List Before the Lifts:

Why Listing in October Favors Sellers

- The Buyer’s Clock is Ticking: Most closings take 30 to 45 days, so buyers who want keys before ski season or year-end are actively looking right now. 
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- Fresh Beats Familiar: Summer listings still sitting are growing stale. Fresh October inventory automatically commands buyer attention.
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- Rate Locks are Running Out: Rates have climbed again, and buyers with pre-locked lower rates face expiring deadlines and must buy imminently.
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- Room to Stand Out: As summer listings cut prices, expire or withdraw, well-prepared and appropriately priced homes get noticed quickly by motivated buyers who need to make fast decisions.
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Considering selling? Let’s connect! We’ll discuss recent market trends and map out a plan to make your home ready for fall buyers. I'll help you understand what buyers are looking for in this new market, and how to prepare, price and position your property to be appealing to them. 

Beginning in June, the Lower Homestead townhome market shifted noticeably from where it stood in 2025.

Homes are sitting on the market nearly three times longer now, with average days on market climbing from 35 to 98. However, list prices have ticked up from an average of $1,146,286 to $1,191,000.

Despite higher asking prices, current listings are landing at an average sale price of $1,121,429, or about $619 per square foot, below both the 2025 closed average of $631 per square foot and current list price expectations of $668 per square foot.

Bedroom and bathroom counts, along with square footage, will always be fairly consistent here, so the shift is really about appropriate pricing rather than the size of townhome being sold.

This points to a market that's cooling and recalibrating after 5 years of rapid, pandemic-driven appreciation. Sellers are still testing higher list prices, but with more inventory, buyers are taking longer to commit and negotiating below those asking prices.

That kind of gap between list and sale price, paired with longer days on market, is a normal and healthy correction rather than a sign of distress. It reflects a return to a more balanced, sustainable market after the unusually fast appreciation conditions of the post-COVID years.