Greater Philadelphia Real Estate Market Update: February 2026

As we move further into 2026, the market across Philadelphia and the surrounding suburbs is feeling steady and balanced. Prices are still rising, just at a more moderate pace, and while homes are taking a little longer to sell than they did during peak frenzy years, well-priced properties are still moving. Inventory remains tight overall, but buyers are finally seeing a bit more breathing room compared to the past few years.

📍 Philadelphia County

Philadelphia continues to show stability heading into spring. Zillow reports the typical home value around $227,000, up roughly 2% year-over-year, with homes going pending in about a month on average. Median sale prices remain in the high $200s, and activity is steady — just not rushed.

Philadelphia was recently ranked among the projected top housing markets for 2026, largely because of our relative affordability compared to other major cities and continued job strength in the region.

Sources:
Zillow Home Values Index – Philadelphia: https://www.zillow.com/home-values/13271/philadelphia-pa/
6abc / Zillow 2026 Market Forecast: https://6abc.com/post/philadelphia-metro-named-6th-hottest-real-estate-market/18542629/

📍 Montgomery County

Montgomery County remains one of the more competitive suburban markets, but things feel healthier and more balanced than in recent years. Typical home values are hovering around $470,000–$475,000, up about 2% year-over-year, and homes are generally selling in about 4 weeks.

Inventory has improved slightly compared to early 2025, but it’s still tight enough that desirable homes — especially in strong school districts — continue to attract attention.

Sources:
Zillow – Montgomery County Home Values: https://www.zillow.com/home-values/2981/montgomery-county-pa/
Redfin – Montgomery County Housing Market: https://www.redfin.com/county/2406/PA/Montgomery-County/housing-market
Bright MLS Market Insights: https://www.brightmls.com/article/2026-mid-atlantic-housing-market-outlook

📍 Bucks County

Bucks County continues to perform well. Typical home values are just over $500,000, up roughly 3–4% year-over-year, and homes are still going pending quickly — often in under two weeks.

Certain Bucks County communities were recently ranked among the hottest housing markets nationally, which isn’t surprising given the strong schools, lifestyle appeal, and proximity to both Philly and NYC.

Sources:
Zillow – Bucks County Home Values: https://www.zillow.com/home-values/2260/bucks-county-pa/
Vista.Today – Bucks County Market Ranking: https://vista.today/2026/02/langhorne-housing-market/

📍 Delaware County

Delaware County has had a quieter winter, which is typical for this time of year. Median sale prices are sitting in the mid-to-high $300s, with solid year-over-year growth. Homes are taking a bit longer to sell compared to last year, but pricing remains strong overall.

Inventory is still limited, which is keeping values supported even though the pace of sales has cooled slightly.

Sources:
Redfin – Delaware County Housing Market: https://www.redfin.com/county/2383/PA/Delaware-County/housing-market
Philadelphia Inquirer / Regional Market Coverage: https://www.inquirer.com/real-estate/housing-market-philadelphia-region-2026.html
Axios – Homeownership Tenure & Inventory Trends: https://www.axios.com/local/philadelphia/2026/02/17/homeownership-tenure-growing-real-estate

📊 Regional Summary

County	Price Trend (YoY)	Typical Price Range	Days on Market	Market Tone
Philadelphia	~+2–4%	~$270K median sale	~36–55 days	Stable, balanced
Montgomery	~+2%	~$440K–$475K	~28–32 days	Competitive but measured
Bucks	~+3–4%	~$500K+ typical	~11 days	Strong suburban demand
Delaware	~+5–8% (varies)	~$370K+ median	~30+ days	Slower sales, steady pricing

If you're curious what this means for your specific neighborhood, or you’re thinking about making a move this year, I’m always happy to talk it through. Every pocket of our market behaves a little differently — and that’s where strategy really matters.