March came in with real momentum and the feeling that 2026 might finally bring a stronger housing rebound.

Mortgage rates dipped below 6% for the first time since 2022, new listings were picking up despite the winter weather, and there was a sense that the spring market was about to take off.

Then things shifted.

Global economic uncertainty… driven in part by conflict in Iran, quickly changed the tone. Mortgage rates have now climbed for four straight weeks and sit about 0.40% higher than just a month ago. At the same time, the Federal Reserve has taken a more cautious stance moving forward.

So where does that leave us?

 What We’re Seeing Locally

Here in Central Pennsylvania, the spring market is still showing signs of life—just not at full speed.

• Inventory is improving:
  Sellers are stepping back into the market. New listings rose 6.9% in March, and are now up 2.3% year-to-date, giving buyers more options than we’ve seen in recent months.
• Buyer activity is steady—but not surging:
  Contracts were essentially flat compared to last year, with 2,547 homes going under contract, just 0.5% higher than March 2025.
• County-by-county tells the story:
  • Cumberland County: Pending sales up 16.2%
  • Berks County: Up 2.0%
  • Dauphin, Lancaster, York: All saw declines
• Prices continue to rise:
  The median sale price increased 3.8% to $299,000, continuing the affordability challenge.
• Homes are still moving quickly:
  After a slower February, homes in March went under contract in just 11 days on average.

 What It All Means

We’re in a market that’s being pulled in two directions.

On one hand, more inventory is giving buyers opportunities again, which is a big shift from the ultra-tight markets of the past few years.

On the other hand, rising mortgage rates and higher prices are keeping some buyers on the sidelines and slowing overall momentum.

 Bottom Line

This isn’t a runaway spring market… but it’s not a stalled one either.

• Buyers have more choices, but still need to move quickly and be strategic.
• Sellers are seeing continued price growth, but need to be realistic and well-positioned to attract offers.

Economic uncertainty will likely keep activity moderate in the months ahead—but opportunities are still there on both sides.

As always… Real Estate is hyperlocal, so if you’ve been thinking about making a move this year, now’s the time to have a real conversation about strategy.

 Reach out anytime — I’m happy to help you navigate it.

Michael Pion
NextHome Capital Realty
717.645.7152
mpion@michaelpion.com

February was a record cold month, and it seems from the statistics that people stayed home and stayed warm. Now it’s March in Pennsylvania, and the weather always keeps us guessing. One day it feels like spring has arrived… the next, we’re staring at snow again. After a long, cold winter—and let’s be honest, Punxsutawney Phil didn’t do us any favors this year—we’re all ready to turn the page.

That same “wait and see” feeling has carried into the housing market.

Typically, while we are all dancing a jig and celebrating St Patricks day, we normally start to see things really take off. This year? Not quite. As of now, the leprechauns are still looking for their pot of gold, as the market hasn’t come out of the gate as strongly as many expected.

So what’s behind it?

Is it the weather?
Interest rates?
The economy?
Stock market volatility?
Global uncertainty?

The honest answer—it’s probably a mix of all of it. Right now, both buyers and sellers are moving a bit more cautiously, trying to figure out where things are headed.

 What the Data is Showing

• Buyer activity has cooled slightly.
  February saw 1,881 new pending sales, which is down from January and 2.9% lower than last year.
• Closed sales actually increased.
  Thanks to January’s stronger activity, closed sales rose 3.8%, with solid gains in Berks, Franklin, Lancaster, and York counties.
• Homes are taking a little longer to sell.
  The median days on market increased to 19 days, up 4 days compared to last year.
• New listings are slightly down.
  1,861 homes hit the market in February, which is 2.9% lower year-over-year—a sign some sellers may be hesitating.

 What It Means

The market isn’t crashing—but it’s definitely pausing and recalibrating.

Central Pennsylvania is still one of the more stable and affordable regions in the Mid-Atlantic, which continues to work in our favor. But right now, there’s a level of uncertainty that’s keeping both buyers and sellers from jumping in with full confidence.

 Looking Ahead

The big question is: What happens next?

Over the next 60–90 days, we’ll get a much clearer picture of whether:

• The market accelerates into a strong spring, or
• We continue in a more balanced, slower-moving environment

Historically, April and May are when things really heat up. So the hope is that as the weather improves, we also see:

• More inventory is hitting the market
• More confident buyers stepping in
• More opportunities on both sides of the table

 Bottom Line

If you’re thinking about making a move this year… don’t sit on the sidelines too long.

