Recent numbers point to a fast market, but pricing still needs discipline.
If you are deciding whether to put your home on the market now, the clearest answer is yes - but only if you price it to the homes that are actually closing. In North Wales, PA, supply stood at 1.04 months over the previous 30 days, and a typical sale took 12 days, so well-positioned listings are not sitting around.
Over the previous 30 days, North Wales, PA stayed in seller's market territory. A typical sale took 12 days, recent offers landed about 99.5% of asking, and 12 homes closed. That combination tells me sellers still have leverage, but buyers are not simply paying any number put in front of them.
Pricing is where I would stay sharp. The typical sold price was $349,717 last month, while the typical asking price on active homes was $487,000 and the typical asking price on newly listed homes was $550,000. I read that as a market with strong competition for well-matched listings, but also a clear gap between where some sellers are coming out and where recent closings actually landed.
Start with the closed range, not your wish number. Compare your home to the 10 new listings from the last 3 months, where the typical asking price was $565,000 and a typical new listing spent 6 days on market, then test that against the 10 recently closed homes, where the typical price was $400,000 and a typical closing took 11 days. In North Wales, PA, I would also tighten up prep before launch and go live only when your price, condition, and timing all line up.
