Windham NH Housing Market: Why One Median Falls Short

Pull up Windham on four different portals this summer and you will get four different answers about what a home costs here. Redfin puts the median around $729,783 for the three months ending May 2026. Movoto reports $848,450 for June. Zillow's home value index sits at $810,830 as of June 30, with homes going pending in about eight days. Homes.com lands at $872,450 over the trailing twelve months.

Those are not rounding errors. They are the same zip code, at roughly the same moment, disagreeing by six figures. The reason matters more than the numbers, because the reason is the whole story of buying or selling in Windham in 2026: this town is really two markets sharing one postal code, and any single median is an average of two very different things.

Four sources, four medians, one methodology problem

Here is what the portals are saying about 03087 right now.

The spread is not about who is right. It is about what each source counts. Zillow's ZHVI is a modeled index across every home, including small condos and large estates, smoothed over time. Redfin's median is closings only, in a short window, heavily influenced by whatever mix happened to close that quarter. Movoto blends list price into the picture. Homes.com stretches the window to twelve months to steady the number.

When a town's inventory is homogenous, these methods converge. When a town has a five-bedroom on 2.4 acres closing at $2.2 million the same week a 500-square-foot condo closes at $275,000, they don't. Redfin's own recent 03087 closings show that exact spread inside a single week at the end of July 2026: $2,200,000 on Ryan Farm Road, $1,375,000 on Cristy Road, $515,000 on Mountain Village Road, and $429,900 on Stacey Circle, all closing within days of each other.

The mechanical answer to "what does a home cost in Windham" is: it depends which of the two Windhams you are shopping in.

The upper market: custom builds in named pockets, not a master plan

The higher end of Windham is not a subdivision you can drive through in an afternoon. It is a scatter of small, mostly cul-de-sac projects tucked into the Route 111 and Meetinghouse Road corridor near Interstate 93, and further out toward Range Road and Indian Rock Road.

The names to know are specific.

• Highclere Estates, a 32-lot cul-de-sac community on Highclere Road, is currently listing new construction at 20 Highclere Road and 33 Highclere Road at $1,200,000, and 30 Highclere Road at $1,298,000.
• Lilac Ridge has a five-bedroom, seven-bath new build on a 2.4-acre lot listed at $1,543,000, with a first-floor guest suite, finished basement, public water, and rail-trail access.
• Trails Edge is a 68-unit luxury subdivision described as under development, currently offering new construction modern farmhouse duplex product spanning nearly 2,800 square feet.
• Ryan Farm Road produced the top closing of the summer, a five-bed, 5.5-bath, 4,804-square-foot home at $2,200,000 that sat 106 days before closing at list.

This half of Windham is behaving like a slower luxury market than the headline "eight days to pending" would suggest. The $2.2 million Ryan Farm Road sale needed 106 days. The Cristy Road sale at $1,375,000 closed 2% under list after 50 days. The eight-day pending figure comes from the other Windham.

The lower market: 55+ detached condos and townhomes doing most of the volume

Alongside the custom builds is a second inventory type that behaves nothing like the first. These are attached and detached condominium and townhouse products, several of them age-restricted, priced from the high $200s into the $700s.

• Chadwick Place is a 55+ community of freestanding contemporary cape units with two ensuite bedrooms, an upscale kitchen with granite and island, and a bonus room upstairs.
• Del Ray Place is a 55+ duplex-townhouse community, now selling Phase 2 on Heritage Hill.
• Mid Trail Crossing is a 55+ detached condo community with farmer's-porch entries, two-car garages, and first-floor primary suites.
• Windham Meadows offers detached single-family condos on Misty Meadow Road with a maintenance-free structure.
• An approved 45-townhouse project at 11 Indian Rock Road signals additional attached-product inventory ahead, along with related activity at 82 Range Road and 102 Indian Rock Road.

The July 2026 closings that anchor this half of the market: $515,000 on Mountain Village Road (38 days), $429,900 on Stacey Circle (59 days), and, at the entry point, a $275,000 two-bed closing above ask in 03087. When Zillow says homes go pending in about eight days, this is the segment doing the running. Redfin currently counts five condos actively for sale at a median list of $694,000, alongside twenty condos that closed in the prior month.

What this split means when you actually shop

Two practical consequences fall out of the bifurcation, and both catch buyers who came in with a single median in mind.

Comparable sales require more effort than usual. A pricing conversation for a Trails Edge duplex and a pricing conversation for a Windham Meadows detached condo will pull from almost disjoint sets of comps, even though the properties sit inside the same 27.2 square miles. Realtytrac's data shows Windham home values ranging from $113,605 to $4,243,204 within the single zip code of 03087. Averaging across that range is a math operation, not a market read.

Pacing expectations should be set by product type, not by town. Sellers pricing a $1.4M custom colonial should not expect the eight-day pace their neighbor got selling a detached condo, and buyers watching a townhouse listing should not expect the six-week window they have seen on a Cristy Road holdout. The list-price-per-square-foot movement Realtytrac tracked last week captures this: single-family list price rose 1.93%, while condo list price rose 9.38% in the same window. Different segments, different velocity, different negotiating posture.

One planning story that could reshape the middle

The Town of Windham's Route 111 Corridor and Wall Street Extension Study, being run cooperatively with the Rockingham Planning Commission and NHDOT under a consultant team led by McFarland-Johnson, is evaluating three connected ideas: roadway improvements tied to the I-93 widening and Exit 3 work, a new Wall Street connector between NH 111 and North Lowell Road, and the feasibility of relocating a one-mile section of NH 111 to create a Village Center. You can read the town's own summary of the Route 111 Corridor and Wall Street Extension Study.

If a Village Center concept advances, the corridor that currently hosts most of Windham's newer high-end pockets becomes a place with a walkable center, which historically shifts the mid-tier of a town's inventory more than the top or bottom. Worth tracking if you are a buyer choosing between Windham and a Southern NH neighbor over the next two or three years.

Frequently asked questions

Which median should I actually trust? None of them in isolation. Ask your agent to pull recent closings filtered to your specific product type: age-restricted detached condo, non-age-restricted attached townhouse, resale single-family under $900K, or new-construction single-family above $1M. Any of those four subsets is a coherent market. The zip-code median is not.

Are days-on-market really eight, or really thirty-four? Both, in different segments. The fast pace lives in the condo and townhouse product where inventory is thin and finished. The slower pace lives in the seven-figure custom homes, where the buyer pool is smaller and the underwriting takes longer.

Is new construction concentrated anywhere in particular? Not in one place. The visible corridors are Route 111 and Meetinghouse Road near I-93, plus Indian Rock Road and Range Road further east. Highclere Road, Lilac Ridge, Ryan Farm Road, and Trails Edge are the addresses actively producing new inventory this year.

Where to go from here

If you are trying to price a Windham home to sell, or figure out what your budget actually buys inside the town line, the number you need is not the median. It is a comp set drawn from your product type, your street, and the last ninety days. That is the conversation the Key Team at Compass has every week with buyers and sellers in the Windham-Pelham-Salem corridor, and it is the one we would rather have with you before you commit to a list price or an offer.

Curious what your home would land at inside the correct half of the market? Get Your Free Home Valuation and we will walk you through the comps that actually match it.