I write these reports because the headlines about the Pittsburgh housing market tend to be about the city, and the city and the I-79 corridor are not the same market. Here is what actually happened north of the turnpike in September, what it means if you are buying or selling in the next 90 days, and the one number I am watching heading into winter.
The short version
Prices in the core Butler County communities held. Days on market did not. Homes in Cranberry Township are sitting a median of about 60 days, and that, more than price, is the story of this fall. Mortgage rates ticked back above 7% in late September, which thinned the buyer pool again just as inventory finally loosened. It is a better season to be a prepared buyer than a hopeful seller.
| Area | The September read |
|---|---|
| Cranberry Township | Median about 60 days on market, list prices still above where sales closed |
| Seven Fields | Tiny inventory, reported median swings on mix |
| Adams Township | New townhome communities absorbing entry level demand for Mars Area |
| Marshall Township | About 64 days on market, pulled up by luxury construction |
| Pine Township | Trailing median down more than 20% on a townhome heavy mix |
| Wexford ZIP overall | List prices about 8% below last September, about 30 days on market |
| Butler County overall | Down roughly 12% year over year |
| 30 year fixed rate | 7.03% the week of September 24 |
Cranberry Township
Homes spent a median of roughly 60 days on the market in September, according to Movoto’s September listing data, and new listings are still coming on priced above where the last six months of sales actually closed.
What that means: sellers are still pricing to the spring market and buyers are no longer paying for it. The homes that are moving quickly are the ones priced at or just under what closed on their street this summer. The ones sitting are the ones priced at what closed on their street last year.
Seven Fields
The borough stays the borough. A handful of homes for sale at any given time. Townhomes and patio homes make up a lot of the volume, which drags the reported median around from month to month. Do not read too much into a single month’s number here. I covered the borough in depth in my Seven Fields guide.
Adams Township and Mars Area
The townhome communities that opened this year are absorbing a lot of the entry level demand for the Mars Area School District, and resale colonials in the established plans make up most of what closes. My Adams Township guide covers the plans.
Wexford: Marshall and Pine
Across the county line the picture is split. Marshall Township is being pulled up by new luxury construction and estate properties, with homes averaging around 64 days on market in Homes.com’s August figures. Pine Township’s trailing twelve month median, per Homes.com, is down more than 20% from the prior year, which sounds alarming until you notice how many townhomes and condos closed in that window. The typical Pine or Marshall colonial still prices well above the equivalent Cranberry house.
Wexford as a whole saw September list prices come in about 8% below September a year ago, with a median of around 30 days on market, per Movoto. Sellers there adjusted faster than sellers in Cranberry did.
Zelienople and Harmony
The north end of Seneca Valley remains the value play. The historic core is still the most affordable way into Seneca Valley, the new plans on the edges price closer to Cranberry, and inventory in the historic core is thin. Full breakdown in my Zelienople and Harmony guide.
Butler County overall
Redfin’s county wide median for the three months ending in August was down roughly 12% from the same period last year. That number covers everything from Cranberry to Slippery Rock, so it understates the corridor communities, but the direction is real. For sellers who bought at the 2021 and 2022 peak, that means appreciation has flattened.
Rates
The 30 year fixed averaged 7.03% in the Freddie Mac survey the week of September 24, up from 6.95% the week before and up from 6.30% a year ago. That is the number I am watching. Every quarter point matters to a Cranberry buyer’s monthly payment, and lower rates are what bring sidelined buyers back. If you are a seller, you want to already be on the market when that happens.
What this means if you are selling
Price to September’s closings, not last spring’s. Expect an inspection negotiation and possibly a request for a seller assist. Make the house show well on day one, because the first two weeks on the market matter most. And do not spend money on renovations before you list, because buyers in this market are not paying for them. I wrote up what not to fix before selling and what Pennsylvania requires a seller to disclose this month for exactly this reason.
What this means if you are buying
You have leverage you did not have in March. Homes that have sat 45 days or more tend to be negotiable on price, on repairs, and on closing costs. Get pre approved, know your monthly payment at today’s rate and at a half point lower, and be ready to write when the right house appears, because the good ones in Seven Fields, Adams, and the walkable parts of Zelienople still draw attention regardless of the headlines.
What it would sell for this month
These are broad, third party numbers. What matters is your street, your plan, and your timing. I live in Cranberry Township, my office is in Seven Fields, and in 2024 I was the number one individual agent in sales in Cranberry Township. Start with a valuation of your current home, or call me directly at (412) 980-5654. Buyers, the contact form is the fastest way to get a search set up.
