August 2026 Market Snapshot: A Look at Philadelphia, Montgomery County, Lehigh Valley & Bucks County

August brought a mix of opportunities across the Greater Philadelphia region. While some markets experienced slower sales activity compared to last year, rising prices and strong luxury-market activity continue to highlight the resilience of the local real estate market.

Here's a closer look at what happened across Philadelphia, Montgomery County, Lehigh Valley, and Bucks County.

Philadelphia Market Highlights

Philadelphia saw a slight increase in closed sales compared to last year, while home prices continued to climb significantly.

• Sales: 207 (+2.0% YoY)
• Median Sales Price: $417,500 (+19.3% YoY)
• New Signed Contracts: 176 (-15.0% YoY)
• Median Contract Price: $387,500 (-3.1% YoY)
• New Listings: 221 (-14.7% YoY)
• Median List Price: $395,000 (+6.8% YoY)
• In-Contract DOM: 54 days
• Sold DOM: 58 days (+4 days)

Luxury Market

The luxury market, defined as homes priced at $1 million and above, saw:

• 16 New Listings
• 8 Signed Contracts
• 13 Sales

While overall inventory and contract activity declined, Philadelphia's significant increase in median sales price suggests continued demand for well-positioned properties.

Montgomery County Market Highlights

Montgomery County remained one of the region's strongest markets in terms of pricing, even as overall sales activity slowed.

• Sales: 535 (-7.9% YoY)
• Median Sales Price: $605,000 (+3.4% YoY)
• New Signed Contracts: 466 (+7.9% YoY)
• Median Contract Price: $550,000 (+1.4% YoY)
• New Listings: 527 (+8.4% YoY)
• Median List Price: $574,900 (+4.5% YoY)
• In-Contract DOM: 22 days (-4 days)
• Sold DOM: 18 days (-2 days)

Luxury Market

Montgomery County's luxury segment showed strong activity:

• 65 New Listings
• 45 Signed Contracts
• 69 Sales

The increase in new listings and signed contracts, combined with faster market times, points to continued buyer activity heading into the fall season.

Lehigh Valley Market Highlights

The Lehigh Valley market continued to show steady growth, with both sales and pricing moving upward.

• Sales: 667 (+3% YoY)
• Median Sales Price: $379,000 (+9% YoY)
• New Listings: 762 (+2% YoY)
• Median List Price: $369,900 (+6% YoY)
• Sold DOM: 22 days (2 days faster than last year)

Luxury Market

Homes priced at $1 million and above saw:

• 11 New Listings (-8% YoY)
• 12 Sales (+20% YoY)

The Lehigh Valley continues to stand out as a market where buyers are finding relative value while home prices continue to appreciate.

Bucks County Market Highlights

Bucks County saw fewer overall sales compared to last year, but buyer demand remained active, particularly in the luxury market.

• Sales: 438 (-7.6% YoY)
• Median Sales Price: $625,000 (+3.6% YoY)
• New Signed Contracts: 383 (+8.5% YoY)
• Median Contract Price: $565,000 (+2.7% YoY)
• New Listings: 421 (+12.3% YoY)
• Median List Price: $599,900 (+0.1% YoY)
• In-Contract DOM: 26 days (-3 days)
• Sold DOM: 19 days (-2 days)

Luxury Market

The Bucks County luxury market showed particularly strong momentum:

• 61 New Listings
• 48 Signed Contracts
• 73 Sales

Luxury sales increased 9.0% year over year, demonstrating continued demand for higher-end homes throughout the county.

What Does This Mean for Buyers and Sellers?

August's numbers tell an interesting story across the region. Home prices continue to rise, even in markets where total sales have declined. At the same time, increased new listings in Montgomery and Bucks Counties are giving buyers more opportunities and choices.

For sellers, pricing and presentation remain critical. Homes that are well-priced and properly marketed continue to attract buyers quickly.

For buyers, the increase in inventory across several markets could provide more negotiating opportunities—especially compared to the highly competitive conditions we've seen in recent years.

As we move into the fall market, it will be interesting to see whether increased inventory translates into stronger sales activity throughout the Greater Philadelphia region.

Thinking about buying or selling a home in Philadelphia, Montgomery County, Bucks County, or the Lehigh Valley? Let's talk about what these market trends could mean for you and your real estate goals.