$800K–$1.5M in  Charlestown, MA: What Buyers Need to Know in 2026 (02129, Navy Yard & Charlestown Proper)

If you’re shopping in the $800,000–$1.5M band in Charlestown (zip 02129) in 2026, you’re in one of the market’s most active and pragmatic price tiers. This range captures solid condo options in the Navy Yard and well-renovated units or smaller single-family/townhouse conversions in Charlestown Proper (Monument Square, Bunker Hill, Training Field, and near Main Street). Buyers online and in local forums repeatedly ask the same questions: where’s the value, when do fees bite, what about parking, and how does resale look? Here’s a data-first, hyperlocal guide to help you compete and win.

Why $800K–$1.5M is the sweet spot in 02129

• Condo average price crossed $1M in 2024 and sat around $1,015,230 in 2025 — meaning many modern condos and upgraded units will sit in or around this band.
  
  

• Single-family average is higher (~$1.75M in 2025), but smaller single-family conversions, two-family flips, or townhouses on side streets sometimes land at the top end of this range.
  
  

• PSF context: condos averaged about $864/sq ft in 2025, while single-family averaged ~$841/sq ft. That means square footage for this budget will vary greatly by location — an 800 sq ft condo in the Navy Yard looks different from a 900–1,200 sq ft unit near Monument Square.
  
  

Charlestown Proper vs Navy Yard: what your money buys

Charlestown Proper (Monument Square / Bunker Hill / Training Field / Main St.)

• Expect historic charm: exposed brick, decorative cornices, and narrower stairs.
  
  

• Parking is often street permit or small private lots — deeded parking is rare and usually adds a large premium.
  
  

• Many buyers in this price band get a 2-bed condo or a compact townhouse conversion if they accept a smaller footprint.
  
  

Navy Yard (Flagship Wharf, Parris Landing, Harborview, Shipway Place)

• Modern systems, elevators, and garage parking — but higher condo fees (often $500–$2,000+/mo depending on amenities).
  
  

• In the $800K–$1.5M band you’ll find one- to two-bedroom units with harbor or courtyard views, and better amenity sets.
  
  

What buyers are searching for (and what you should prioritize)

• Parking clarity: Is the parking deeded, leased, or street permit only? Expect to pay a premium for deeded spots; buyers often treat a deeded garage space like +$50K–$120K in value depending on exact micro-location. Check parking docs early.
  
  

• HOA / reserve funds: Many buyers query “are there special assessments?” — ask for the last reserve study and meeting minutes. Charlestown Proper conversions often have lower fees (~under $300/mo), Navy Yard fees run higher.
  
  

• Flood insurance & waterfront risk: Waterfront condos (Navy Yard) trigger flood/insurance discussions. Charlestown Proper is generally not flood-prone, but basement histories matter.
  
  

• Inspection & renovation timeline: Buyers care about permitting for brownstone renovations around Training Field and Winthrop Square — find out what the local permitting and neighbor expectations are before bidding.
  
  

• Resale & liquidity: This price band historically finds good buyer pools—locals upsizing, Beacon Hill/Back Bay buyers trading down, and professionals moving from Cambridge or Seaport.
  
  

Offer strategy for $800K–$1.5M buyers

1. Pre-approval & proof of funds — must-haves.
   
   

2. Hyperlocal comps — use recent sales on Bunker Hill St, Warren St, and local Navy Yard closings as anchors.
   
   

3. Contingency choices — keep inspection contingency but be smart with escalation clauses in competitive deals.
   
   

4. HOA review window — request meeting minutes & reserve study within your contingency window to avoid surprises.
   
   

5. Be ready to move fast — well-priced units in this range often get immediate showings and offers.
   
   

Neighborhood practicalities (what locals say)

• Whole Foods and the Main Street corridor are major lifestyle draws.
  
  

• Commute: Orange Line (Sullivan) + buses; Navy Yard ferry and shuttle are practical for downtown commutes.
  
  

• In-person checks: drive candidate blocks (Main St, Bunker Hill St, Austin St) to see real parking patterns.
  
  

Want a custom list of Charlestown properties in the $800K–$1.5M range? Contact Tracy Shea Team at (617) 697-4570 or book a showing.

This article covers buying in Charlestown, MA (02129) in the $800K–$1.5M range. It explains the differences between Charlestown Proper and the Navy Yard, PSF benchmarks, parking and HOA considerations, offer strategy, and local streets/landmarks buyers care about. Written to help buyers searching for Charlestown real estate in 2026 and to position Tracy Shea Real Estate Team as the local expert.