January 6, 2026: MARKET TEMPERATURE:

Here’s our deep dive into a five-county snapshot of the Western PA real estate market.

🏡 Beaver County
The market isn’t just growing; it’s a complete glow-up. The average sales price hit $250K—up 8%, & the median sales price is up a whopping a 14%. This gives sellers a LOT of confidence & buyers don’t seem to have an issue stepping up to the plate with more money for Beaver County properties. Just one example of what I was saying earlier – Don’t Wait for the Rate!

🏡 Lawrence County
The average sales price in Lawrence County is climbing as well – flexing at an 11% increase. There was also a huge jump in the median list price… get this… a 60% increase. This is a big, flashing neon sign for our investor friends – properties have historically been on the cheaper side in this area, & now there’s trends showing that the median listing price has jumped to $160,000 & are SELLING at those prices. That’s a pretty nice return on investments… If you’re an investor, I’d set your sights on some specific locations in Lawrence.

🏡 Butler County
Homes here are selling for, on average, 98% of the asking price. So, the listing price vs. selling price ratio has stayed pretty consistent in the last year. There’s just not a lot of wiggle room on price, & I hope to see that the sellers continue to price their homes well here. We’ve seen more transactions than we’ve had in a while with the amount of homes sold up by 10%. Buyers are attracted to Butler & willing to pay the price.

🏡 Allegheny County
Allegheny is by far the most consistent of all of the counties we’re looking at. Everything is steady: Average sales price: Same at $411,000. Listing price vs. selling price ratio? Same! Just under 99%. Even the number of properties sold compared to prior year is extremely consistent. That is one of the things that makes Pittsburgh such a great real estate market – we don’t experience the massive swings that have been reported in other markets across our country. Western PA is the steady hand in real estate which is good news for everyone involved!

🏡 Mercer County
Delving into Mercer County, buyers have the most negotiating power here. On average, we’re seeing about 4% off of the sales price. Meaning, the average $200,000 home in Mercer is selling for about $192,000. Imagine what you could do with a home with an extra 10 grand in your pocket to make things exactly your style? There’s more give in Mercer than I’m seeing anywhere else.

Now that you’ve heard the nitty-gritty, if there are buyers out there waiting for prices to go down… sorry, guys, but the trends are saying that prices are steadily increasing. This is across the board. I would highly recommend jumping on the buying bandwagon sooner than later.
“… But I’m going to wait until the rates go down.” My team has heard this a million times. Friends – listen up! Even if rates go down in the future – which is NOT a guarantee at all – you’re going to get burned by waiting with the steadily increasing sales prices.

Katina Hunter
Team Lead for the Katina Hunter Team with Coldwell Banker
724-888-9020
Katina.Hunter@PittsburghMoves.com