What's Inside This Month - April 2026

by Brad Gellman

What's Inside This Month

Thinking About Selling? — Not every update helps your bottom line. Learn what's actually worth doing before you list.
Greater Philadelphia Market Update — Spring momentum is building across all four counties. See the latest numbers.
Mortgage Rate Update — Rates are down from a year ago. Here's what that means for buyers and sellers this spring.
Events, Business and Family Updates — Two client events are coming up fast. Don't miss the Navy Yard Photoshoot and the Phillies Game with Tailgate! Also, an achievement thanks to you, new listings and some family updates.

Thinking About Selling? Don't Waste Money on the Wrong Home Updates

One of the most common questions from sellers right now is, "What should I do to get my home ready?" The honest answer is that it depends. Every home, neighborhood, price point, and buyer pool is different. A condo needs a different strategy than a suburban single family home, and a city property often benefits from different updates than one in the surrounding suburbs. There is no single formula, and preparing a home in a way that actually helps it sell, rather than doing what sounds impressive, is where most of the real decisions live.

Many sellers assume they need to spend big money before listing, but the best return usually comes from simpler improvements that make a home feel clean, bright, and well cared for. Fresh paint, decluttering, deep cleaning, updated light fixtures, minor repairs, and curb appeal often make a stronger first impression than an expensive renovation completed right before the sale. Buyers notice condition and presentation first, and homes that are ready to move into tend to generate more early interest. Industry reports continue to show that smaller cosmetic updates often outperform major remodels when the work is being done strictly for resale.

Where sellers tend to get into trouble is taking on too much without a clear strategy. A full custom kitchen right before listing, premium finishes that don't match the neighborhood, or projects that delay getting to market can quickly eat into the return. Between single family homes in the city and suburbs, condos, and even mixed use properties with a business on the ground floor and residential above, every type of listing calls for its own plan. The goal isn't to do more. It's to do the right things, skip the wrong ones, and prepare the home in a way that makes financial sense for where it's being sold and who's likely to buy it.

One of the first things I do very early in the process is walk through the home with the seller and talk honestly about what's worth doing and what isn't. We look at the property through a buyer's eyes, flag the things that will actually move the needle, and set aside anything that won't. Over the years I've built relationships with trusted painters, handymen, cleaners, landscapers, and other contractors, so if there is work worth doing, I can connect sellers with people I know and rely on rather than leaving them to figure it out on their own. It takes a lot of the guesswork and stress out of getting a home ready, and it helps make sure every dollar spent is actually working toward the sale.

Greater Philadelphia Real Estate Market Update: April 2026

Spring is here, and the local market is responding. New listings are up across the region, buyer activity has picked back up, and mortgage rates — while still not at the historic lows we all remember — are meaningfully better than they were a year ago. Here’s a look at what’s happening county by county.

📍 Philadelphia County

Philadelphia home prices in March 2026 came in at a median of $280,000, up 1.8% year-over-year, with homes averaging 61 days on market compared to 55 days last year. The city saw 1,033 closed sales in March, down modestly from 1,112 the year prior. The city continues to be the highest-volume market in the region, and that moderation in price growth also means more breathing room for buyers. The sale-to-list price ratio is holding around 97%, meaning sellers are still getting close to what they ask when priced correctly.

📍 Montgomery County

Montgomery County posted steady March 2026 numbers, with 536 closed sales and a median sold price of $455,000, reflecting a 3.4% rise year-over-year. The county remains one of the more competitive suburban markets in the region, with homes averaging about 42 days on market. Zillow's home value index places the average Montco home value at approximately $444,000, up 5.3% over the past year. Demand stays strong in communities like Ambler, Conshohocken, and Lower Merion.

📍 Bucks County

Bucks County had a strong March, with closed sales surging 14.6% compared to last year and a median sold price of $510,000. Zillow's home value index puts the typical Bucks County home value at approximately $463,000, up 4.2% year-over-year. That sales surge is a notable signal of returning buyer confidence. Buyers who paused through the winter are re-entering, and the inventory of new listings ticking up this spring is giving them more to choose from.

📍 Delaware County

Delaware County continues to hold its own as one of the more accessible markets in the region, attracting first-time buyers who might be priced out of Montgomery or Bucks. Median prices in February 2026 were $330,000, up 3.8% year-over-year, and homes are averaging 48 days on market. Zillow's home value index shows the typical Delaware County home value at approximately $326,000, up 4.1% over the past year.

📊 Market Summary — March 2026

County	Median Price	YoY Change	Avg. DOM	Closed Sales
Philadelphia Co.	$280,000	+1.8%	61 days	992
Montgomery Co.	$455,000	+3.4%	42 days	536
Bucks Co.	$510,000	+3.3–3.6%	~40 days	+14.6% YoY
Delaware Co.	$330,000	+3.8%	48 days	315

* Figures approximate. Bucks Co. YoY price range reflects Redfin and Zillow ZHVI.

Life, Listings, and a Lot to Look Forward To!

Spring is in full swing, and even with interest rates hovering around 6%, buyers are out and actively searching. This market still presents real challenges, which makes working with the right Realtor more important than ever. Knowing how to position a buyer or seller to succeed in conditions like these takes experience and local expertise.

The good news: opportunity is still very much out there. On that note, I have seven new listings hitting the market between April and June spanning single-family homes, duplexes, condos, and two commercial listings. If you or someone you know is looking, reach out. I may already have exactly what you need.

The first round of tickets for my annual Client Phillies Game and Tailgate was claimed within minutes, so I went back and secured six additional tickets for three more lucky groups. We take on the Cincinnati Reds on May 18th, with a free tailgate starting at 5PM and first pitch at 6:40PM. Reach out directly or fill out the form below to grab your spot. I cannot wait to see you there! My annual Client Photoshoot at the Navy Yard has also been rescheduled to Saturday, May 17th due to weather. Everything else remains the same: free family portraits, pet photos, headshots, and more, with a donation of any amount to the MS Foundation or the American Cancer Foundation as the only ask. This year we also have a backup indoor location secured, so rain will not stop us. Spots were already filling before the reschedule, so do not wait to reserve yours.

For the fourth year in a row, I was invited to Coldwell Banker's Top Producer client award ceremony, and I do not take that for granted for a single moment. This recognition only happens because of you. My clients trust me to guide them through some of the biggest financial decisions of their lives, and that trust is something I hold as my number one priority every single time.

Ezra just turned 8, and Hayden turns 5 next week. Birthdays have a special way of making you stop and really take in how far they have come in just one year. Both boys are also moving on to a new school next fall, which is equal parts exciting and a little terrifying, in the best possible way. My wife and I have our summer mapped out with camps, vacations, and as much family time as we can fit in. We would love to hear what you have planned too!

As always, thank you for being such an incredible part of this community. Whether you are buying, selling, attending a tailgate, or just stopping to say hello, it truly means the world. Here is to a spring full of big moments!

Warmly,
Brad