August 28, 2025: MARKET TEMPERATURE:

We’re diving into our five Western PA counties—Beaver, Lawrence, Allegheny, Butler, and Mercer—and pitting their real estate stats against each other like it’s the housing Hunger Games.

Beaver County – “The Budget-Friendly Belle”
Beaver’s average sales price is up 7% to $296K. Not bad for a county that still lets you buy a house and afford groceries. There is about 15 months of inventory right now here which may seem like a lot, but it’s actually pretty good when we’re comparing with the other areas. The homes that are priced right in Beaver are moving fast. All sellers should heed this advice: Price competitively & get your home under contract ASAP.

Lawrence County – “The Slow Burn Underdog”
Lawrence, sweet Lawrence. Average sales price is up by about 9% to $186K, which might sound like a red flag, but hear me out—it’s a buyer’s playground. Homes are sitting on the market a little longer here, so buyers have time to shop, time to think, sip their coffee, and negotiate a bit. Lawrence County is the chill cousin in the real estate family.

Allegheny County – “The Queen Bee of Bidding Wars”
If you want walkability, culture, and competition, Allegheny’s your stage. Sales prices have dipped just a touch & the inventory has exploded with options. Things are moving in slow motion here but the homes that are worth jumping on are going fast. So, if you’re lucky enough to find the needle in the haystack: a home that’s pristine & priced fabulously, be ready to write on it & compete. Otherwise, buyers have time to explore options.

Butler County – “Mixed Signals”
The average sales price is up 3%, landing at a solid $505,000. That’s a win for sellers, and a sign that high-value homes are still commanding attention. But here’s the twist—the median list price has jumped 14%. That’s a big leap, and it tells us that sellers are feeling confident… maybe a little too confident. With a slight dip in the sales-to-list price ratio, buyers are negotiating harder, and sellers aren’t always getting what they ask for. Buyers are moving a bit slower, & inventory is booming – which is reshaping how agents and sellers approach the game.

Mercer County – “Two-Faced”
The average sales price has jumped a whopping 22%, landing at $233,000. That’s not just growth—it’s a statement. And sellers? You’re smiling because the median list price is up as well, sitting pretty with a 29% increase. Homes are flying off the market fast and close to asking, with the sales-to-list ratio climbing to 98.6%. That’s nearly full price, folks—negotiation is tight, and value is holding strong. But here’s the twist: property sales have dipped. Fewer homes are selling, & more are sitting. It’s a tale of two markets: high prices, low turnover.
No matter where you land, the Western PA market is full of stories—and we’re here to tell them all.

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