Good morning. Bucks prices held steady in August, with a $530,000 median sale, the same as a year earlier. That number can't reflect last week's rate news. Freddie Mac's national 30-year average rose to 7.28%. Here's what the county numbers can tell you right now, and what I'd watch when the September report comes out.
THIS WEEK IN THE MARKET · MORTGAGE RATES
Rates rose a quarter point in one week
Freddie Mac's national 30-year fixed average was 7.28% in its October 1 survey, up from 7.03% on September 24.
The latest survey averages applications September 24–30. It gives us a current national financing benchmark, not a quote for a specific borrower or evidence that Bucks prices have fallen.
August is still the latest public county report. September's report will include the week those applications came in, but as a monthly total, it won't separate out how buyers reacted that last week.
Trendlines
$530,000 · Bucks median sold price
August 2026, unchanged from August 2025.
662 · Bucks closed sales
August 2026, up 2.3% from August 2025.
20 days · Bucks average days on market
August 2026, compared with 21 days a year earlier.
981 · Bucks homes for sale
At the end of August 2026. That's a month-end count, not today's.
568 · Bucks new listings
August 2026.
7.28% · National 30-year fixed average
Freddie Mac, October 1 survey. A year earlier it was 6.34%.
Jim's Read
August's numbers are a fair read on where Bucks stood at the end of summer. Prices held, and sales were up slightly from a year earlier. What they can't show is how buyers respond to last week's rate increase, because those closings come from contracts signed earlier.
If you have a fixed-rate mortgage, last week's number doesn't change your principal-and-interest payment. It matters when you sell, because a higher rate raises the monthly cost for a buyer taking the same-size mortgage.
When the September report comes out, I'd look at new listings and homes for sale before the median. Those describe September itself. The median comes from closings, so it's the slower number, and it can move just from which homes happened to sell that month.
Sales That Tell the Story
These two homes closed last week. They're examples of different kinds of properties, not a sample of the whole county.
PENNDEL BOROUGH · SPLIT-LEVEL
A finished lower level, sold for $473,000
This three-bedroom home closed October 2 for $473,000, with one full bath and a half bath. Its layout puts the bedrooms upstairs and additional finished living space on the lower level.
Living space: The listing reports about 2,011 total square feet, including 1,439 above grade. The lower level has a family room with a fireplace and another finished room that could serve as an office.
Patio and garage: A concrete patio opens to a level backyard, and there's direct access to the attached one-car garage.
OTTSVILLE · TINICUM TOWNSHIP
A wooded 3.19-acre property, sold for $875,000
This four-bedroom home closed September 30 for $875,000, with three full baths and about 3,080 square feet. A vaulted great room has wood beams and a stone fireplace, with large windows looking into the wooded setting.
Garden and deck: The property includes a greenhouse and raised beds. A deck connects to the kitchen and dining area.
Garage and barn: A heated two-car garage and a pole barn provide additional space. The listing also describes a studio above the garage.
This Week's Question
What would you check first before setting an asking price?
Until Next Tuesday
Know someone keeping an eye on what Bucks homes sell for? Forward them the Penndel and Ottsville sales. And if there's something you'd want to know from the September numbers, hit reply.
Jim
Sources checked October 5: BCAR / Bright MLS, August 2026 Bucks County results released September 11; Freddie Mac, October 1 national survey; linked public listings for the September 30 and October 2 sales.
Living in the Philadelphia Suburbs, by Jim Stevenson · Realtor® · Real Broker