Published November 1, 2026 in Market Update

Part of 500k+ is still moving fast despite higher national rates

By Jeremy Tolley

Real estate, 500k+

Realtor.com reported that mortgage rates climbed above 7% for the first time since January 2025. That headline sounds rough. But here's what I'm seeing locally.

The Real Estate Data Aggregator counted 1,112 pending sales across this market for the three months ending August 31, 2026. That's real demand. Buyers are still signing contracts.

Not every corner of this market reads the same, though. Some ZIP codes are moving in days. Others are sitting longer. Let me show you the spread.

How fast are homes going under contract?

This is the number I watch most. It tells you whether buyers are ready to commit the moment a home hits the market.

Stewartstown's 80% is the standout. The Real Estate Data Aggregator shows that figure jumped 30 points from the same three months in 2025. That's a big shift.

Mount Wolf came in at 70%. Airville at 66.7%. Dover at 65.8%. These are not slow markets.

Median days on market by ZIP

Speed on the clock confirms what the contract rate shows. Most of these ZIP codes are selling in under two weeks.

Mount Wolf's median dropped to 5 days. That's 5 days shorter than the same period last year, per the Real Estate Data Aggregator. Dover cut 7 days off its median. Stewartstown cut 10.

A couple of ZIP codes moved the other direction. Windsor (17366) sat at 36 days, up 27 days from a year ago. Glen Rock (17327) came in at 16 days. Seven Valleys (17360) at 24. Not every home sold fast, and that's worth knowing before you price.

What sellers actually got at closing

Sale-to-list ratio tells you whether buyers are paying asking price, above it, or below it.

Windsor's 105% stands out. The Real Estate Data Aggregator shows sellers there got 3.1 points more than a year ago, even as days on market climbed. That's a small number of sales, so read it carefully.

Spring Garden Township area (17402) held steady at 102.7%, unchanged from last year. More than half of homes there, 56.5%, sold above list price. That's up 10.1 points, per the Real Estate Data Aggregator.

The national picture, and why it matters here

Realtor.com reported that 20.8% of listings nationally took a price cut in September 2026. That's the highest share since October 2022. Nationally, active listings topped 1.16 million homes.

The Federal Housing Finance Agency reported U.S. home prices rose 2.4% from August 2025 to August 2026. Month to month, prices rose 0.3% in August, seasonally adjusted.

Our local numbers are more active than the national trend suggests. The Real Estate Data Aggregator counted 1,128 homes sold across this market for the three months ending August 31, 2026, with 542 homes for sale and 1,241 new listings.

Pending sales: who gained, who pulled back

Pending sales show where buyer interest is building and where it cooled a little.

Felton's pending sales jumped 40%, per the Real Estate Data Aggregator. Manchester was up 28.6%. Spring Garden Township area (17402) gained 22%.

Dover pulled back 18.4%. Stewartstown dropped 12.5%. York City area (17401) fell 11.3%. Demand shifted, it didn't disappear.

Months of supply: how tight is inventory?

Low months of supply means fewer choices for buyers and more leverage for sellers. Most of these ZIP codes are well below two months.

Spring Garden Township area (17402) and Stewartstown each sat at 0.8 months. Mount Wolf at 0.9. That's thin. York City area (17401) was the loosest at 2.5 months, with Airville at 3.1.