I get asked some version of “how’s the market?” at least three times a week. At the grocery store, at soccer practice, in DMs from people who haven’t talked to me in two years. So let’s actually answer it, county by county, no fluff.

Montgomery County: still expensive, still moving, just less insane

The median sale price in Montgomery County hit $514,050 in June, up 3.7% from last year. Homes are sitting a little longer than the peak pandemic days, averaging around 37 to 39 days on market, but well-priced homes in the right school districts are still pulling multiple offers.

If you’re shopping under $450K, you’re mostly looking at Norristown, Pottstown, and Pottsgrove. Mid-range, think $450K to $650K, and you’re in Abington, Cheltenham, Hatboro-Horsham, or Upper Moreland territory. Above that, you’re in Main Line and Fort Washington country, and the range gets wide fast.

Here’s the honest read: Montco is not the market it was in 2021. Buyers finally have room to breathe, ask questions, and negotiate a little. But “room to breathe” doesn’t mean “slow.” Move-in ready homes priced correctly are still going quick, especially anything under $800K in the more walkable towns.

Berks County: the quiet mover

Berks doesn’t get talked about as much, and I think that’s a mistake, because the numbers are wild. Home values are up 7.5% year over year, and homes are going pending in about 7 days. Seven. That’s not a typo.

Median sale price sits around $285K, which is a huge part of why Berks keeps pulling buyers who got priced out of Montco. You’re getting more house, a shorter runway to close, and towns like Wyomissing holding strong at a median closer to $400K with excellent schools attached.

If you’re a buyer who’s been sitting on the sidelines waiting for Montco to cool off enough to make sense, Berks might be the move you haven’t considered yet.

The bigger picture

Statewide, Pennsylvania’s median sale price climbed to $340,000 in June, up about 6% from last year. Mortgage rates are hanging out in the mid-6% range, which at this point is just the new normal, not a temporary inconvenience to wait out.

So here’s what I’m telling my clients: if you’re waiting for a crash, stop waiting. It’s not coming. What you’re seeing instead is a market that’s leveling out into something more strategic. Prices are still climbing, just at a pace that lets people actually think before they act.

If you want a real answer on what this means for your specific street, your specific budget, or your specific timeline, that’s what I’m here for. Shoot me a text or give me a call.

Talk soon! Danielle