Published October 18, 2026 in Market Update

Inventory is still tight even as more listings hit the market nationally

By Jeremy Tolley

Real estate, 300k-500k

Here is the one thing that matters most right now. Realtor.com reported that active listings topped 1.16 million homes nationally in September 2026. That sounds like a lot. But the Real Estate Data Aggregator counted just 542 homes for sale across this market in the three months ending August 31, 2026. What you have nationally and what you have here are two very different things.

The Real Estate Data Aggregator counted 1,241 new listings coming on in that same period. So homes ARE entering the market. They just are not sitting around. Buyers need to be ready. Sellers still need to price right from day one.

Rates and price cuts: the national picture

Realtor.com reported that mortgage rates climbed above 7% for the first time since January 2025. That is real pressure on buyers. And Realtor.com also reported that price cuts hit 20.8% of listings nationally in September, the highest share since October 2022. That is a signal. Overpriced homes are sitting. Well-priced homes are not.

What the local numbers actually show

The Real Estate Data Aggregator counted 1,128 homes sold across this market in the three months ending August 31, 2026. That is a lot of activity. And 1,112 were pending, meaning the pipeline stayed full. Most ZIP codes here saw homes go under contract fast.

Speed: most homes went fast, but not every one

Speed varied a lot by ZIP code. The Real Estate Data Aggregator counted a median of 5 days on market in ZIP 17347, and 6 days in ZIP 17402 and ZIP 17322. That is very quick. ZIP 17366 was the outlier, at 36 days, which was 27 days longer than the same period a year before. Not every home sold fast. ZIP matters.

Prices: most ZIPs moved up, one moved down

The Real Estate Data Aggregator showed price gains in most ZIP codes year over year. ZIP 17347 led with a 22% jump in median sale price, reaching $360,000. ZIP 17366 was up 12.5% to $315,000. The one exception was ZIP 17406, where the median sale price dipped 8.7% to $272,000, even as sales volume there jumped 47.9%. More volume, lower median. That can happen when the MIX of homes sold shifts.

Above-list sales: still common, but shifting

The Real Estate Data Aggregator found that in ZIP 17402, 56.5% of homes sold above list price. In ZIP 17363, 44.4% did. In ZIP 17401, only 22.5% did, and that share dropped 19.5 points from a year before. Buyers in some ZIP codes still face competition. In others, there is a little more room to negotiate.

Under contract in two weeks: the speed test

The Real Estate Data Aggregator tracked how many homes went under contract within two weeks of listing. ZIP 17363 hit 80%, up 30 points from a year before. ZIP 17347 was at 70%. ZIP 17401 was the slowest at 44.7%, and that share dropped 13.8 points. Two weeks is a fair test of whether a price is working.

Supply: tight almost everywhere

Months of supply measures how long it would take to sell every home currently listed, at the current pace. The Real Estate Data Aggregator found ZIP 17402 and ZIP 17363 each at 0.8 months, and ZIP 17347 at 0.9 months. Those are very lean. ZIP 17302 was the loosest at 3.1 months, and ZIP 17401 at 2.5 months. Even the loosest ZIP codes here are not what most people would call a buyer's market.

That last point matters. The Real Estate Data Aggregator numbers cover whole ZIP codes. One street, one block or one price range inside that ZIP can read completely differently. If you want to know what is happening where you are, reach out and I will show you.