City vs. Suburbs – November Philly Market Update – Snow, School and New Changes

by Brad Gellman

It’s been a cold start to the year here in Philly, and after our biggest snowfall in years, I know many of us are already counting down the days until spring! In the meantime, I’m excited to share this month’s newsletter, which covers a few key topics to help you stay informed and ahead of the market. We’re taking a look at what it’s like to live and raise a family in the city vs. the suburbs, along with the latest market updates across Philadelphia and the surrounding counties. I’m also sharing some exciting changes happening in my business as I grow, rebrand, and launch new tools and events designed to better serve my clients in 2026 and beyond.

City vs. Suburbs: A Philly Family Conversation

January always feels like a natural time to reflect—not just on the market, but on the bigger life decisions that shape our families. One topic that comes up constantly in conversations with clients (and even in my own house) is the choice between city living and suburban life, especially here in Philadelphia and the surrounding counties. There’s no one-size-fits-all answer, and that’s exactly what makes the conversation worth having.

Living and raising kids in the city versus the suburbs is something my wife and I have debated for years—long before our youngest was born. We both grew up in the suburbs (me in Montgomery County, her in Bucks County), where much of our family still lives; today, we’re raising a pre-K kid and a second grader in the city. City life offers walkability, diversity, culture, and a sense of independence for kids at a young age—being able to walk to school, parks, playgrounds, museums, and neighborhood spots creates a connected, energetic lifestyle. On the other hand, suburban living often means larger homes, driveways and yards, quieter streets, and highly regarded school districts—things that become more appealing as families grow and priorities evolve.

When it comes to schools, lifestyle, and finances, both city and suburban options shine in different ways. In the city, families navigate public, charter, magnet, and private schools, often prioritizing community, commute, and flexibility. Suburban schools are typically tied to the township and funded by higher property taxes, which can translate into newer facilities, larger campuses, and expanded programs; however, those taxes are part of the trade-off. City homeowners may benefit from lower property taxes and proximity to work, dining, and culture, while suburban buyers often gain space, storage, and long-term flexibility. Neither is “better”—they simply serve different needs at different stages of life.

So I’m curious—what made you choose where you live?

Was it schools, space, taxes, family nearby, walkability, or just a gut feeling that it felt like home? Have your priorities changed over time, or are you exactly where you always planned to be? I work closely with both city and suburban families every day, helping them think through these same questions as their lives evolve. If you’re considering a move now, or just starting to explore what might come next, I’m always happy to be a resource and talk through the options with you.

Greater Philadelphia Real Estate Market Update

January 2026

As the new year begins, the Greater Philadelphia housing market continues to show stability with modest price growth, steady buyer demand, and inventory that remains tight but improving compared with previous years. While homes are taking slightly longer to sell, overall market conditions remain balanced with opportunities for both buyers and sellers. Regional forecasts suggest continued moderate price growth through 2026.

Philadelphia County

Philadelphia’s home prices remain resilient as of late 2025. In December 2025, the city’s median sale price was approximately $270,000, up about 3.8% year-over-year, according to Redfin. Homes took an average of 55 days to sell, slightly longer than last year’s pace, and total home sales were down modestly compared to a year ago.

Zillow’s Home Value Index shows that typical home values in Philadelphia increased about 2.4% over the past year, further underscoring continued appreciation.

Looking at 2026: Greater Philadelphia is forecasted to remain one of the top ten hottest housing markets in the U.S. in 2026 according to Zillow’s annual forecast, driven by relative affordability compared to other large metros and ongoing demand.

Delaware County

Delaware County’s housing market remains steady as of the end of 2025. According to Zillow, the typical home value was about $349,974, up 2.1% year-over-year, with homes going pending in a median of around 16 days in late December.

2026 Outlook: With regional demand sustained and modest inventory increases expected, Delaware County is likely to see steady price growth and continued interest from both local and relocating buyers.

Montgomery County

For Montgomery County, Zillow’s Home Value Index reports an average home value of $471,218, up about 2.0% year-over-year, with homes going to pending in around 13 days as of late 2025.

2026 Outlook: This steady trend suggests that Montgomery County should continue to experience moderate home price growth and consistent market activity throughout 2026, particularly if mortgage rates remain stable.

Bucks County

Recent regional trend data for Bucks County indicates that the market remains active and balanced as winter begins. According to weekly housing data for the Philadelphia area, Bucks County homes spent about 34 days on market in early January, with inventory still relatively limited.

2026 Outlook: With ongoing interest and modest inventory levels, Bucks County is positioned to see continued demand and moderate price increases through 2026, especially in desirable suburban neighborhoods and areas with strong schools.

Regional 2026 Market Themes

Modest Price Growth:
National forecasts and local indicators suggest home prices will continue to rise moderately in 2026. Redfin’s 2026 housing outlook expects U.S. median home values to tick up modestly, around 1% year‑over‑year, as mortgage rates and economic conditions temper runaway growth.

Inventory Trends:
As the “lock‑in effect” eases and more homeowners consider selling, inventory may rise modestly in 2026. Some forecasts suggest inventory increases could exceed 16% in certain markets, helping buyers see more choice without destabilizing prices.

Balanced Market Dynamics:
Homes are generally taking longer to sell than during peak competition years (e.g., seller markets of 2021–22), and buyers have slightly more negotiation power. These conditions should persist into the early part of 2026.

Regional Affordability:
Greater Philadelphia remains relatively affordable compared to other major metro areas, which supports continued demand from both first‑time buyers and relocating households.

📊 2026 Market Summary at a Glance

Philadelphia County: Median Sale Price: $270,000 | +3.8% YoY | Avg. 55 Days on Market

Delaware County: Median Value: $349,974 | +2.1% YoY | ~16 Days to Pending

Montgomery County: Avg. Value: $471,218 | +2.0% YoY | ~13 Days to Pending

Bucks County: Avg. 34 Days on Market | Inventory Still Limited

Snow, Sports and Business Growth!

It’s been a wild winter already with the biggest snowfall in over five years! While it was beautiful to look at, it certainly made travel tricky, and I know many parents (myself included) are counting the days until the kids are back in school. My family loves sledding at FDR Park, building legos, and playing with every toy in the house and not putting them away. What are some of your favorite snow day activities?

On the sports front, the Eagles’ season ended in disappointment, but for the next couple of weeks, we can still say we’re the reigning Super Bowl champs. And of course… there’s always next year. Luckily, baseball season is around the corner! I’m about to order for the new Phillies schedule magnets for the 2026 season. If you’ve moved, didn’t get one last year, or want an extra for work or the fridge, just let me know.

This winter has been a busy one behind the scenes! While I am still proudly with Coldwell Banker Realty, I’ve reached an exciting milestone: I’m officially building a real estate team and in the process of rebranding everything. Starting next month, you’ll notice some changes in these emails and across my marketing.

These changes come with major benefits for my clients. My new website will be more than just a place to search listings — it will be an educational hub covering real estate trends across Philadelphia and the suburbs, and it’ll also archive all past newsletter topics so you can revisit anything you missed.

And yes, I’ve got some new client events coming your way in addition to the annual Phillies game outing, free photoshoots, and happy hours. I can’t wait to share more, and to keep giving current, past, and future clients the value, knowledge, and care they deserve.

I truly appreciate the trust and relationships I’ve built with so many of you over the years. If real estate is on your mind in any way, now or in the future, don’t hesitate to reach out.

Stay safe and warm!

Brad