Mortgage rates flirted with 11-month lows in early September before ticking back up. As of September 25, the average 30-year fixed rate sits around 6.30%. That’s still lower than midsummer, but affordability remains the biggest challenge for many buyers.

 

Montgomery County, PA

Closed Sales (Aug 2025): 944 (virtually unchanged from last year’s 948)

Median Sale Price: $475,000 (+2.2% year over year)

Days on Market: 26 (slower than 22 days a year ago)

This reflects a market cooler than the 2021–2022 frenzy but still resilient on prices, with strong demand for move-in-ready homes.

 

Bucks County, PA

Closed Sales (Aug 2025): 647 (+7.3% year over year)

Median Sale Price: $530,000 (+4.2% year over year)

New Listings: 515, down from July and below the 5-year August average

Limited new listings and steady demand continue to support prices and sales volume.

 

Interest Rates & Affordability

After a four-week slide, mortgage rates inched up again. They remain near recent lows, and purchase applications are running ahead of last year. Each quarter-point change in rates makes a meaningful difference for buyers on the edge of qualification. Expect rates to hover in the mid-6% range unless economic data surprises.

 

Outlook for October

Buyers: You’ll find slightly more leverage than last year in Montgomery County, where homes are taking longer to sell. In Bucks, inventory is still tight, so well-priced listings move quickly.

Sellers: With fewer new listings hitting the market, presentation and pricing remain key. Homes aligned with the past 30–60 days of comps are still drawing strong activity.

Wild Card: If rates dip again, expect a surge of showings and possible multiple-offer situations, especially in top school districts.

 

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