Greater Philadelphia Real Estate Market Update, June 2026

Greater Philadelphia Real Estate Market Update, June 2026

Summer is right around the corner, and the local market is holding its momentum. Inventory is improving in several counties, buyer activity remains above last year's levels, and the 30-year fixed-rate mortgage has ticked down to 6.47%, with incoming data reflecting a resilient consumer and strengthening pending home sales. Here's what the numbers look like across all four counties.

📍 Philadelphia County

Over the three months ending May 2026, Philadelphia home prices were up 3.5% compared to the same period last year, selling for a median price of $290,000. Homes are averaging 49 days on market, up from 44 days last year, and 3,636 homes sold in May, down slightly from 3,787 the year prior. The city remains the highest-volume market in the region, and that 3.5% year-over-year price growth is a meaningful step up from the flat numbers we reported earlier this spring. The sale-to-list price ratio continues to hold around 97%, and buyers are still seeing an average of two offers on homes, pointing to a balanced but competitive environment. Well-priced homes in desirable neighborhoods are not sitting long.

📍 Montgomery County

Zillow's home value index puts the typical Montgomery County home value at $444,177, up 5.3% over the past year. Redfin's most recent closed transaction data shows a median sold price of $430,000 with homes averaging 42 days on market. The county continues to be one of the most in-demand suburban markets in the region, with strong buyer competition in walkable towns and top school districts. Inventory in 2026 is expected to improve somewhat but remain below historical norms, which will continue to support prices, with months of supply in Montgomery County still hovering in the 1.3 to 2.8 month range — indicating persistent tightness even as new listings tick up. Buyers have more room to be strategic than they did a few years ago, but well-presented homes in areas like Ambler, Conshohocken, and Lower Merion are still generating real competition.

📍 Bucks County

Bucks County is putting up some of the strongest numbers in the region. Over the three months ending May 2026, Bucks County home prices were up 7.5% compared to the same period last year, with a median sale price of $538,000. Homes are averaging 21 days on market, and 567 homes sold in May, up from 534 last year. Those are seller's market numbers, and buyers need to come prepared. The jump in sales volume alongside rising prices signals genuine demand, not just a pricing anomaly. Zillow's home value index puts the typical Bucks County home value at $462,679, up 4.2% over the past year. Inventory remains tight in high-demand areas like New Hope and Doylestown, and homes that show well and are priced correctly are moving fast.

📍 Delaware County

Delaware County is showing a slight cooling in median sale price compared to its strong run over the past year. Over the three months ending April 2026, the median sale price was $349,000, down a modest 0.28% year-over-year. Homes are averaging 32 days on market, up from 24 days last year, and 476 homes sold in April, essentially flat with the 478 sold a year prior. The price-per-square-foot figure tells a different story, however — the median sale price per square foot is $232, up 4.5% year-over-year — suggesting that smaller, more affordable homes are driving the slight median dip rather than any broad softening. Zillow's home value index shows the typical Delaware County home value at $326,408, up 4.1% over the past year. Demand in top school districts like Wallingford-Swarthmore, Haverford Township, and Springfield remains strong, and inventory is slowly improving.

A Note on Mortgage Rates

The 30-year fixed-rate mortgage averaged 6.47% as of June 18, 2026, down from 6.81% a year ago. Incoming data continues to reflect a resilient consumer, with retail sales improving and pending home sales strengthening, suggesting purchase demand is continuing to modestly improve. Rates have been oscillating in a narrow mid-6% band for most of 2026, which — while not the 3% environment buyers remember fondly — represents a meaningful improvement from the peaks of 2023 and 2024 and has helped keep buyers active heading into summer.

📊 Market Summary — May 2026

County	Median Price	YoY Change	Avg. DOM	Closed Sales
Philadelphia Co.	$290,000	+3.5%	49 days	3,636 (3-mo.)
Montgomery Co.	$444,000*	+5.3%*	42 days	433
Bucks Co.	$538,000	+7.5%	21 days	567
Delaware Co.	$349,000	-0.28%	32 days	476

*Montgomery Co. median and YoY reflect Zillow ZHVI (most current available). Redfin closed transaction data shows $430,000 median. Philadelphia figure is 3-month average ending May 2026 per Redfin. All figures approximate.

What this means for buyers and sellers

Whether you're buying or selling, this summer is shaping up to be an active one. Buyers are seeing meaningfully better rates than a year ago, and with inventory gradually improving in most counties, there is more to choose from than there was in the spring. That said, Bucks County in particular is moving fast — 21 days on market is a seller's market by any measure, and buyers there need to be ready to act. For sellers across all four counties, the fundamentals are still working in your favor. Home values are up year-over-year in three of the four counties, and even Delaware County's slight median dip masks strong per-square-foot appreciation. The key in both cases is preparation. If you're thinking about making a move this summer, let's connect and build a plan that puts you in the best position to succeed.