February 2026 Real Estate Market Update: Montgomery County, Bucks County, Lehigh Valley & Philadelphia
The February 2026 housing market across the greater Philadelphia suburbs shows a familiar trend: inventory remains tight while prices remain relatively stable. While overall sales activity slowed compared to last year, limited supply continues to support home values across many markets.
Here’s a closer look at what’s happening in Montgomery County, Bucks County, Lehigh Valley & Philadelphia.
Montgomery County Market Highlights
Montgomery County saw a slowdown in transactions compared to last year, but prices remain relatively steady despite reduced activity.
Key Metrics (February 2026)
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Sales: 209 homes sold (down 20.2% year over year)
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Median Sale Price: $500,000 (down 5.1%)
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New Signed Contracts: 223 (down 28.1%)
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New Listings: 94 (down 73.1%)
Homes are taking slightly longer to move through the market:
Luxury Market ($1M+)
The major story here is inventory contraction. With fewer homes hitting the market, buyers are facing limited options, which helps keep pricing relatively stable even as activity slows.
Lehigh Valley Market Highlights
The Lehigh Valley continues to attract buyers looking for more affordability compared to the Philadelphia suburbs.
Key Metrics (February 2026)
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Sales: 357 homes sold (down 14% year over year)
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Median Sale Price: $335,000 (down 4%)
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New Listings: 443 (down 11%)
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Median Price of New Listings: $370,000 (up 6%)
Homes in the region are still moving at a relatively healthy pace:
Luxury Market ($1M+)
Luxury activity increased despite overall market softness.
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New Listings: 9 (up 13%)
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Luxury Sales: 5 (up 60%)
This suggests continued demand from buyers seeking larger homes or relocating from higher-priced markets.
Bucks County Market Highlights
Bucks County showed strong price growth in higher-end segments, even as overall sales declined year over year.
Key Metrics (February 2026)
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Sales: 185 homes sold (down 14%)
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Median Sale Price: $505,500 (down 4.9%)
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New Signed Contracts: 217 (down 4%)
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New Listings: 120 (down 60.1%)
Market pace has shifted slightly:
Luxury Market ($1M+)
Luxury homes remain a strong segment in Bucks County.
The sharp rise in signed contracts suggests strong buyer interest in higher-end properties heading into the spring market.
Philadelphia Market Highlights
The Philadelphia housing market saw mixed activity in February 2026. While sales increased compared to last year, new listings and signed contracts declined significantly, highlighting continued inventory challenges in the city.
Key Metrics (February 2026)
Sales: 137 homes sold (up 10.5% year over year)
Median Sale Price: $355,000 (down 9%)
New Signed Contracts: 140 (down 30.3%)
Median Price of New Contracts: $352,500 (down 7.2%)
New Listings: 150 (down 54%)
Median Price of New Listings: $369,950 (down 7.3%)
Homes are also taking longer to move through the market compared to last year:
Average Days to Contract: 91 days (up 22 days)
Average Days to Sold: 85 days (up 9 days)
Luxury Market ($1M+)
Luxury activity slowed compared to last year as fewer high-end homes entered the market.
New Listings: 12 (down 45.5%)
Signed Contracts: 11 (no change year over year)
Sales: 8 (down 33.3%)
Despite the slowdown, the luxury segment continues to see consistent buyer activity, suggesting steady demand for premium properties in select Philadelphia neighborhoods.
What This Means for Buyers and Sellers
Across all three regions, the biggest factor shaping the market right now is low inventory.
For buyers:
Limited supply means fewer options, but opportunities still exist, especially in markets where prices have softened slightly year over year.
For sellers:
With fewer homes available, well-priced properties can still attract strong interest, particularly in desirable neighborhoods.
As we move toward the spring market, new listings will play a critical role in determining how competitive the market becomes.
Thinking about buying or selling this year?
Understanding your local market is key. If you’d like a personalized home value or help navigating the market, feel free to reach out.
