Bucks prices held steady. The asking price still matters.

Good morning. Bucks County's latest public market report puts the median sold price at $530,000, unchanged from a year earlier. That's useful context if you're thinking about selling. It still takes a closer look at nearby homes to figure out where yours fits.

August 2026: 662 homes sold · $530,000 median sold price · 20 average days on market.

Those are August numbers from the Bucks County Association of REALTORS, released September 11. Sales were up 2.3% from August 2025. The average time on market was a day shorter than a year earlier.

The report also counted 981 active homes at month end. These are the latest published county figures used here. Below, we'll look at three individual sales that closed September 18, including one in Fairless Hills that finished above its asking price.

Inventory didn't keep climbing from July into August. July's public report showed 1,048 homes available. August's 981 was 67 fewer, a decline of about 6.4%. That's a month-to-month comparison, without a seasonal adjustment.

July's median sold price was $546,665. August came in lower, but different homes sell each month. That change doesn't tell us that a particular house lost the same percentage of its value. The mix of sales matters.

Financing is part of the picture, too. Freddie Mac's September 17 survey put the national 30-year fixed mortgage average at 6.95%, up from 6.76% the previous week. That's a national benchmark, not a quote for a Bucks County borrower. For an owner planning to sell and buy again, it's a reason to look at the payment on the next house alongside the proceeds from this one. See the rate report.

I wouldn't use a flat county median as a reason to leave a home's asking price on autopilot. A buyer is comparing the houses they can actually buy, and those choices can look pretty different from one neighborhood to the next.

If you're getting ready to sell, I'd start with recent closed sales that are close to yours in condition and size. Then I'd look at the competing listings a buyer will see that weekend. A sale above asking tells us something about that particular listing. It doesn't mean every house should start higher.

What I'd watch next is whether comparable homes are closing near their last asking prices. That gives us a more useful starting point than applying a countywide percentage to your house.

These three homes closed September 18. They're examples of different outcomes, not a representative sample of the county. Asking-price comparisons use the last publicly listed asking price. Sizes below are above-grade square footage.

Fairless Hills, Bristol Township · 4 bedrooms, 2½ baths · about 2,188 square feet. This home sold for $455,000, against a $450,000 asking price. That's $5,000 above ask, or about 1.1%. It gives us an above-asking result at a different price point from the two sales below. See the property.

Newtown Grant · 5 bedrooms, 2½ baths · about 3,074 square feet. The sale closed at $945,000, versus a $975,000 ask. The $30,000 difference is about 3.1%. The advertised total finished area includes additional basement space, so the size here uses the above-grade figure for consistency. See the property.

Fox Run Preserve, New Hope postal address · 3 bedrooms, 3½ baths · about 2,915 square feet. This home closed at $930,000, compared with $969,000 asking. That's $39,000 below, or about 4.0%. The price history tells us the gap; it doesn't tell us why the seller accepted it or what other terms were negotiated. See the property.

Have a town or price range you'd like me to look at? Hit reply.

Jim

Sources checked September 21, 2026: BCAR's August report and July report, using publicly released Bright MLS data; Freddie Mac's September 17 survey; linked public property records. County figures cover the named months, not September 14-20. Graphics show reported facts and calculated asking-price differences. Recorded data can be revised.

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Living in the Philadelphia Suburbs, by Jim Stevenson · Realtor® · Real Broker