Are Home Prices Dropping in Bucks County? What the Fall 2026 Numbers Say

By Nick Rau | Bucks Co. & Beyond Daily | November 10, 2026

No, Bucks County home prices are not dropping. The Bucks County median sale price in October 2026 was $520,000, up 2.0% from a year earlier, while buyers had 1,165 active listings to choose from, 42.8% more than last October.

Those figures come from the October 2026 market report that the Bucks County Association of Realtors now has posted, built on Bright MLS data, and I checked every number below against the report itself on Nov. 10, 2026. What's changing this fall isn't the price of a Bucks County home so much as the pace: more homes to choose from and fewer buyers rushing to sign, which gives both sides a little more room to think.

Note from Nick: Here's what the newest Bucks County numbers mean for buyers and sellers this fall.

What the October numbers say

The report covers all home types countywide, and it compares each October figure with both September 2026 and October 2025. Here's the full picture, with each comparison labeled so the month-over-month and year-over-year changes stay separate:

• Median sale price: $520,000, up 2.0% from $510,000 in October 2025 and up 0.1% from $519,450 in September 2026.
• Active listings: 1,165, up 42.8% from 816 a year ago and up 11.5% from 1,045 in September. The five-year October average is 732.
• Months of supply: 2.3, up from 1.6 in October 2025 and 2.0 in September. The five-year October average is 1.4.
• New listings: 691, up 10.7% from 624 a year ago and up 5.2% from 657 in September.
• New purchase contracts: 514, down 21.4% from 654 a year ago and down 10.1% from 572 in September.
• Closed sales: 552, down 0.2% from 553 a year ago and up 4.2% from 530 in September.
• Median days on market: 12 days, up from 10 days a year ago and unchanged from September.
• Average sale to original list price: 98.4%, down 0.2 points from 98.6% a year ago and up 0.4 points from 98.0% in September.

One housekeeping note before you line this up with older reports. The October report arrives in a new Bright MLS format, and it restates some September figures: it lists September's median at $519,450 and active listings at 1,045, while BCAR's September report showed $515,000 and 1,062, which is what my September market post used. The new report also tracks median days on market, where the September report used an average. So I compare October with the September figures printed in the October report itself, and I'd treat the two formats as separate measuring sticks rather than mixing them.

Month over month vs. year over year

This is where a lot of online answers go sideways. A month-over-month change compares October with September, while a year-over-year change compares October 2026 with October 2025, and they answer different questions. In Bucks County, a flat month is not a falling market: the October 2026 median was up 0.1% from September and up 2.0% from October 2025. Monthly medians can also move with the mix of homes that happen to close in a given month, so a single month's change, up or down, says less about direction than the year-over-year number does.

What it means for buyers and sellers

For buyers, the upside is real. Active listings are up 42.8% from a year ago, months of supply rose to 2.3 from 1.6, and new purchase contracts fell 21.4%, which means less competition for each home and more time to compare. That still isn't a slow market, since the median home spent 12 days on the market in October, but it's one where you can see more than one house before you decide. Homes sold for 98.4% of their original list price on average, so there can be room to negotiate, home by home.

For sellers, the news is steady rather than scary. The median sale price is up 2.0% from a year ago, and closed sales held almost exactly even at 552 versus 553, so buyers are still buying. With 691 new listings joining the market in October, though, your home has more company, which makes a sharp price and good presentation matter more. Mortgage rates are part of this story too, and I track them every Thursday; my latest rate update covers where the national average stands.

What I'd do

If I were buying in Bucks County this fall, I'd get a current pre-approval from a lender, run the numbers on my own budget, and then use the extra inventory to tour widely and compare before writing an offer. If I were selling, I'd price against today's active competition and the most recent closed sales, not last spring's headlines, and I'd have the house ready before the first showing, since the median Bucks County home spent 12 days on the market in October. Either way, the countywide median is a starting point, not a value for your street, so a home valuation for your specific address is worth more than any average.

Quick answers

Are home prices dropping in Bucks County? No. The October 2026 median sale price was $520,000, up 2.0% from October 2025 and up 0.1% from September, according to Bright MLS data published by the Bucks County Association of Realtors.

What is the median home price in Bucks County right now? $520,000 for October 2026, the newest monthly report as of Nov. 10, 2026. That's a countywide figure for all home types; prices vary by town and property.

Is it a buyer's market in Bucks County? The October numbers lean more toward buyers than a year ago, with 1,165 active listings, 2.3 months of supply versus 1.6, and 21.4% fewer new contracts. Prices are still up from a year earlier, though, so I'd call it a more balanced market rather than a buyer's market.

How fast are homes selling in Bucks County? The median home spent 12 days on the market in October 2026, up from 10 days a year earlier and the same as September.

If you're weighing a move, my Newtown guide and my Bucks County neighborhood guides are good places to start.

From Nick

I'm Nick Rau, President of Sales with the Rarity Real Estate Team, ranked in the Top 1% of agents nationally (RealTrends 2025, individual), and I live right here in Bucks County. Questions about what your home is worth or what's for sale near you? Call (215) 593-7498 or email [email protected].

Rarity Real Estate Team, 1100 N Delaware Ave Suite A, Philadelphia, PA 19125 · (215) 593-7498 · [email protected]

Photo: "Newtown, Bucks Co PA HD 04" by Shuvaev / Wikimedia Commons, licensed CC BY-SA 3.0. File photo taken Oct. 21, 2012, of a historic stone building in the Newtown Historic District, shown for context; it is not a listing and is not tied to any sale in this report. Cropped and naturally darkened, with text added, for the cover, carousel and featured image; no scenery added or removed. These adapted images are licensed CC BY-SA 3.0. No endorsement is implied.

Reporting checked November 10, 2026. Primary source: Bucks County Association of Realtors, October 2026 market report (All Home Types), Bright MLS data. Figures are countywide; your town, price range and property type can differ. Nothing here is financial, tax or legal advice.

Blog · Google · Zillow · Instagram @nickraure · Facebook · LinkedIn · X · Threads