Bucks County PA Housing: September Snapshot

Sellers must price smart; buyers gain leverage

 Inventory finally caught up with demand in September, and the market took a welcome breather from midsummer heat. Here’s what changed, and what it means if you’re buying or selling this fall.

Quick stats

• New listings: 646 (+25.4% August; +12.9% YoY)
• New pendings: 587 (+3.5% August; +11.0% YoY)
• Closed sales: 549 (–15.1% August; +4.8% YoY)
• Median sold price: $510,000 (–3.8% MoM; +6.3% YoY)
• Active listings: 880 (matches the 5-year September average)
• Avg days on market: 30 (up from 21 in Aug/Sep ’24; aligns with 5-yr Sep avg)
• Avg sold-to-original list: 2% (down from 99.6% in August; 100% last Sep)

What it means for buyers

• More choice, less rush. Active inventory reached 880, right at the 5-year norm, while DOM rose to 30 That’s tangible breathing room for inspections and negotiations.
• Leverage is improving. With the average sale at 2% of original list, well-priced homes still move, but over-asking frenzies are rarer. Bring strong pre-approval and use comps to negotiate credits or repairs.
• Watch the trend, not one month. Median price dipped 8% from August, but remains 6.3% higher than last year. Think seasonality and mix, not a market slide.

What it means for sellers

• List smart, sell clean. Pricing to the market (not last spring) is key. Homes commanding top dollar are move-in ready, professionally presented, and accurately priced from day one.
• Expect normal timing. With 30 average DOM, plan for a month on market and build that into your purchase or relocation timeline.
• Buy-side opportunity. If you’re moving up or down, the rise in new listings (+25.4% MoM) improves your options on the next place.

Strategy tips

• Buyers: Lock financing early; ask for seller credits to offset closing costs or a rate buydown. Target homes sitting 14+ days, these are most negotiable.
• Sellers: Pre-list inspection + minor fixes can preserve that 98%+ list-to-sale ratio. Consider offering a 2-1 buydown credit to widen your buyer pool.
• Everyone: Track local micro-markets (school district, property type). September showed pendings up 11% YoY even as prices cooled month-to-month, demand is still there for the right homes.

We help you win with numbers in Bucks County, Pennsylvania. Expect fast, fully underwritten pre-approvals, clear cost comparisons, and tailored buydown/credit strategies so you can negotiate with confidence.