I hope you’re enjoying the start of fall — it’s always a busy but exciting season. In this month’s update, I’m sharing some timely insights on whether it makes more sense to buy now or wait for rates to drop, along with a look at the September housing market across Greater Philadelphia. You’ll also find details on my upcoming (and newly rescheduled) free fall photoshoot, plus some fun updates — including the Phillies clinching the NL East and gearing up for another playoff run, and how the season is shaping up in my business. Let’s dive in!

---

Should You Wait for Lower Rates — or Sell and Buy a Home Now?

This idea came up recently when a client reached out to me to talk through her future plans. She and her family bought a home a few years ago, but with her youngest about to start grade school, she’s considering moving back to her hometown. Her initial thought was to wait until interest rates go down. After we talked it through, though, she realized that lower rates could mean both positives and challenges — not just for selling her current home, but also for buying her next one. That conversation made me think this is something a lot of people should be weighing right now.

The housing market across the Philadelphia region has been holding steady month to month. That’s an important factor — it means sellers are still getting strong prices for their homes, but buyers aren’t facing the kind of intense competition that comes when rates drop. In other words, conditions are relatively balanced right now, which creates a unique window of opportunity.

If mortgage rates decrease in the future, many buyers who have been sitting on the sidelines will jump back into the market. That surge in demand is likely to drive up home prices and bring back bidding wars, making it much harder (and more stressful) to find the right property. While that could benefit sellers, buyers will face challenges securing a home without having to pay a premium.

For those considering both selling and buying, this moment can be especially favorable. You can list your current home while prices remain strong, and at the same time purchase your next home at a fair value without having to compete against a flood of other buyers. Later, if rates do come down, you’ll have the option to refinance and lower your monthly payment — without being stuck paying a higher price for the home itself.

Of course, the right time to buy is always when it makes sense for you financially and personally. If stretching your budget right now would create too much strain, it may still be worth waiting — just keep in mind that waiting could mean entering a much tougher market. For many buyers and move-up sellers, however, today’s conditions strike a rare balance: strong sale prices, fair purchase prices, and the flexibility to refinance down the road.

If you’re wondering what makes the most sense for your situation, I’d be happy to talk it through with you. Reach out anytime, and together we can figure out the best strategy for your goals.

---

📍 September 2025 Housing Market Update: Philly, Bucks, Montco & Delco

The housing market across the Greater Philadelphia region continues to shift toward a more balanced state. Prices are still trending upward in most counties, though at a modest pace. Inventory levels remain tight, but homes are staying on the market slightly longer than this time last year. Sellers still hold some leverage, but buyers are finding increased opportunity as competition cools from peak summer highs.

📍Philadelphia County

• The median sale price in Philadelphia for August 2025 was $270,000, which is largely flat year-over-year (Redfin).
• The Zillow Home Value Index reports a typical home value of $232,459, reflecting a 3.1% year-over-year increase as of August 31, 2025. Homes are going pending in a median of 21 days, showing some market activity but a slower pace than earlier in the year (Zillow).
• According to the Federal Reserve's House Price Index, the Philadelphia metro continues its gradual appreciation, reaching 405.67 in Q2 2025—marking consistent growth from prior quarters (FRED).

📍Delaware County

• Zillow data shows the typical home value in Delaware County at $359,086, up 2.1% year-over-year as of August 2025. Homes are moving relatively quickly, with a median pending time of 9 days (Zillow).
• Redfin reports a median sale price of $380,000 in August, representing a 7.0% annual increase. Homes took about 33 days to sell, slightly longer than the 29-day average one year ago (Redfin).
• Long & Foster’s monthly report indicates a median sale price of $385,000, with 766 active listings—down from 890 a year ago—indicating tighter inventory. The market has about 1.5 months of supply, consistent with seller-friendly conditions (Long & Foster).

