Morning. It's Jim.
Welcome to the numbers side of Bucks County. Every Tuesday at 7, this letter will look at what actually sold and what an owner can reasonably take from it. On the first Tuesday of the month, we'll break out the school districts.
This week, fewer homes crossed the finish line. That deserves a look. It doesn't, by itself, tell us that your house is worth less.
THIS WEEK’S VIDEO
Florida or Pennsylvania? Look beyond the tax headline.
From Living in the Philadelphia Suburbs on YouTube, September 6, 2026.
The short version: My latest video compares the costs behind a retirement move to Florida, including property taxes and insurance.
Why it matters if you own here: A move changes both sides of your housing budget. Look at the home you would buy as well as the one you would leave.
THIS WEEK IN THE MARKET
117 homes closed · $520,000 median sale · 8 median days on market · 100% median sale-to-original-asking-price ratio.
That's August 31 through September 6. The previous week had 185 closings, a $525,000 median sale price and seven median days on market.
Think of the closing count as completed transactions, not a measure of how many buyers went shopping that week. Those sales usually began with agreements signed earlier. Their closing dates can bunch together. One light week isn't a verdict on demand.
The week's highest recorded closing in this export was a five-bedroom Buckingham home at $1.775 million. More on that below.
THE TRENDLINES
The four weeks ending September 6 produced 595 closings at a $525,000 median. The previous four weeks produced 629 at $561,000. That's 5.4% fewer closings and a 6.4% lower median sale price.
Now widen the comparison. The matching Monday-through-Sunday stretch a year earlier had 603 closings and a $527,500 median. Against that period, this year's count is down 1.3%; the median is down just 0.5%.
Median time on market was eight days in the latest four weeks, versus seven in the preceding four and eight a year earlier. The median sale-to-original-asking-price ratio was 100% in all three windows.
The useful tension here: the recent median moved down, but the year-over-year comparison is close to flat. Neither calculation tracks the same house changing hands twice. The mix of homes sold matters.
JIM'S READ
If you're thinking about selling, I'd resist turning that 6.4% drop into a discount on your own house. It's a change in the middle sale of two different groups of homes. Your closest comparable sales still matter more than the county headline.
What gets my attention is the eight-day median alongside a 100% median sale-to-original-asking-price ratio. The homes that closed weren't uniformly sitting or taking deep cuts. That doesn't mean every active listing is moving quickly; these figures describe successful sales.
I'd watch whether the slower closing pace persists over the next few complete weeks, then check the price range in your own neighborhood. For an owner making plans, that is more useful than treating one week's median as a fresh valuation.
THE SALES THAT TELL THE STORY
Buckingham · $1,775,000
Listing photo: Bright MLS via Redfin. Listed by Compass RE.
Buckingham · 5 bedrooms, 5½ baths · about 5,700 square feet above grade. Closed at $1,775,000 after 18 days on market, against an original $1,795,000 asking price. That's $20,000 below the original ask. The top sale in this week's export also shows why one countywide number spans very different homes.
Furlong · $575,000
Listing photo: Bright MLS via Redfin. Listed by BHHS Fox & Roach-New Hope.
Furlong · 3 bedrooms, 2½ baths · about 2,100 square feet above grade. A townhouse closed at $575,000 after six days, against an original $579,900 asking price. A sale can happen quickly and still land a little below the original ask.
Doylestown · $875,000
Listing photo: Bright MLS via Redfin. Listed by ListWithFreedom.com.
Doylestown · 4 bedrooms, 2½ baths · about 2,800 square feet above grade. A detached home closed at $875,000 after six days, versus an original $849,900 ask. That's $25,100 above it. These individual results are reasons to examine comparable homes closely, not promises about the next listing.
THIS WEEK'S QUESTION
Which number would help you most with your own plans?
UNTIL NEXT TUESDAY
Have a town or price range you'd like me to look at? Hit reply.
Jim
Source: Bright MLS, extracted September 8, 2026. Bucks County residential sales; rentals and commercial listings excluded. Closed figures use settlement dates. Four-week periods: August 10–September 6 and July 13–August 9, 2026; comparable prior year: August 11–September 7, 2025. Sale-to-list figures are medians of each home's sale price divided by its original asking price. Recorded data can be revised.
Living in the Philadelphia Suburbs, by Jim Stevenson · Realtor® · Real Broker