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 – Part 2: The Financial Side of Putting Down Roots

1. Beyond Lifestyle — Let’s Talk Numbers

Last month we talked about lifestyle differences between the city and the suburbs. Many of you reached out with thoughtful responses — so this month I want to dig into the financial side of the decision.

Carly grew up in Bucks County. I was raised in Montgomery County. Today we’re raising our boys in the city and we genuinely love it. But like many families, we still debate where we’ll ultimately plant long-term roots.

And when we have that conversation, it quickly shifts from walkability and community… to numbers.

Right now in Greater Philadelphia:

Price per square foot: Suburban buyers often get more space for the money. City buyers typically pay a premium for proximity and convenience.

Property taxes: Suburban taxes — especially in strong school districts — are often significantly higher. City taxes may be lower comparatively, but wage tax and parking can factor in.

Market behavior: Suburban family homes remain competitive. In the city, inventory has improved slightly, giving buyers more negotiating leverage than in recent years.

Appreciation trends: City values often track neighborhood growth and demand. Suburban values are heavily tied to school districts and long-term stability.

Both markets are strong. They just operate differently.

2. The Long-Term Cost Equation

The biggest financial mistake I see isn’t choosing the city or the suburbs, it’s analyzing only the monthly mortgage payment.

The real questions are:

How long do you plan to stay?

Is private school part of the equation?

Will commuting costs change?

How important is proximity to family?

What does your 10-year plan look like?

For some families, suburban school districts offset long-term education costs. For others, staying in the city reduces overall housing expenses and increases flexibility.

For us, it’s not just about square footage. It’s about balancing lifestyle, long-term equity growth, and family proximity. We genuinely see the advantages of both — which is exactly why the conversation continues in our own home.

3. What I’m Advising Clients This Spring

We are no longer in a reactive, frenzy market — and that’s a good thing.

Buyers have time to evaluate options. Sellers need to price strategically. Negotiation has returned. That creates room for thoughtful decision-making instead of rushed moves.

If you’re considering a shift — city to suburbs or suburbs to city — the smartest first step isn’t listing your home. It’s running a full side-by-side comparison of:

Purchase price

Tax impact

Long-term equity potential

Lifestyle cost differences

When you look at the full picture, the “right” answer becomes much clearer.

I’d Love Your Perspective

Many of you have already made this choice. Some are considering it quietly.

What factored most heavily into your decision — lifestyle or finances?

And if you want to explore the numbers for your specific situation — whether that’s Philadelphia, Montgomery County, or Bucks County — I’m happy to run side-by-side comparisons so you can see it clearly.

No pressure. Just information.

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.

Summary at a Glance

County	Recent Trend (Late 2025)	Price Change (YoY)	Days on Market / Pace	2026 Outlook
Philadelphia	Stable pricing, slower pace	+3.8% median price	~55 days	Moderate growth, balanced conditions
Delaware	Gradual price growth	+2.1% average value	~16 days to pending	Continued steady demand
Montgomery	Balanced pricing and activity	+2.0% average value	~13 days to pending	Stable growth, consistent sales
Bucks	Active but measured pace	—	~34 days (weekly data)	Continued buyer interest, modest gains

Snow, Sports and Business Growth!

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. Luckily, baseball season is around the corner! I’m about to order the new Phillies schedule magnets for the 2026 season. If you’ve moved, didn’t get one last year, or want an extra, just let me know.

I am still proudly with Coldwell Banker Realty and continuing to build and rebrand.

Phillies

Stay safe and warm!

Brad