Pennsylvania Housing Market Update | Montgomery County, Lehigh Valley & Bucks County Real Estate Trends

Pennsylvania Real Estate Market Update

Date Range: December 29, 2025 – January 4, 2026

As we close out the year and enter 2026, the Pennsylvania housing market is showing clear regional differences. Below is a snapshot of recent activity across Montgomery County, Lehigh Valley, and Bucks County, highlighting sales trends, pricing movement, inventory shifts, and luxury market performance.

Montgomery County Market Highlights

Montgomery County saw steady buyer and seller activity to start the year, with a noticeable jump in new listings.

Sales: 95 homes sold, up 1% week over week
Median Sale Price: $450,000, down 10%
New Signed Contracts: 50, down 7%
Contract Median Price: $439,000, up 1%
New Listings: 81, up 138%
Listing Median Price: $489,900, up 14%

Days on Market:

In-contract: 51 days
Sold: 35 days

Luxury Market ($1M+):
12 new listings (up 1100% week over week)
3 signed contracts
4 closed sales

Takeaway: Inventory is rising quickly, giving buyers more options, while sellers must remain strategic with pricing.

Lehigh Valley Market Highlights

Lehigh Valley experienced strong weekly sales growth, paired with notable price adjustments.

Sales: 69 homes sold, up 82%
Median Sale Price: $140,000, down 42%
New Signed Contracts: 44, down 4%
Contract Median Price: $259,500, up 12%
New Listings: 67, up 60%
Listing Median Price: $199,900, down 29%

Days on Market:

In-contract: 34 days
Sold: 32 days

Luxury Market ($1M+):
No new listings, contracts, or sales this week

Takeaway: Entry-level and mid-price homes continue to drive activity, while luxury inventory remains limited.

Bucks County Luxury Market Highlights ($1M+)

Bucks County’s luxury segment showed strong momentum, particularly in pricing.

Sales: 7 homes sold, up 17%
Median Sale Price: $1,631,147, up 9%
New Signed Contracts: 7, up 40%
Contract Median Price: $1,500,000, up 11%
New Listings: 16, up 300%
Listing Median Price: $1,900,000, up 69%

Days on Market:

In-contract: 54 days
Sold: 84 days

Takeaway: Luxury buyers are active, and sellers are entering the market confidently with higher price expectations.

Philadelphia Luxury Market Highlights ($1M+)

Sales: 7 homes sold, up 17%
Median Sale Price: $1,779,500, up 24%
New Signed Contracts: 3, up 50%
Contract Median Price: $1,275,000, down 44%
New Listings: 6, up 100%
Listing Median Price: $1,985,000, up 47%
Days on Market:

In-contract: 111 days
Sold: 105 days

Takeaway: Philadelphia’s luxury market remains active, with significant price movement and a rise in listings as the city heads into 2026.

What This Means for Buyers and Sellers

Buyers are benefiting from increased inventory in Montgomery County and competitive pricing in Lehigh Valley.

Sellers in Bucks County and Philadelphia’s luxury markets are seeing strong demand, but timing and presentation remain critical.

Overall, the market is transitioning into a more balanced environment as we move into 2026.

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