This Week’s Philadelphia & Surrounding Market Snapshot

Here’s how the Philadelphia-area housing market is shaping up as of February 4, 2026, based on the most recent data across Bucks County, Montgomery County, Philadelphia County, and surrounding areas. Homes are still moving, but buyers are taking a little more time before making decisions. Inventory has shifted week over week, creating a more balanced dynamic in some submarkets while others remain competitive. The takeaway: strategy matters more than speed right now.

All data below is based on the most recent local MLS data covering Philadelphia and the surrounding counties.

Market Breakdown by Area

Bucks County, PA

• Days on Market: 33 days

• Units Sold: 324

• Units Listed: 432

• Current Inventory: 708

Bucks County continues to show steady activity, with homes spending just over a month on the market. Inventory remains tight enough to support sellers, but buyers have slightly more leverage than earlier in the year.

Delaware County, PA

• Days on Market: 38 days

• Units Sold: 288

• Units Listed: 443

• Current Inventory: 764

Delaware County is seeing listings outpace sales this week, contributing to longer days on market. Well-priced homes are still moving, but sellers need to be mindful of condition and pricing strategy.

Montgomery County, PA

• Days on Market: 35 days

• Units Sold: 445

• Units Listed: 568

• Current Inventory: 1,054

Montgomery County remains one of the most active markets in the region. Inventory levels are higher than neighboring counties, giving buyers more options while still rewarding sellers who price correctly.

Philadelphia County, PA

• Days on Market: 55 days

• Units Sold: 815

• Units Listed: 1,605

• Current Inventory: 4,421

Philadelphia continues to be a tale of many micro-markets. While overall days on market are longer, well-located and properly priced homes are still selling. Neighborhood-specific trends matter more than ever right now.

Butler County, PA

• Days on Market: 42 days

• Units Sold: 308

• Units Listed: 493

• Current Inventory: 853

Butler County shows a balanced pace, with inventory supporting steady sales activity. Buyers have room to negotiate, but strong homes are still commanding attention.

Camden County, NJ

• Days on Market: 40 days

• Units Sold: 307

• Units Listed: 549

• Current Inventory: 910

Camden County remains active, though listings are stacking up faster than closings. Buyers have more choice, making presentation and pricing key factors for sellers.

Gloucester County, NJ

• Days on Market: 42 days

• Units Sold: 186

• Units Listed: 278

• Current Inventory: 495

Gloucester County is holding steady, with balanced inventory and consistent buyer demand. Homes that are move-in ready continue to outperform the market average.

What This Means for Buyers and Sellers

For buyers, this is a market where patience pays off. More inventory in several counties means more negotiating power and less pressure to rush.

For sellers, strategy is everything. Homes that are priced right and well-presented are still moving, while overpriced listings are sitting longer and facing price adjustments.

If you’re thinking about buying or selling this year, understanding your specific neighborhood trends is far more important than relying on regional headlines.

Thinking About Your Next Move?

Our team tracks these numbers weekly so we can help clients make informed decisions based on real-time market shifts, not outdated assumptions. Whether you’re buying, selling, or just watching the market, we’re here to help you navigate what’s next.