📍Montgomery County

• The median sale price in Montgomery County in August 2025 was $475,000, up 2.2% year-over-year, according to Redfin. Homes spent an average of 26 days on the market, slightly longer than last year. Monthly sales totaled 938, showing a slight decline in volume (Redfin).
• Zillow reports the typical home value in Montgomery County at $481,492, a 2.8% increase year-over-year. Many listings are going under contract in 7 days, indicating that well-priced homes are still selling quickly (Zillow).
• Long & Foster puts the median sale price at $486,500 for August, a 3% increase from the same month in 2024. Inventory remains tight with 1,174 active homes, and the average time on market is 20 days (Long & Foster).

📍Bucks County

• The median sale price in August was $530,000, a 5.0% increase compared to August 2024. Homes took approximately 27 days to sell (Redfin).
• Zillow’s data shows the typical home value at $507,666, up 4.2% year-over-year, with strong buyer activity in submarkets such as Doylestown and Bristol (Zillow).
• The Bucks County Association of REALTORS® noted a 2.9% monthly increase in prices from July to August, with the average time on market increasing slightly to 21 days (BucksRealtor.com).

Regional Overview

---

🎉 Wrapping Up: ⚾ Phillies & Eagles | 📸 Free Photoshoot | 🍂 Fall Business Update

It’s an exciting time for Philly sports!

⚾ The Phillies have officially clinched a playoff spot — for the second year in a row — and became the first team in all of baseball this season to lock up a division title as NL East Champions. Meanwhile, The Eagles are off to a hot 2–0 start, with big wins over the Cowboys and a huge road victory in Kansas City against the Chiefs. Sure, there have been a few stumbles and dramas, but this team is really starting to gel, and it’s hard not to feel another championship run in the making. On a side note — I still have a few Eagles schedule magnets left. If you’d like an extra copy for your fridge, office, or to share, just let me know and I’ll get one right out to you.

---------

📸 Free Fall Photo Shoot — Now on Oct 19 @ The Navy Yard

Good news — our free fall photo shoot has a new date! To avoid the busy holiday weekend and give more families a chance to join, we’ve moved it to Sunday, October 19th at the Navy Yard in South Philly. There’s plenty of parking, great views, and it’s open to everyone.

Whether you’re looking for updated family portraits, a fun pet photo, or a fresh professional headshot, this is the perfect chance. Sessions will run from 9:30 a.m. to noon (and a little later if needed). Each spot includes about 15 minutes in front of the camera and all the high-res, lightly edited digital files — completely free.

Bring your family, friends, kids, or pets — whoever you’d like! Here’s the sign-up link.

---------

🙏 Client Gratitude + Business Update

This fall has been off to a busy start! I currently have three new listings under contract in Center City, Northeast Philly, and West Philly, plus two amazing homes coming soon in Fishtown and Glenside. Over the past three weeks, I’ve celebrated four closings, with four more scheduled this month. The market continues to move for both buyers and sellers, and I’m seeing a much more balanced environment where both sides are finding fair deals. I also have some exciting new projects in the works that I believe will bring even more value to my clients. Thank you, as always, for your continued trust — it means everything to me to know you rely on me to keep your priorities first.

---------

🚴 MS City to Shore Ride — Sept 27

And finally — on September 27th, I’ll be biking from Philly to Ocean City to raise money for MS research — a cause that’s deeply personal for me. If you’d like to support (even a few dollars goes a long way!) or join me for the ride, I’d love it. Here’s the link to my page.

---------

Finally, I wanted to share a quick personal update. This summer was a whirlwind, but my family and I are settling nicely into the rhythm of fall. School is back in session, and both boys are thriving in their new grades. Carly is doing amazing work and continues to grow in her leadership role. Outside of school and work, we’ve been making the most of our time together—apple picking, exploring local museums, and enjoying all the sports we’ve been playing and watching.

Thanks, as always, for reading, for your support, and for helping make this work so meaningful. As we move through the season, my family and I are soaking up every bit of fall—from new routines to weekend adventures and the excitement of Philly sports. I’m looking forward to seeing many of you soon—whether it’s at the photo shoot, a game, or around the Philadelphia area.

Warmly,
Brad

---