Greater Philadelphia Real Estate Market Update: January 2026

As the new year begins, the Greater Philadelphia housing market continues to show stability with modest price growth, steady buyer demand, and inventory that remains tight but improving compared with previous years. While homes are taking slightly longer to sell, overall market conditions remain balanced with opportunities for both buyers and sellers. Regional forecasts suggest continued moderate price growth through 2026.

📍 Philadelphia County

Philadelphia’s home prices remain resilient as of late 2025. In December 2025, the city’s median sale price was approximately $270,000, up about 3.8% year-over-year, according to Redfin. Homes took an average of 55 days to sell, slightly longer than last year’s pace, and total home sales were down modestly compared to a year ago.

Zillow’s Home Value Index shows that typical home values in Philadelphia increased about 2.4% over the past year, further underscoring continued appreciation.

Looking at 2026: Greater Philadelphia is forecasted to remain one of the top ten hottest housing markets in the U.S. in 2026 according to Zillow’s annual forecast, driven by relative affordability compared to other large metros and ongoing demand.

📍 Delaware County

Delaware County’s housing market remains steady as of the end of 2025. According to Zillow, the typical home value was about $349,974, up 2.1% year-over-year, with homes going pending in a median of around 16 days in late December.

2026 Outlook: With regional demand sustained and modest inventory increases expected, Delaware County is likely to see steady price growth and continued interest from both local and relocating buyers.

📍 Montgomery County

For Montgomery County, Zillow’s Home Value Index reports an average home value of $471,218, up about 2.0% year-over-year, with homes going to pending in around 13 days as of late 2025.

2026 Outlook: This steady trend suggests that Montgomery County should continue to experience moderate home price growth and consistent market activity throughout 2026, particularly if mortgage rates remain stable.

📍 Bucks County

Recent regional trend data for Bucks County indicates that the market remains active and balanced as winter begins. According to weekly housing data for the Philadelphia area, Bucks County homes spent about 34 days on market in early January, with inventory still relatively limited.

2026 Outlook: With ongoing interest and modest inventory levels, Bucks County is positioned to see continued demand and moderate price increases through 2026, especially in desirable suburban neighborhoods and areas with strong schools.

Regional 2026 Market Themes

• Modest Price Growth: National forecasts and local indicators suggest home prices will continue to rise moderately in 2026. Redfin’s 2026 housing outlook expects U.S. median home values to tick up modestly, around 1% year‑over‑year, as mortgage rates and economic conditions temper runaway growth.
• Inventory Trends: As the “lock‑in effect” eases and more homeowners consider selling, inventory may rise modestly in 2026. Some forecasts suggest inventory increases could exceed 16% in certain markets, helping buyers see more choice without destabilizing prices.
• Balanced Market Dynamics: Homes are generally taking longer to sell than during peak competition years (e.g., seller markets of 2021–22), and buyers have slightly more negotiation power. These conditions should persist into the early part of 2026.
• Regional Affordability: Greater Philadelphia remains relatively affordable compared to other major metro areas, which supports continued demand from both first‑time buyers and relocating households.

📊 2026 Market Summary at a Glance

County	Median / Avg. Value	YoY Change	Days on Market / Pace
Philadelphia	$270,000	+3.8%	Avg. 55 Days
Delaware	$349,974	+2.1%	~16 Days to Pending
Montgomery	$471,218	+2.0%	~13 Days to Pending
Bucks	N/A	N/A	Avg. 34 Days (Inventory Limited)