August 2026 - Greater Philadelphia Real Estate Market Update

🏡August 2026 - Greater Philadelphia Real Estate Market Update

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📍Philadelphia, Montgomery, Bucks & Delaware Counties | Data through July 2026

Summer is winding down, and the regional market continues to hold its footing. Bright MLS published its July 2026 report on August 11, giving us a full picture of last month's activity across the Philadelphia metro. Inventory is up meaningfully from a year ago, homes are moving fast in all four counties, and the 30-year fixed rate ticked down to 6.65% this week after a brief run higher. Here's what the numbers show.

MORTGAGE RATES AT A GLANCE

County-by-County Breakdown

📍Philadelphia County.

In Philadelphia proper, the July 2026 median sale price was $292,000, up 4.3% from a year earlier. The Philadelphia metro area had 6.1% more closed sales than last year, and the regional median sold price hit $430,000 in July, matching June's record high. Overall active listings at the end of July were 12.4% higher than last year, and homes are spending a median of just 11 days on market. Buyers have more to look at than at any point in the past two years, and that's a healthy shift — but don't mistake more inventory for a slow market. The city is still moving quickly, and well-priced homes in desirable neighborhoods are not sitting. Resideline Team

📍Montgomery County.

Montgomery County had a median sale price of $516,500 in June 2026, with homes averaging just 19 days on market. That pace is firmly in seller's market territory, and combined with the Zillow home value index showing the typical Montco home at $444,177 — up 5.3% year-over-year — the picture for homeowners in the county is a strong one. The median listing price in Montgomery County reached $530,000 in July 2026, per Realtor.com data tracked by the Federal Reserve Bank of St. Louis. Both inventory and buyer activity have improved from the tightest pandemic-era levels, but supply is still well below historical norms in most townships, which continues to put upward pressure on prices.

📍Bucks County.

In June 2026, the Bucks County median sale price was $530,000, a 2.9% increase from a year ago, with homes averaging 20 days on market and total home sales up 16.5% year-over-year. The Bucks County Association of Realtors confirmed the market remained competitive in June, with home prices holding strong and buyer activity continuing to show momentum. The 16.5% jump in sales volume is the real story — buyers who sat on the sidelines through the winter and spring are clearly back and transacting. Inventory has improved in Upper Bucks communities like Perkasie and Quakertown, while lower Bucks and prime areas around New Hope and Doylestown remain tight.

📍Delaware County.

Zillow's home value index puts the typical Delaware County home value at $369,806, up 2.7% over the past year. The county remains one of the most accessible entry points in the region, and that steady, measured appreciation is exactly what a healthy market looks like. Days on market have compressed to around 19 days, reflecting genuine buyer demand even as inventory gradually improves. Delaware County continues to attract first-time buyers who find themselves priced out of Bucks and Montgomery, and with more listings coming to market this fall, conditions for that buyer pool are improving.

📍A Note on Mortgage Rates.

The 30-year fixed-rate mortgage averaged 6.65% as of August 20, 2026, declining for the second consecutive week. Freddie Mac noted that a dip in rates is providing modest relief for homebuyers, and encouraged borrowers to shop around, as rate differences between lenders can translate to thousands of dollars in savings over the life of a loan. Rates are slightly above where they were a year ago at this time — 6.58% — but the broader trend since the 2023 peak has been meaningfully lower, and that improvement in affordability continues to keep buyers active heading into fall.

Market Summary — July 2026

County	Median Price	YoY Change	Avg. DOM	Notes
Philadelphia Co.	$292,000	+4.3%	11 days	July 2026, per Bright MLS / Axios
Montgomery Co.	$516,500	+5.0% est.	19 days	June 2026, per Bright MLS; July listing median $530K per FRED
Bucks Co.	$530,000	+2.9%	20 days	June 2026, per Bright MLS
Delaware Co.	$369,806	+2.7%	~19 days	Zillow ZHVI, July 2026

All figures approximate. Philadelphia July 2026 data per Bright MLS regional report (Aug 11, 2026) and Axios Philadelphia. Montgomery and Bucks county-level June 2026 data per Bright MLS. Delaware Co. reflects Zillow ZHVI.

What This Means For Buyers & Sellers

Whether you're buying or selling, the late-summer market is more active than many expected it to be. All four counties are showing positive year-over-year price appreciation, days on market are remarkably low across the board, and the surge in closed sales volume in Bucks and Montgomery signals that buyer demand is real and persistent. For sellers, the fundamentals remain in your favor,but pricing strategy and presentation still matter more than ever, as buyers today have more inventory to compare against. For buyers, rates have pulled back slightly from their recent high, inventory is the best it has been in two years, and fall is historically a strong season to find value. If you're thinking about making a move, let's connect and build a plan.

Summer is in full swing, and the regional market continues to hold its ground. Housing inventory is rising across all four counties, the 30-year fixed rate has held steady in the mid-6% range,down meaningfully from a year ago,and buyer activity, while slightly softer than the spring peak, remains above last year's levels. Closed-sale data for June and early July is still processing through MLS systems, as is typical this time of year, so the figures below reflect the most recently published data available as of today. Here's where things stand.