Watch Mariel’s captioned October 2026 market update on YouTube.
Home prices and the pace of sales are telling different parts of the story. In October 2026, median sale prices were higher than a year earlier in all nine counties covered by our Suburban Philadelphia and coastal North Carolina market update. At the same time, homes took longer to sell than in September in three of our five Pennsylvania counties and all four North Carolina counties.
For buyers, a slower pace may create opportunities to discuss inspections, repairs, or other terms on the right property. For sellers, competitive pricing and strong presentation still matter. Neither takeaway means every neighborhood or home is moving the same way.
What changed in Pennsylvania in October?
Across Montgomery, Bucks, Chester, Lehigh, and Delaware counties, the number of new listings increased from September in Montgomery, Bucks, and Delaware. New listings decreased in Chester and Lehigh.
Median sale prices were higher than October 2025 in all five counties. The time-to-sell picture was more mixed: days on market increased from September in Montgomery, Lehigh, and Delaware, decreased in Bucks, and was unchanged in Chester.
The practical takeaway is to look beyond a single regional headline. More new listings in one county do not automatically mean every buyer has more leverage, and higher countywide median prices do not establish what an individual home is worth.
What changed in coastal North Carolina?
In Brunswick, New Hanover, Pender, and Onslow counties, new listings fell from September and days on market increased in all four counties. Median sale prices were higher than October 2025 in all four.
That combination matters: homes can take longer to sell without the countywide median sale price falling year over year. A buyer should evaluate the specific home’s condition, pricing, and time on the market rather than assume that a slower market guarantees a discount.
Does a slower pace give buyers negotiating room?
It can, depending on the property and the seller’s situation. In this month’s video, Mariel discusses the possibility of more favorable terms around home inspections or repairs on some properties. Those terms are negotiated, not guaranteed.
Mariel also notes that some buyers pause their search as the holidays approach. Continuing to look can sometimes put a serious buyer in front of a seller who is ready to make a move. The right fit still depends on the home, the location, and the buyer’s needs.
Should sellers wait until spring?
There is no single answer for every home. Mariel points out that sellers who wait until spring may face more competition. Listing now can make sense for some owners, particularly when the home is positioned thoughtfully for serious buyers.
Competitive pricing and strong presentation are important. A countywide report is a starting point, not a substitute for reviewing comparable homes and the competition around your specific property.
Mariel also distinguishes the beach-house market: off-season visits can make some properties easier to tour when they are not occupied. That is useful context, not a promise that every beach property will sell faster.
How should you use this market update?
Use the report to frame better questions, not to make a one-size-fits-all decision. Ask what is happening in your neighborhood and price range, how your property’s condition compares with alternatives, and what matters most to your timing.
Want to know what these trends mean for your next move? Contact Mariel and the MGW Team at 610-310-6408 or visit MarielSells.com. We can discuss the market around the property you own or the area where you want to buy.
Frequently asked questions
Are home prices falling in this report?
The supplied October 2026 report shows higher median sale prices year over year in all nine counties. That does not mean every home’s value increased or that every seller will receive their asking price.
What do month-over-month and year-over-year mean here?
Month-over-month compares October 2026 with September 2026. Year-over-year compares October 2026 with October 2025. The listing and time-to-sell trends discussed above use month-over-month comparisons; median sale prices use year-over-year comparisons.
Does longer time on market mean I should wait to buy?
Not necessarily. It may create an opening to negotiate on some properties, but the decision should reflect the specific home, your finances, and your timing—not a regional statistic alone.
Source: Mariel’s October 2026 Market Pulse graphic and November 5 video. The supplied graphic cites Bright MLS and LVAR MLS for Pennsylvania, and HiveMLS/Flexmls for North Carolina. Countywide statistics describe the reported period and are not a valuation of any individual property or a prediction of future results.
October 2026 nine-county market report
