Pennsylvania Market Overview

The Pennsylvania real estate market continues to shift as buyers and sellers adapt to changing demand, interest rates, and regional developments. Here’s a breakdown of the most recent weekly data (September 22–28, 2025) across Bucks County, Lehigh Valley, Montgomery County, and Philadelphia, including sales activity, median prices, and luxury home performance ($1M+).

Bucks County ($1M+)

• Sales: 10 (down 23% WoW)

• Median Price (Sales): $1,272,500 (↓ 2%)

• New Signed Contracts: 14 (↑ 17%)

• Median Price (Contracts): $1,322,500 (↓ 5%)

• New Listings: 24 (↑ 41%)

• Median Price (Listings): $1,649,000 (↑ 21%)

• Days on Market: In Contract 59 | Sold 88

Takeaway: Bucks County is seeing a surge in new listings at higher price points, giving luxury buyers more options. However, closed sales dipped this week, suggesting buyers may still be price-sensitive.

Lehigh Valley

• Sales: 58 (↑ 26%)

• Median Price (Sales): $436,555 (↑ 18%)

• New Signed Contracts: 29 (↓ 19%)

• Median Price (Contracts): $369,900 (↓ 21%)

• New Listings: 50 (↓ 3%)

• Median Price (Listings): $417,500 (↓ 23%)

• Days on Market: In Contract 22 | Sold 94

Luxury ($1M+):

• 4 new listings (↑ 33%)

• 0 signed contracts

• 3 sold (↑ 200%)

Takeaway: Lehigh Valley is experiencing strong sales growth and price appreciation overall. The luxury segment saw notable activity with three sales over $1M, even as contracts slowed.

Montgomery County

• Sales: 159 (↑ 16%)

• Median Price (Sales): $459,900 (flat)

• New Signed Contracts: 149 (↓ 19%)

• Median Price (Contracts): $485,000 (↑ 11%)

• New Listings: 211 (↓ 18%)

• Median Price (Listings): $535,000 (↑ 2%)

• Days on Market: In Contract 9 | Sold 28

Luxury ($1M+):

• 17 new listings (↓ 35%)

• 11 signed contracts (↑ 10%)

• 15 sold (↑ 50%)

Takeaway: Montgomery County continues to be one of the fastest-moving markets, with contract homes lasting only 9 days. Luxury homes remain in high demand, with sales up 50% despite fewer new listings.

Philadelphia ($1M+)

• Sales: 5 (↓ 29%)

• Median Price (Sales): $1,180,000 (↓ 23%)

• New Signed Contracts: 7 (steady)

• Median Price (Contracts): $1,350,000 (↓ 21%)

• New Listings: 20 (↓ 13%)

• Median Price (Listings): $1,624,500 (↓ 12%)

• Days on Market: In Contract 57 | Sold 130

Takeaway: Philadelphia’s luxury segment remains sluggish, with both prices and sales down. Homes are sitting longer, averaging 130 days on market — making it a potential opportunity for buyers seeking leverage.

Final Thoughts

• Bucks County: More listings, buyers waiting for value.

• Lehigh Valley: Prices rising, strong momentum, luxury heating up.

• Montgomery County: Competitive and fast-moving, especially at the luxury tier.

• Philadelphia: Softer luxury demand, longer timelines for sellers.

If you’re considering buying or selling in any of these counties, understanding these weekly shifts can help you time the market and negotiate smarter.