Philadelphia Real Estate Market Update: July 2026
What July’s numbers are telling us about Philadelphia, Montgomery County, Lehigh Valley, and Bucks County
The summer market is still moving, but July’s numbers show that each part of the region is telling a slightly different story.
Across Philadelphia and the surrounding suburbs, buyers are still active, prices remain elevated, and homes are generally taking a few weeks to move from listing to sale. At the same time, inventory and contract activity are shifting depending on the market.
Here’s a closer look at what happened in July 2026.
Philadelphia: Prices Continue to Climb
Philadelphia saw 209 sales in July, essentially flat compared with last year. But prices continued to move higher, with the median sale price reaching $410,000 — up 17.6% year over year.
New listings totaled 295, down 2.6% from last year, while the median price of those new listings was $361,000.
Homes that went under contract spent an average of 57 days on the market, while sold properties averaged 52 days.
The luxury market was particularly active. There were 19 sales at $1 million or more, a 46.2% increase from July 2025.
The takeaway: Philadelphia continues to show strong price growth, particularly at the higher end of the market, even as the number of new listings remains relatively limited.
Montgomery County: A Higher-Priced Market With Steady Demand
Montgomery County had 548 sales in July, down 7.4% year over year. Despite the decline in sales volume, prices continued to rise.
The median sale price reached $625,000, up 6.8% from last year. New listings were actually up 7.5%, with a median asking price of $624,855.
Homes went under contract in an average of 25 days, while sold properties averaged just 16 days.
The $1 million-plus market also remained strong, with 89 luxury sales, representing a 9.9% increase year over year.
The takeaway: Montgomery County is seeing more inventory come onto the market, but well-positioned homes are still moving quickly.
Lehigh Valley: More Inventory, Stable Prices
The Lehigh Valley market had 670 sales in July, down 2% year over year. The median sale price was $388,500, up 4%.
New listings increased 2%, reaching 872, while the median price of new listings climbed 9% to $379,900.
Homes that sold spent an average of just 19 days on the market, unchanged from last year.
The luxury segment saw a notable jump, with 13 sales at $1 million or more — up 117% year over year.
The takeaway: Lehigh Valley continues to offer a relatively fast-moving market, with modest price growth and slightly more inventory giving buyers more options.
Bucks County: Strong Sales and Growing Inventory
Bucks County stood out for its combination of rising sales and increased inventory.
There were 481 sales in July, up 9.8% year over year. The median sale price reached $610,000, an increase of 5.2%.
New listings jumped 16.6%, giving buyers more options than they had a year ago. The median price for new listings was $600,000, up 4.3%.
Homes spent an average of 24 days in contract and 21 days before selling.
The luxury market was strong as well, with 77 sales at $1 million or more, up 32.8% from last year.
The takeaway: Bucks County is showing healthy demand while inventory grows — a positive sign for buyers who have been looking for more choices.
What Does This Mean for Buyers and Sellers?
The biggest theme across the region is that there isn't one single real estate market.
Philadelphia is seeing particularly strong price growth, while Montgomery County continues to move quickly despite higher price points. Lehigh Valley remains relatively affordable compared with the surrounding suburbs, and Bucks County is seeing both sales and inventory increase.
For buyers, July's numbers suggest that there are opportunities, but waiting for a major drop in prices may not be the best strategy. The right property, at the right price, can still move quickly.
For sellers, pricing and positioning remain critical. More inventory in some markets means buyers have more choices, so homes that are well-priced and properly marketed have an advantage.
And for luxury buyers and sellers, the $1 million-plus segment continues to show significant activity across the region.
The Bottom Line
July's market was a mix of rising prices, shifting inventory, and continued demand.
Philadelphia's median sale price jumped nearly 18% year over year, while Bucks County saw sales increase nearly 10%. Montgomery County homes continued to move quickly, and the Lehigh Valley luxury market more than doubled its sales compared with last year.
Whether you're thinking about buying, selling, or simply trying to understand what your home is worth right now, the broader market numbers are helpful — but your specific neighborhood and property type matter even more.
If you're curious about what the July market means for your particular neighborhood, I'd be happy to take a closer look at the numbers and give you a more specific picture.
