A Real Estate Market Moment We Haven’t Seen All Year in West Chester Area School District 👀

November brought an interesting—and headline-worthy—shift in the WCASD real estate market. For the first time all year, more homes sold below list price than above it. That’s a notable change after months of a wide gap between the two, including periods where more than 50 additional homes sold over asking compared to under.

So what does that actually mean?

In November, 97 homes sold with an average sale price of $764,024. Of those:

• 37 homes sold above asking

• 41 sold below asking

• 19 sold right at list price

At first glance, this may sound like a warning sign for sellers—but the bigger picture tells a different story. November’s average sale price still outperformed the year-to-date average of $755,099 and came in nearly $150,000 higher than November 2024, when the average sale price was $616,164. That’s a powerful year-over-year gain.

Another important indicator? Homes are still moving quickly.

In November, the average days on market was just 18 days, only two days higher than the year-to-date average. Inventory also remains tight, with a 1.2-month supply of homes available. That number represents how long it would take to sell all current listings at the current pace—and it’s well below the year-to-date average of 1.6 months. In fact, we’ve seen the lowest level of available inventory since February.

For perspective, a balanced market typically has 4–6 months of inventory, which highlights just how favorable conditions remain for sellers. What changed in November wasn’t demand—it was competition. Buyers simply learned how to take advantage of the winter slowdown, stepping in with fewer competing offers while sellers continued to benefit from strong pricing.

November Takeaways

Competition in WCASD has always been fierce, and while the market is slowly tilting in a more buyer-friendly direction, the shift has been gradual—not dramatic. During the spring and summer surge, we saw the most sellers and the most buyers, which naturally pushed prices above asking more frequently. As activity cools seasonally, pricing has become a bit more balanced—but demand remains solid.

✨ What’s next?

In January, I’ll be stepping back to review the entire WCASD real estate picture in my 2025 Year-in-Review. We’ll break down average sale prices, total units sold, monthly trends, and how the market evolved throughout the year. To get it sent straight to your inbox, subscribe below!