I hope you’ve been enjoying the end of summer and soaking up the sunshine while it lasts! This month’s update is packed with fall investment tips, a quick pulse on the Philly market, and details on my upcoming free professional photo shoot. I’m also recapping an amazing day at the Phillies game, offering extra Eagles schedule magnets, and sharing a few personal highlights. Whether you're thinking about making a move or just staying in the loop, there’s something in here for you!

Thinking of an investment property? Don’t wait until spring.

Fall could be your sweet spot to buy smart and build wealth.

While most people think of spring as “real estate season,” savvy investors know that fall often brings unique opportunities. Sellers looking to close before the holidays tend to be more motivated, which can mean better prices and terms. Fewer buyers in the market also translates into less competition—making it a smart time to negotiate.

One of my investor clients actually plans his purchases around this season every year. He purposely waits until the fall and winter to buy—whether it’s a full rehab project or a property that sat on the market all summer. Year after year, he finds some of his best deals during this stretch and has already sent me a few new places he’s excited to see.

Beyond the buying advantages, fall is also a strategic time for financial planning. Acquiring a property before year’s end allows investors to take advantage of tax benefits in the current calendar year, whether it’s depreciation, mortgage interest deductions, or write-offs for improvements. Rental demand also tends to stay strong as students, professionals, and families settle into new routines before winter.

If you’ve been thinking about expanding your portfolio—or making your first investment—this season could be the sweet spot. I’m always happy to talk through potential opportunities, whether it’s a multi-unit rental, a fixer-upper with strong upside, or a property in a growing neighborhood. Let’s connect if you’d like to explore what the fall market has to offer.

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

Greater Philadelphia Real Estate Market Update - August 2025

As the summer season draws to a close, the housing market across the Greater Philadelphia region continues to demonstrate stability. Modest increases in inventory and home prices, coupled with a slight easing of buyer urgency, suggest the market is transitioning into a more balanced phase. Affordability remains a significant consideration, yet buyer demand remains steady across several counties.

Philadelphia County

Market demand in Philadelphia has softened moderately across most home types this August. According to the Bright MLS Home Demand Index, the index for entry-level single-family homes declined slightly from 82 in July to 80, while remaining above the August 2024 level of 77. Similarly, mid-range single-family homes experienced a decrease from 82 to 79, indicating a slight easing but continued strength in buyer interest (HomeDemandIndex.com).

At the metro level, Philadelphia continues to perform well nationally. Zillow reports that home values have increased by approximately 3.6% year-over-year, bolstered by local job growth and housing demand. However, nearly 24% of listings have begun to include price reductions, reflecting growing buyer price sensitivity (OurMidland.com).

Bucks County

The Bucks County market remains resilient and competitive. As of July 2025, the median sale price reached $515,000, representing a 4.0% increase year-over-year. Sales volume increased modestly by 0.8%, while active inventory expanded by 14.4%, offering buyers greater selection. Homes continued to move quickly, with a median of seven days on the market, and most sales closed at or above asking price, with an average sale-to-list ratio of 101% (CBHRE Market Statistics).

Submarkets across the county are experiencing sustained price growth. Doylestown recorded an 8.1% increase in home values, followed by Bristol (8.0%), Quakertown (6.3%), and Warminster (5.5%) (BucksCo.Today).

Montgomery County

Montgomery County exhibited robust year-over-year growth during July. The median sale price rose to $495,000, a 10.0% increase compared to the previous year. Closed transactions also increased by 2.9%, with a total of 928 sales. The median number of days on market extended to 26 days, up from 17 in July 2024, suggesting a slightly slower pace but still active conditions. The average sale-to-list price ratio remained strong at 101.1%, indicating continued competitive bidding among buyers (Redfin).

Delaware County

Recent county-level data for August 2025 remains limited; however, July figures indicate relatively stable conditions. The median sale price in Delaware County was approximately $374,000, reflecting a slight 0.6% decline year-over-year. Homes spent a median of 32 days on the market, up from 23 days in July 2024. Total closed sales decreased marginally, from 582 to 564 year-over-year (Redfin).

Regional Summary

County	Median Price (YoY)	Days on Market	Inventory Trend	Notes
Philadelphia	+3.6%	~45 (est.)	Increasing	Buyer demand easing slightly
Bucks County	+4.0%	7	+14.4% (MoM)	Highly competitive, low days on market
Montgomery County	+10.0%	26	Growing	Strongest price appreciation regionally
Delaware County	–0.6%	32	Slightly decreased	Slower sales pace, relatively flat pricing

🎉 Wrapping Up: ⚾ Phillies, 📸 Photos & 🏈 Fall Fun — Plus a Big Thank You!

⚾ Phillies Game Recap & 🏈 Eagles Schedules

First, a huge shoutout to everyone who came out to my annual Phillies game on August 18th — nearly 40 of you showed up and it was a blast! If you couldn’t make it this year, don’t worry — I’ll be doing it again next summer. Let me know now and I’ll reserve two tickets for you. (Scroll down for a few fun photos from the day!)

If you didn’t get my Eagles magnet schedule in the mail, or just want an extra one for your fridge or office, I’ve got plenty to spare — just shoot me a message and I’ll drop another in the mail.

📸 Free Fall Photo Shoot — Oct 12 @ Navy Yard

The free fall photo shoot is back! I’m hosting it on Saturday, October 12th at the Navy Yard in South Philly — easy parking, great views, and open to all. Whether you want updated family portraits, a cute pet shot, or a fresh professional headshot, this is your moment. Sessions start at 9:30 a.m. and run through 11 a.m. (or later if needed!). You'll get 15 minutes in front of the camera and all the high-res, lightly edited digital files — completely free. Bring whoever you’d like — family, friends, pets, or just yourself! Here’s the sign-up link.

🙏 Client Gratitude + Business Update

Business-wise, I’m feeling incredibly grateful. The pace has been fast and exciting: 5 closings, 4 new listings, and several more coming soon — including a commercial listing at 4917 Lancaster that just went under contract quicker than expected. I was also recently named Title Person of the Month and was the top-producing agent for July — and I’m on track to repeat in August. I share that not to boast, but to say thank you. Your trust means everything, and I never take it for granted.

🚴 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.

Thanks as always for reading, for your support, and for making this work so meaningful. Even with everything going on, I always make sure to carve out time with my family — enjoying the summer together and packing in as many little adventures as we can. I even managed to squeeze in a rare, long brunch with my entire extended family — something that doesn’t happen nearly enough. I hope to see you soon — whether it’s at the photo shoot, the next game, or just around the neighborhood.

Warmly,
Brad