January 2026 Housing Market Snapshot: Montgomery County, Lehigh Valley & Bucks County
As we kick off 2026, the Greater Philadelphia housing market is showing a familiar theme: fewer transactions, steady pricing, and longer timelines, especially compared to last year. Below is a breakdown of how Philadelphia, Montgomery County, Lehigh Valley, and Bucks County performed in January, plus what it actually means for buyers and sellers right now.
Philadelphia Market Highlights
The Philadelphia city market kicked off the year with strong pricing and moderate activity despite a noticeable drop in new listings.
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Sales: 153 (+11.7% YoY)
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Median Price: $399,000 (+10.8% YoY)
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New Signed Contracts: 154 (+0.7% YoY)
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New Listings: 215 (-23.5% YoY)
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In Contract DOM: 81 days (+9)
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Sold DOM: 68 days (+1)
Luxury ($1M+) Segment:
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New Listings: 15 (-25.0% YoY)
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Signed Contracts: 11 (+37.5% YoY)
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Sales: 14 (+27.3% YoY)
Overall, the Philadelphia market remains resilient, prices are up, luxury buyers are active, and while listings are tight, well-positioned homes continue to attract demand.
Montgomery County Market Update
Montgomery County started the year with slower activity but resilient home values.
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Closed Sales: 255 homes sold (-15.8% YoY)
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Median Sale Price: $535,000 (+6.8% YoY)
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New Signed Contracts: 250 (-12.0% YoY)
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New Listings: 256 (-19.5% YoY)
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Days on Market:
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In contract: 39 days (+7 YoY)
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Sold: 34 days (+2 YoY)
What this means:
Inventory remains tight, which continues to support pricing even as buyer activity cools. Homes are taking a bit longer to sell, but well-priced properties are still moving.
Inventory remains tight, which continues to support pricing even as buyer activity cools. Homes are taking a bit longer to sell, but well-priced properties are still moving.
Luxury ($1M+) Snapshot:
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New Listings: 30 (-41.2% YoY)
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Signed Contracts: 23 (+9.5% YoY)
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Sales: 37 (+5.7% YoY)
Luxury buyers are active despite fewer new listings, suggesting demand is still there for the right product.
Lehigh Valley Market Update
The Lehigh Valley continues to stand out for affordability and steady demand, even as overall sales dip.
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Closed Sales: 365 (-10% YoY)
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Median Sale Price: $342,500 (+4% YoY)
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New Listings: 484
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Median List Price: $350,000 (+11% YoY)
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Sold Days on Market: 32 days (+10 YoY)
What this means:
Prices are still climbing despite slower sales, pointing to strong underlying demand. Buyers have slightly more time to make decisions, but competition hasn’t disappeared.
Prices are still climbing despite slower sales, pointing to strong underlying demand. Buyers have slightly more time to make decisions, but competition hasn’t disappeared.
Luxury ($1M+) Snapshot:
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New Listings: 5 (+25% YoY)
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Sold: 4 (+100% YoY)
Luxury remains a smaller segment here, but activity doubled compared to last year, a notable trend worth watching.
Bucks County Market Update
Bucks County shows a more balanced slowdown, with softer pricing movement and longer timelines.
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Closed Sales: 228 (-6.9% YoY)
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Median Sale Price: $549,950 (+1.7% YoY)
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New Signed Contracts: 217 (-4.8% YoY)
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New Listings: 239 (-13.1% YoY)
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Days on Market:
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In contract: 36 days (-2 YoY)
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Sold: 32 days (+2 YoY)
What this means:
The market is cooling, but not correcting. Sellers still have leverage if they price realistically, while buyers are gaining slightly more negotiating room.
The market is cooling, but not correcting. Sellers still have leverage if they price realistically, while buyers are gaining slightly more negotiating room.
Luxury ($1M+) Snapshot:
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New Listings: 36 (+24.1% YoY)
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Signed Contracts: 28 (+21.7% YoY)
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Sales: 25 (-7.4% YoY)
Luxury inventory is growing faster than sales, which may create opportunities for buyers in the higher-end market.
The Big Picture for Early 2026
Across all three suburban markets — and the city of Philadelphia — January tells a consistent story:
✅ Sales volume is down
✅ Prices remain stable or rising
✅ Homes are taking longer to sell
✅ Luxury markets are active but more selective
✅ Prices remain stable or rising
✅ Homes are taking longer to sell
✅ Luxury markets are active but more selective
For buyers, this means less frenzy and more leverage than the past few years. For sellers, success depends heavily on pricing correctly and presenting the home well from day one.
