The short answer: September gave buyers more new listings across all five suburban Philadelphia counties we track, but supply remained tight at about 2.0 months. Coastal North Carolina averaged about 4.0 months of supply and produced a more mixed county-by-county picture. Sellers in both regions still benefit from accurate pricing, strong presentation and a strategy tailored to the property—not a regional headline.
What changed in the suburban Philadelphia market?
New listings increased from August in all five Pennsylvania counties we track:
- Montgomery County: 958 new listings, up 7%
- Bucks County: 670 new listings, up 5%
- Chester County: 701 new listings, up 11%
- Lehigh County: 431 new listings, up 2%
- Delaware County: 646 new listings, up 16%
Even with those increases, the five-county average was about 2.0 months of supply. Each county remained seller-favored based on the September supply shown in the report.
Median prices were higher than September 2025 in Montgomery, Bucks and Lehigh counties. Montgomery reached $470,000, Bucks $519,000 and Lehigh $358,000. Chester and Delaware were modestly lower year over year, showing why broad regional headlines cannot replace a property-specific analysis.
Homes generally took a little longer to sell than they did in August. Days on market increased in Montgomery, Bucks, Chester and Lehigh counties. Delaware County was the exception, moving about 4% faster month over month.
What happened in coastal North Carolina?
The North Carolina market was less uniform. New listings increased 2% in Brunswick County but declined in New Hanover, Pender and Onslow counties. Onslow experienced the sharpest monthly pullback, with new listings down 19%.
Across the four counties, inventory averaged about 4.0 months. That can give buyers more room to compare properties than they typically have in the tighter Pennsylvania markets, though the balance still varies by county, community and price range.
Median prices were higher than a year ago in Brunswick and Pender counties, with Pender posting the strongest increase at 14%. New Hanover was down about 1%, while Onslow was displayed as essentially flat at 0%.
Market speed also varied. September days on market were lower than August in Brunswick and Pender counties, while New Hanover and Onslow took longer. Coastal North Carolina is not one single market.
What does this mean for buyers?
Buyers—particularly in coastal North Carolina—may have more opportunity to compare homes and evaluate their choices carefully. More supply does not mean every seller will negotiate, but it can reduce the pressure to decide without a clear strategy.
In suburban Philadelphia, buyers saw more new listings in September, yet overall supply remained tight. Understand your financing, identify the terms that matter most to you and be ready to act when the right property appears.
What does this mean for sellers?
Sellers in both regions can still succeed, but preparation, presentation and pricing remain essential. Tight inventory can help a well-positioned home stand out, while buyers with more choices will compare condition, value and location closely.
The strongest strategy is not simply to “test” the market. It is to understand recent comparable sales, current competition and likely buyer expectations for your county, community and price range.
Frequently asked questions
Is suburban Philadelphia still a seller’s market?
Based on the September report, all five tracked Pennsylvania counties were seller-favored and averaged about 2.0 months of supply. Conditions can still differ by neighborhood, price point and property type.
Do coastal North Carolina buyers have more negotiating room?
The four-county average of about 4.0 months of supply gives many buyers more choice than the Pennsylvania average. Negotiating room still depends on the home’s condition, pricing, competition and time on market.
Can countywide data tell me what my home is worth?
No. Countywide medians and averages describe the market, not a specific property. A local analysis should also consider recent comparable sales, active competition, location, condition, upgrades and price range.
Let’s build a local strategy
If you are considering buying or selling, call the Mariel G. Weiss Real Estate Team at 610-310-6408 or visit MarielSells.com for a local strategy based on your county, neighborhood, price range and goals.
Market statistics are snapshots and may be revised. Countywide data does not predict a specific property’s value, sale time or outcome. This article is general real-estate information, not legal, tax, lending or financial advice.
Sources: Bright MLS, LVAR MLS and HiveMLS/Flexmls. Month-over-month comparisons are against August 2026; year-over-year comparisons are against September 2025.
