Bucks County Has More Homes for Sale Than Any September in 5 Years
Bucks Co. & Beyond Daily
Bucks Co. & Beyond Daily
by Nick Rau
Bucks County just had more homes for sale than in any September of the last five years, and prices still went up. There were 1,062 active listings at the end of September 2026, the highest September count in the five years tracked by the Bucks County Association of Realtors' Local Market Insight report (Bright MLS data, calculated Oct. 8, 2026), while the median sold price came in at $515,000, up 1% from a year earlier. So buyers have more options than in any recent September, and the median price is still higher than a year ago.
The timing matters, too. Mortgage rates have been the story all fall, but Freddie Mac's weekly survey on Thursday, Oct. 29, 2026 showed the national 30-year fixed average easing to 7.24%, its lowest level this month. Here's how the newest local numbers line up, and what they mean whether you're buying, selling or just keeping an eye on what your home is worth.
Inventory is the headline. The 1,062 homes for sale were up from 880 in September 2025 and 981 in August, and BCAR said the total ran about 29% above the five-year September average of 821. Bright MLS's September 2026 Philadelphia Metro report (data as of Oct. 6, 2026) puts that at 2.01 months of supply in Bucks County, up from about 1.7 months a year ago but still well under the 2.88 months across the whole Philadelphia metro. In other words, buyers have more to choose from, but this is still a county where good homes don't sit around for long.
Prices have held their ground. The $515,000 median was a bit below August's $530,000, yet it was higher than September 2025's $510,000, and the year-to-date median of $520,000 is up 4.0% from $500,000 at the same point in 2025, according to the BCAR report. Sales have been steady as well: 529 homes closed in September, down 3.6% from a year earlier, but 4,730 have closed so far this year, which is 1.9% ahead of 2025's pace.
Where things cooled is on the buyer side. New pending sales fell 8.9% from a year earlier to 535, and showings dropped 10.1% to 9,880, Bright MLS reported, in line with Bright's regional report, which said higher rates are dragging down buyer activity. On average, sellers got 98.1% of their original list price in September, compared with 99.5% in August, and homes averaged 29 days on market, per BCAR. Bright's median figure is quicker, at 12 days, so the typical home still moved fast while some listings took longer and pulled the average up.
This is the most choice Bucks buyers have had in a September in five years, and with showings down about 10%, you're likely sharing open houses with fewer people than you would have a year ago. That combination gives you something that was rare during the frenzy years: time to compare homes, read the disclosures and ask questions before you write an offer. The average sale landing at 98.1% of the original list price also tells you that not every home is drawing a crowd, so there can be room to talk about price, repairs or closing costs, depending on the home and the seller.
BCAR President Christy Manetta put it plainly in the association's Oct. 14, 2026 release: with inventory above the five-year average, "buyers have more options and may have more time to evaluate a property and negotiate." The catch is the monthly payment, since a 7.24% national average is still well above last year's 6.17%. The good news is that it has slipped two weeks in a row, so it's worth getting a current pre-approval from a lender and running the numbers on your own budget rather than going by headlines.
Sellers still have a lot going for them. Prices are up from a year ago, the year-to-date median is up 4%, and about two months of supply is a tight market by any long-run measure. A median of 12 days on market says buyers are still moving quickly on homes that are priced and presented well. What's changed is that buyers have more homes to compare yours against, and the drop from 99.5% to 98.1% of original list price in a single month shows they're paying attention.
So the upside goes to sellers who get the launch right: a price that reflects this fall's competition rather than last spring's, a home that photographs and shows well, and a plan for the questions buyers will ask. BCAR noted that pricing and preparation remain important, and the September numbers back that up. Homes that hit the mark are still selling, and they're selling at prices higher than a year ago.
Keep an eye on three things. First, rates: Freddie Mac publishes its survey every Thursday at noon, and two straight weekly dips are a start, though nobody can promise where they go from here. Second, BCAR's October report, which I'd expect to be posted in November, based on September's being calculated on Oct. 8; it should show whether inventory kept climbing into the holidays. Third, pending sales: Bright MLS said in its regional outlook that it expects 2026 sales across the Philadelphia area to track below 2025 through the fall, so a pickup in Bucks contracts would be a welcome surprise heading into winter.
Is it a good time to buy a house in Bucks County?
It depends on your budget and timeline, but buyers have more choice than they've had in years. Bucks County had 1,062 homes for sale at the end of September 2026, the most of any September in five years, and homes sold for 98.1% of their original list price on average (BCAR / Bright MLS). The national 30-year fixed average was 7.24% on Oct. 29, 2026 (Freddie Mac), so check your own payment with a lender before you shop.
Are home prices dropping in Bucks County?
Not compared with last year. The median sold price was $515,000 in September 2026, up 1.0% from $510,000 in September 2025, though down from $530,000 in August. The year-to-date median of $520,000 is up 4.0% from 2025 (BCAR / Bright MLS).
How long does it take to sell a house in Bucks County?
In September 2026, the median Bucks County home sold after 12 days on market (Bright MLS), while the average was 29 days (BCAR), which means most homes moved quickly and some took longer.
Want to see how this plays out town by town? Start with my Bucks County neighborhoods guide.
Note from Nick: Here's what the newest Bucks County numbers mean for buyers and sellers this fall.
I'm Nick Rau, President of Sales with the Rarity Real Estate Team, ranked in the Top 1% of agents nationally (RealTrends 2025, individual), with more than 135 Google reviews, and I live right here in Bucks County.
Rarity Real Estate Team, 1100 N Delaware Ave Suite A, Philadelphia, PA 19125 · (215) 593-7498 · [email protected]
Questions about buying or selling in Bucks County? Call (215) 593-7498 or email [email protected].
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Featured image: a historic inn on Main Street in New Hope. File photo, not a listing (cropped): Zeete, CC BY-SA 4.0 / Wikimedia Commons.
Sources (checked Oct. 29, 2026, about 8:05 to 8:15 p.m. ET): Bucks County Association of Realtors, Local Market Insight, September 2026 (Bright MLS data, calculated Oct. 8, 2026); BCAR press release, Oct. 14, 2026; Bright MLS, September 2026 Housing Market Report, Philadelphia Metro (data as of Oct. 6, 2026); Bright MLS release, Oct. 12, 2026; Freddie Mac Primary Mortgage Market Survey, Oct. 29, 2026.
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