Central PA Housing Market Update: What Buyers and Sellers Need to Know Right Now

The Central Pennsylvania real estate market continues to defy the national cooling trend. Whether you're a buyer, seller, investor, or agent, understanding what's happening locally—in Cumberland, Dauphin, York, and Perry counties—is key to making smart decisions. This mid-year 2025 update is based on the latest data from Bright MLS Market Reports and breaks down pricing, inventory, and buyer activity across our region.

1. Home Prices Are Up—Even Where Sales Are Down

Let’s talk dollars first:

• York County: $295,000 median price (+9.3% YoY)

• Cumberland County: $324,900 (+3.2%)

• Perry County: $257,500 (yes, even that’s up)

• Dauphin County: $250,000 — down 5.7%, a notable exception

Despite slower spring activity, pricing held strong across most of the region in May. Across Central PA, median home prices are up 6.6% year-to-date—so much for that cooling market narrative.

York led the pack in appreciation, while Dauphin pulled back slightly, possibly due to affordability ceilings or a shift in buyer focus toward nearby options with more bang for the buck.

Takeaway: If you're pricing a listing, this is not the time for wishful thinking—but it’s also not the time to undervalue strong properties. Buyers are still active, just more value-conscious.

2. Buyer Activity Is Holding Steady—And Focused

Showing traffic in May showed solid activity across most counties:

• York County: 8,906 showings (+1.4%)

• Perry County: 564 showings (+15.3%)

• Cumberland County: 5,705 showings (+3.6%)

• Dauphin County: 5,197 showings (down 8.2%)

Pending sales reflected this momentum:

• Cumberland: +3.1%

• Dauphin: +7.1%

• Perry: +6.1%

What it means: York and Cumberland continue to perform reliably. Perry is drawing attention with affordability and lifestyle appeal. Dauphin’s dip in showings may reflect buyer hesitation—possibly tied to pricing or inventory quality.

3. Inventory Is Rising, But Buyers Still Don’t Have the Upper Hand

Listings are up in most areas, but we're still far below historical norms:

• Cumberland: 457 active listings (+6.5%)

• Dauphin: 384 (+5.5%)

• York: 691 (down -2.3%)

• Perry: 66 active listings (+32.0%)

With months of supply still hovering around or below 2 months, this is far from a balanced market.

Translation: Buyers have more options, but not enough leverage to get aggressive. Well-priced, move-in ready homes are still selling fast—median days on market is just 6–8 days across all four counties.

4. Tech Isn’t New—Execution Is the Difference

In Central PA, virtual tours, e-signatures, and digital scheduling aren’t new—they’re expected. What separates full-time professionals from everyone else is execution: response times, presentation, and follow-through.

Agent Tip: It's not about having the tools—it’s about using them well. In a market where buyers are more selective, your efficiency is part of your value.

5. Investment Outlook: Watch the Edges

Cumberland remains a high-demand market with fast turnover. York is showing continued strength with strong appreciation and steady activity. Perry offers potential for investors looking for a lower price point and less competition.

If you’re looking for value-add opportunities, Perry’s +15% showing activity and +6.1% increase in closed sales suggest some investors are already catching on.

🔍 Broker Takeaway: What This Means for Buyers and Sellers

• Pricing Strategy Matters More Than Ever: The 6.6% YTD price increase shows buyers are still willing to pay—but only for homes that are priced right and show well. Aim for realistic, not aspirational.

• Dauphin Needs a Closer Look: Slower showing activity and a price dip may reflect buyer hesitation—adjust your messaging and prep your sellers accordingly.

• Speed Still Wins: Median DOM is 6–8 days. Prep, price, and present well—or be left behind.

• Use Tech Like a Pro, Not a Part-Timer: Clients notice the difference between “tech-enabled” and “tech-capable.” Execution is where trust is built.

Final Word: Clarity Is Currency

Whether you’re buying, selling, or advising, success in mid-2025 is about precision. These four counties aren’t all following the same playbook. Some buyers are still stretching to meet pricing. Others are moving quickly on the right opportunity. And inventory—while improving—is still too tight to assume leverage has shifted.

These mid-2025 figures don’t just paint a picture—they give you the compass. Success this year depends on how well you navigate real-time trends, not year-old assumptions.

Stay local. Stay sharp. And let the data do the talking.

Data sourced from Bright MLS Market Reports.

✅ Ready to make your move?

Whether you’re looking to buy, sell, or invest in Central PA real estate, our team is here to guide you with real-time market expertise and a personal touch.

📞 Contact us today or explore listings at TeamPete.com