Local data reveals which markets favor buyers, sellers, and where competition remains fierce
CHESTER COUNTY, PA — After analyzing weekly market data across all 41 school districts in Chester, Delaware, Montgomery, and New Castle counties, patterns are emerging that tell us where the market is headed in 2025.
The days of 2021’s frenzy are behind us, but this isn’t a buyer’s market either. What we’re seeing is a return to nuance — where location, school district, and price point determine whether you’re negotiating from strength or scrambling to compete.
The Numbers Right Now
Active Listings:
- Current median price for Chester County overall – $579,900
- Current months of inventory for Chester County – Approx. 2 months
- Average days on market for Chester County – 138
But county-wide averages mask what’s actually happening. The story changes dramatically depending on which school district you’re looking at.
Where Sellers Still Have the Edge
Districts like West Chester Area, Unionville-Chadds Ford, and Garnet Valley continue to see limited inventory and strong demand. Homes priced correctly in these areas are still receiving multiple offers, particularly in the $500,000-$800,000 range where families are competing for top-rated schools and reasonable commutes to Philadelphia.
For example, West Chester Area currently has just 4 weeks of inventory
Dec. 12_2025 West Chester Market Report
Where Buyers Have More Room to Negotiate
Not every market is running hot. Districts in southern Chester County and parts of Delaware County are seeing inventory build and price reductions become more common. Buyers in these areas have time to make decisions and negotiate terms that weren’t possible two years ago.
For example, in Great Valley, 55.4% of the homes on the market have had a price reduction
Dec 12_2025 Great Valley Market Report
What’s Driving the Divide
Four factors explain why some districts remain competitive while others have cooled:
- **School ratings** — Districts ranked in the top tier continue to command premium prices and quick sales. Families relocating to the area for schools are a consistent demand driver.
- **Commute access** — Proximity to I-95, Route 202, and SEPTA lines keeps certain areas in high demand even as remote work patterns stabilize.
- **Price point compression** — The $400,000-$700,000 range sees the most competition, while the luxury market ($1M+) has slowed considerably.
- **Affordability ** — Buyers are sensitive to the monthly payment. As it continues to increase, buyers take more time to evaluate a property. If the property is not priced correctly for its condition, it will sit.
What This Means for 2026
Expect more of the same segmentation. Interest rates will remain the wild card — any meaningful drop will release pent-up demand from buyers who’ve been waiting on the sidelines. But even at current rates, the fundamentals in top school districts suggest prices will hold.
For buyers: Don’t assume you have leverage everywhere. Know the district-level data before you make an offer.
For sellers: Pricing correctly from day one matters more than ever. Overpriced homes are sitting, even in strong districts.
The Data Behind This Analysis
Our team publishes weekly market reports for all 41 school districts in our coverage area, tracking active inventory, median prices, days on market, and price reductions. This granular approach reveals patterns that county-wide statistics miss.
View the latest reports at School District Market Reports
AUTHOR BIO:
Vincent Cyr is an associate broker with The Cyr Team at REAL Broker LLC. With 392 transactions across Chester, Delaware, Montgomery, and New Castle counties since 2009, the team specializes in school district-focused market intelligence. Weekly market reports for 41 districts are published at TheCyrTeam.com.
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