it unlawful to build or repair a septic tank or cesspool where a public sewer is within 500 feet of the property line and the city can get permission to connect, and it requires properties on a street with a public sewer to connect within 90 days of a Board of Health notice. So a house inside the sewered area should be on the sewer, and a house that is not may be on septic. We could not find a published share of homes on sewer, and the city's Board of Health enforces Title 5 where there is no sewer. If you have septic, see the Title 5 guide. Woburn bills water and sewer twice a year (the FY2027 bills were due September 29, 2026).
- Municipal lien certificate and water billMail a written request with the property address and parcel ID (map, block and lot), a stamped return envelope, and a check payable to the City of Woburn, to the Collector's Office, 10 Common Street, Woburn, MA 01801. The city's fee schedule is $25 for land and one- to three-family property, $100 for four or more families and $150 for mixed-use, utility, commercial and industrial. The city says the average turnaround is 48 to 72 hours, though state law allows up to ten days. The certificate includes daily interest figures if your closing slips. The final water reading is a separate step: city code section 13.2.32 says that whenever a lien certificate is requested for a sale, a final water reading must also be requested at least 7 days before closing, for $50, and unpaid balances stay with the property. See the lien certificate guide.
Sources for Woburn
- City of Woburn: Assessing Department
- City of Woburn: Tax rates
- City of Woburn: Municipal lien certificates
- City of Woburn Municipal Code, Title 13 Public Services (sections 13.2.32 and 13.3.3)
- City of Woburn: Fire Prevention permit fees
- City of Woburn: Smoke and CO inspections, selling your home
- City of Woburn: FY2027 semi-annual water and sewer bills
- MBTA: Anderson/Woburn station
- MBTA: RFP for the Anderson Regional Transportation Center (December 1, 2025)
- Mass. EOHLC: MBTA Communities district compliance letters, as of August 27, 2026
- Mass. Secretary of the Commonwealth: Find a Registry of Deeds office by town
- Census QuickFacts: Woburn city, Massachusetts
- Redfin Data Center: city market tracker (town aggregates, monthly)
- Zillow Home Value Index, city level (Zillow Group Data)
Cash buyer or agent
Cash offer or agent in Woburn?
A cash buyer (the “we buy houses” companies and local investors) usually pays less than a listing brings but closes in weeks and takes the house as it is. An agent usually gets the higher price but takes months and some prep. At $785,000 (the Zillow typical Woburn single-family value, August 2026), our default assumptions leave about $717,708 after listing costs and about $609,508 from a 78% cash offer. Your house is not typical, so run your own numbers, or read how cash home buyers work in Massachusetts.
Full details
Everything we can source for Woburn.
Where we could not find a reliable number, we say so.
Housing and what it means when you sell
Woburn is split almost evenly between owners and renters, so condos, two- and three-families and single-family houses all sell here. In FY2026 the city taxed business property at $21.43 per $1,000, more than twice the $9.15 residential rate.
For context, the Massachusetts Department of Revenue reports a statewide average single-family assessed value of $742,986 and average single-family tax bill of $8,113 for FY2026 (346 reporting communities as of February 2026). Assessed value is not sale price. Source.
For a real recent-sales picture, ask a local agent for a comparable-sales report from MLS PIN. We do not publish an estimate of any individual home's value.
Local logistics
Woburn requires you to order a final water reading at least 7 days before closing, for $50, any time a municipal lien certificate is requested for a sale. The fire department takes smoke and CO inspections by phone in a one-hour window on weekday afternoons and accepts checks or money orders only.
Massachusetts also requires a smoke and carbon monoxide alarm certificate from the local fire department at sale, and a lead paint notification for homes built before 1978.
Your options in Woburn
- Sell for cash, as-is. Faster and simpler, usually for less than a listing would bring. See the honest math.
- List with a local agent. Usually the highest price if the house is in decent shape and you can wait.
- Getting the house ready. JUNKRUN's estate cleanout serves this area. JUNKRUN is owned by the same people as Home Options MA. If you choose a cleanout, we may earn money from it. No obligation to use it.
Not sure which fits? Start with your situation.
Sources
- 2020 Census figures as summarized on Wikipedia: Woburn, Massachusetts
- U.S. Census Bureau QuickFacts: Woburn city, Massachusetts (2020 Census and ACS 2020-2024)
- City of Woburn: Assessing Department and tax rate history
- City of Woburn: Municipal Lien Certificates
- Mass.gov DOR: FY2026 statewide average single-family tax bill. Statewide average, not a Woburn figure.
Questions
Woburn questions.
Why is Woburn's residential tax rate lower than its commercial rate?
Because the city votes a different rate for each class of property. For FY2026 the residential rate is $9.15 per $1,000 and the commercial, industrial and personal property rate is $21.43, per the city's table. On a house assessed at $750,000, the residential rate means about $6,863 a year.
When do I order the final water reading in Woburn?
At least 7 days before closing, and at the same time the lien certificate is requested. The city charges $50 for the final reading, and the code says any unpaid water balance stays with the property, which means a buyer can end up owing a seller's unpaid balance. Your closing attorney will want it paid at closing.
How do I book a smoke and CO inspection in Woburn?
Call Fire Prevention at 781-897-1383. Inspections are usually Monday to Thursday, 4 PM to 5 PM. A house costs $50, a two-family $100, and you pay by check or money order only. The state lists what the inspector checks in its consumer guide.
Is the commuter rail stop close to a Woburn home I am selling?
That depends on the house. The Anderson/Woburn station is at 100 Atlantic Avenue, in MBTA Zone 2, and the MBTA says it is a 25-minute trip to North Station. Say so in a listing only if your address is near it, and never describe who should want to live nearby.
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- Drone photography north of BostonDrone
Selling? Add drone photos
Show the whole property.
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We are not a real estate broker or agent. We connect you with independent local buyers and agents who may pay us a fee. No obligation.