August is nearly in the books, and I’m not going to hand you a national headline and call it a market update. Here is what our own local data actually shows for Montgomery and Berks County, built on the most recent closed sales available (July, the last fully reported month) plus where rates and inventory actually stand today, and what it means whether you’re buying, selling, or just watching.

• Montgomery County median sold price: $510,000, up 2.0% year over year
• Berks County median sale price: $319,100, up 2.9% year over year
• Days on market: 7 days in Montgomery County, 6 to 7 days in Berks County
• Montgomery County closed sales: 904 in July, up 1.1% year over year
• Average 30-year mortgage rate in Pennsylvania: 6.73%

Montgomery County: Where Things Stand

The most recent full month of closed sales in Montgomery County is July: 904 homes closed, up 1.1% from a year ago. The median sold price landed at $510,000, up 2.0% year over year. Homes were still moving fast that month, a median of just 7 days on market, and nothing in the last few weeks suggests that pace has slowed heading into September.

The number worth watching is inventory. Active listings are up 13.3% year over year, sitting at 1,299 homes with 1.81 months of supply. That is still a seller’s market, but it is not the frantic, multiple-offers-on-everything market of a couple summers ago. More sellers are testing the water, which means buyers finally have a little more to choose from, and sellers who price honestly are still winning.

Berks County: Where Things Stand

Berks County is still the faster, more affordable half of my market. Based on the latest trailing data available, the median sale price sits at $319,100, up 2.9% year over year, with homes going to pending in about 6 to 7 days. Prices per square foot are climbing faster than the headline number, up 7.1% year over year, which tells me buyers are paying up for updated, move-in-ready homes specifically, not just paying more across the board. Nothing about late August feels different from that trend.

Just over half of homes in Berks County, 51.9%, are still selling above list price. If you are a buyer waiting for Berks County to soften, it is not there yet. If you are a seller, the market is still very much on your side, especially under $400K.

What’s Happening by Price Point

Under $400K, both counties are still moving quickly. This is where most of my buyers this year have been shopping, and it is still the most competitive tier. Come ready to move, because a good one does not last the weekend.

Between $400K and $750K, I am seeing a little more breathing room. Buyers are asking more questions, negotiating on inspection items again, and not waiving contingencies just to compete. That is a healthy shift, not a warning sign.

Above $750K, new construction in Montgomery County is running north of $660K, well past the countywide median in the mid-$400s. Move-in-ready and new-build homes at this level hold their value well. Older or dated homes in the same price range sit longer, even when they’re beautiful, because buyers at this price point have options and are not settling.

If You’re Buying: Come Ready to Move

• Get a real pre-approval, not a pre-qualification, before you tour your first house
• Rates are sitting around 6.73% right now. Ask your lender about buydown or rate-lock options before you fall in love with a house
• Under $400K, be ready to write a strong offer the same day you see a home you like
• Between $400K and $750K, you have room to negotiate again. Use it

If You’re Selling: Price It Right the First Time

• Inventory is growing in Montgomery County, up 13.3% year over year, so you have more competition than you did last summer
• Homes are still selling in about a week in both counties, but only when they’re priced and presented correctly out of the gate
• Overpricing costs you the most in the first two weeks, when the most buyers are watching
• Professional photos, honest prep, and a real CMA still matter more than any market condition

Submarket Spotlight: Wyomissing and Skippack

Two areas I keep an eye on for both counties: Wyomissing in Berks County, and Skippack in Montgomery County. Both are walkable, both have strong schools, and both consistently outpace their county’s average price per square foot. Homes here tend to sell faster than the county median and tend to sell closer to, or above, asking. If you’re a seller in either town, that is leverage. If you’re a buyer, build in room for a little competition.

A quick note on that submarket data: with a smaller number of sales in any single town, one or two high-end closings can swing the average significantly. Treat town-level numbers as a signal, not gospel, and always ask for the actual comps on a specific street before you price or offer on anything.

The headlines talk about the market. I’d rather talk about your market, on your street, this month.

Numbers only tell you so much. If you want to know what your specific home would sell for in this market, or what you could actually afford to buy right now at 6.73%, let’s talk it through. Shoot me a text or give me a call at 610-301-6776, or email me at daniellekline.realtyone@gmail.com.

Talk soon,

Danielle Kline

Realty ONE Group Restore | Montgomery & Berks County, PA