Making Contingencies Work For You - Philly Market Shifts - Phillies Game and Summer Fun

by Brad Gellman

Summer is in full swing, and there’s a lot to catch you up on — from the latest market shifts in Philly and the surrounding suburbs, to how contingencies are shaping the way deals get done. I’ve also got some exciting upcoming events plus a few personal and professional updates I’m excited to share. Let’s start with something I talk about almost every day in this market: contingencies.

Contingencies Can Make or Break a Deal

Contingencies are one of the most important parts of any real estate offer. They can give you leverage — or cause you to lose out to a stronger buyer. In a competitive market, how you structure your offer can make all the difference.

I recently had a listing with two strong offers. One was slightly higher, but the other waived several contingencies, making it far more appealing. My sellers chose the lower offer because it felt more secure — fewer obstacles meant a smoother, guaranteed closing. On the flip side, a buyer I represented waived most contingencies and offered a quick close. Even though there were higher offers, her certainty won her the home.

While I don’t usually recommend waiving inspections completely, there are smart ways to make your offer stand out — like adding an inspection deductible, restructuring appraisal or mortgage terms, or even offering to cover part of the buyer's agent commission. Every situation is different, and I’m happy to help you navigate what works best for your goals.

👉 Let’s talk through your options

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

In Philadelphia County, the median home value is holding steady at around $245,000, with a 1.5% increase over the past year. Inventory has grown since early spring, giving buyers more options — but demand in neighborhoods like Fishtown and South Philly is still strong. Homes are going under contract in just 8 days on average. See more Philly data →

In Bucks County, the median sale price is about $502,250, up 3.6% from last year. Inventory nearly doubled between April and May, giving buyers more room to shop. That said, 70% of homes still sold above asking and most went under contract in under 3 weeks. Sellers who price and prepare their homes well are still in control. Read more from Bucks County Association of Realtors →

Montgomery County saw inventory rise by 98% last month, up to nearly 2,000 active listings. That’s a win for buyers — but the market remains fast-paced, with homes going under contract in about 5 days and almost all selling above asking. The median list price is around $519,000, with slight downward pressure on price per square foot. Explore Montco trends →

In Delaware County, prices are rising faster than anywhere else in the region. The median list price in May reached $388,500, up nearly 10% in one month, and average sale prices rose 14% compared to last year. Homes are averaging just 6 days on market, and nearly half are closing at or above the list price. View the latest Delco data →

🎉 Wrapping Up: Summer Fun, Business Wins & What’s Ahead

This summer is already off to a great start — business is busy, life is full, and there’s a ton of exciting stuff going on. But first, let’s talk about the fun stuff!

August 18 is my annual Phillies game outing! If you’ve joined us before, you know it’s always a blast — especially with how great the Phillies have been this season! We’ll have our usual pre-game cookout/happy hour, and I’m giving away 10 free pairs of tickets to the first people who reach out. After that, tickets are just $25 each. First come, first served!

In early October, the free fall photoshoot returns! Bring your family, your partner, your pet, or just your beautiful self — and you’ll get a full set of edited digital photos to use however you want (holiday cards, portraits, or just because). I’ll share the official date in next month’s email.

Then in November, I’ll be hosting another happy hour to say thank you for being such amazing clients, friends, and supporters. I hope to see you at all of these!

Now, back to business — I am incredibly grateful that May through July has been one of the busiest stretches I’ve had in years. I’ve listed and sold 7 properties and helped 5 more clients buy their new homes or investment properties. Coming next week: a unique listing — a former cement factory in West Philly just off City Line. It’s a one-of-a-kind investment opportunity, and I can’t wait to see what someone does with it. I’ve also got more listings on deck and a few clients ready to make their moves — follow along on social for the latest.

And finally…summer life! I recently took my oldest son and his friend to the Franklin Institute, spent some time down the shore with my sister and her family, and made two trips to DC: one for a family bat mitzvah and another to visit friends and catch a Nationals game. (Due to the two-hour rain delay, they happened to put the Phillies game on the jumbotron — best part of the game!!)

July and August are packed with more adventures, and I hope to see you along the way. Keep sending me your updated house pics, family snapshots, and vacation highlights — I would love to see what you’re up to.

Stay cool this summer!

If you're planning to make a move — or just want to talk about the smartest strategies for today’s market — I’m always happy to connect. Reply to this email, call or text me anytime.

Warmly,
Brad