Smart Money Buys the ChesCo Dip

Prices are still up 3.5% year over year, with average home values around $554,000, and homes going pending in about 16 days on average. Inventory has ticked up modestly, some reports show 13–16% more listings year-over-year in; recent months, days on market are stretching a bit, and buyers have more choices. Sellers who expected bidding wars are dropping prices, and some are panicking into lowball sales.

That's where the opportunity sits. Smart money—investors, move-up buyers, and people with cash or strong financing are scooping up the dips. Here's why now makes sense in early 2026.

First, median sale prices held strong through late 2025, with December closings in the $550,000–$560,000 range and year-over-year gains of 6–9% in many reports. Supply is up, but it's still tight—months of inventory hover around 1.5–2 months in most areas. Homes that look sharp, are priced right, and sit in good spots (Exton, West Chester edges, Phoenixville) still move fast. The ones sitting are overpriced or dated, creating real discounts for buyers who wait.

Second, rates and payments are changing the game. Mortgage rates have dipped below 6% in recent weeks, easing monthly costs compared to the peak of 2025. Buyers who got pre-approvals or have flexibility can now afford more house without stretching their money. That means motivated sellers—facing longer days on market—are open to credits, price adjustments, or concessions they ignored last year.

Third, locations still rule. Exton/West Whiteland (19341), West Goshen/West Chester edges, Phoenixville borough, and Kennett Square keep drawing interest. Dips here are shallower and recover more quickly. A solid townhome or small-lot single that sat because of a high ask or weak photos are now a deal.

For buyers ready to move:

Look for motivated sellers: listings with multiple price drops, long days on market, or "motivated" in the description. These are where you find $20K–$50K off recent comps.

Ask for credits tied to closing costs, short buydown, or fixes. At current rates, credits help monthly more than small price cuts sometimes.

Investors: this is prime time. Underwrite conservatively (HOA, insurance, CapEx), focus on separate utilities, in-unit laundry, pet-friendly policies for rent stability. Target just outside the priciest blocks in Exton or Phoenixville.

Panickers sell low because they fear worse. Smart money buys now because the fundamentals, jobs in Great Valley, schools, rail, and convenience, haven't changed. Chester County slows down during the winter months. The ones who act while others wait usually come out ahead.

Let’s move Pennsylvania forward.