Markets like this don’t stay in “wait and see” mode forever. When things shift, they tend to move quickly.

Whether you’re buying, selling, or just trying to make sense of it all, I’m always here to talk it through and help you make the right move for your situation.

The deep freeze and snow cover over the last few weeks has had all of us hunkered down a bit. When it’s 15 degrees outside and everything is white, real estate doesn’t exactly feel top of mind.

But here’s the truth…

The day after the Super Bowl is the unofficial start of the home selling season.

Every year it happens. Football ends. The days get a little longer. People start thinking about spring. And buyers who have been sitting on the sidelines all winter begin making moves.

If you’re even considering selling this year, don’t wait until the daffodils are blooming. By then, you’re competing with everyone else who waited too long.

The smart sellers?
They’re getting their ducks in a row right now.

 January Market Snapshot – Central Pennsylvania

While January started slower, there’s momentum building.

• Closed sales were down 3.9% year-over-year to start 2026.
• However, new pending sales were up 6.3%, which is a strong signal of activity picking up.
• Inventory is up 11% compared to last year, with every county seeing more supply.

Some counties had especially strong performances:

• Cumberland & Adams Counties: Closed sales up over 9%
• Berks, Franklin & Schuylkill Counties: Also posted year-over-year gains

Relative to other regions, Central PA had a solid 2025, with stronger sales and growing inventory. The expectation for 2026? Continued gains in inventory and a market moving toward more balance.

 Why January Looked Slower

Winter weather and caution kept some sellers on the sidelines. New listings dipped 1.4% as many wait for spring.

But here’s what matters…

Inventory is already higher than last year. Buyers are starting to reengage. And easing mortgage rates are helping some buyers who were on the fence in 2025 step back into the market.

There is pent-up buyer demand just waiting for the right homes to hit the market.

 Don’t Wait for Spring to Act

If you’re thinking about selling in 2026:

• Start decluttering now.
• Tackle small repairs.
• Talk through pricing strategy early.
• Be ready before inventory surges.

When the weather warms up, listings flood the market. Preparation now means you launch strong instead of scrambling.

And if you’re buying? Now is the time to get pre-approved and positioned before competition ramps up.

If you’re wondering what your home could sell for in this shifting market, or you just want to talk strategy for this year, I’m happy to help.

Let’s get ahead of the season — not chase it.

As we turn the page into a new year, there’s a renewed sense of optimism across Central Pennsylvania real estate. While headlines often paint the housing market with a broad brush, the reality is much more encouraging—especially right here at home.

Real estate is, and always will be, hyper-local. One neighborhood can look very different from the next, and sometimes conditions change from street to street within the same community. That’s why having local insight matters more than ever, and why we encourage you to reach out if you have questions about your specific situation.

Central PA Continues to Stand Out

Lower mortgage rates toward the end of the year helped fuel strong fourth-quarter activity, positioning Central Pennsylvania as a standout among Mid-Atlantic markets.

While many surrounding regions experienced fewer transactions than the year prior, Central Pennsylvania finished 2025 with 3.0% more sales, capped by a 9.9% surge in December closed sales. That momentum matters—and it’s a great sign heading into the new year.

Our region’s relative affordability and economic resiliency once again proved to be key advantages, helping buyers and sellers stay active even as other markets slowed.

Strong County-Level Performance

Several counties led the way with notable gains:

• Lancaster County saw the strongest growth, with sales up 9.8%
• Franklin and Lebanon Counties followed closely, each posting 6.1% increases

Prices also remained healthy. The median sale price rose 7.1% over the year, finishing just under $300,000—a reflection of continued demand and long-term confidence in the Central PA housing market.

Inventory: A More Balanced Landscape

As we closed out the year, some sellers stepped back, with new listings down 3.3% in December compared to the year before. Many homeowners are simply waiting for the fresh start that the new year and spring market often bring.

Even so, inventory overall increased in 2025, ending the year 17.9% higher than 2024. What this means in practice is that some areas have more choices for buyers, while others remain tight. Again, conditions vary widely depending on location—which reinforces how important local expertise truly is.

Looking Ahead to 2026

There’s real optimism heading into 2026. Lower rates, improving confidence, and positive signals around housing at the national level are creating a more favorable outlook. While uncertainty can sometimes slow decision-making, the overall attitude moving forward is positive.

Whether you’re thinking about buying, selling, or just want clarity on what’s happening in your neighborhood, we’re here to help you make sense of it all. Reach out today!

Here’s to a new year, a new market, and continued strength right here in Central Pennsylvania.