Pennsylvania Market Update | Week of October 6–12, 2025
The Pennsylvania real estate market continues to move through fall with shifting trends across key counties, from Philadelphia to the surrounding suburbs and the Lehigh Valley. Whether you’re a buyer watching inventory rise or a seller tracking luxury demand, here’s what’s happening right now across the state.
Philadelphia County: Luxury Market Over $1 Million
The Philadelphia luxury market saw sales slow down 60% week-over-week, totaling just 14 transactions, but prices climbed 11% to a median of $1.825M.
New listings increased 17% (28 total), showing more sellers testing the market before the year ends.
Contracts signed were up 50%, a positive indicator heading into late October.
New listings increased 17% (28 total), showing more sellers testing the market before the year ends.
Contracts signed were up 50%, a positive indicator heading into late October.
Average time on market:
- In Contract: 45 days
- Sold: 191 days
Takeaway: While activity dipped, price resilience shows that motivated luxury buyers are still active and competing for premium listings.
Montgomery County: Steady Momentum with Luxury Adjustment
Overall county sales dropped 44%, but new listings and contracts rose modestly, a sign of ongoing local movement.
Median home prices remained stable around $432K, while luxury ($1M+) activity softened slightly with 13 sales, down 46% week-over-week.
Median home prices remained stable around $432K, while luxury ($1M+) activity softened slightly with 13 sales, down 46% week-over-week.
Average time on market:
- In Contract: 25 days
- Sold: 55 days
Takeaway: Buyers are taking a measured approach, but demand remains steady in sought-after suburban pockets like Ardmore, Lower Merion, and Blue Bell.
Lehigh Valley: Fewer Sales, More Listings
Sales in the Lehigh Valley slipped 24%, but inventory is up 23%, giving buyers more options heading into fall. Median prices hovered around $350K, down slightly (-7%).
Luxury activity cooled with just 1 sale above $1M this week.
Luxury activity cooled with just 1 sale above $1M this week.
Average time on market:
- In Contract: 30 days
- Sold: 35 days
Takeaway: The market remains balanced, sellers must price strategically, while buyers benefit from more choices and less competition.
Bucks County: Luxury Slowdown, Prices Hold
Luxury homes over $1M in Bucks County experienced a 72% drop in sales, but median prices rose 6% to $1.48M, signaling ongoing strength in property values.
Contracts and new listings remained relatively stable, indicating continued buyer interest despite fewer closings.
Contracts and new listings remained relatively stable, indicating continued buyer interest despite fewer closings.
Average time on market:
- In Contract: 101 days
- Sold: 94 days
Takeaway: The Bucks County luxury market may be quieter this week, but rising prices show that high-end properties continue to hold firm value.
Statewide Snapshot
- Sellers are becoming more active before winter, adding inventory in most markets.
- Buyers are moving cautiously as rates remain steady, but contract signings indicate continued confidence.
- Luxury listings are adjusting to market pace, fewer transactions, but stronger price stability.
What This Means for You
If you’re planning to sell before year’s end, pricing strategically and leveraging local marketing is key.
Buyers should stay alert, new listings are hitting the market, and competition has softened in many zip codes.
Buyers should stay alert, new listings are hitting the market, and competition has softened in many zip codes.
