February Downingtown Real Estate Market - A Flipped Script Compared to January

If January in Downingtown was all about the higher price points, February completely flipped the script.

In January, most of the action was over $700,000. In February, the majority of sales were under $500,000.

Here’s how it broke down:

• 17 homes sold under $500,000
• 10 homes sold between $500,000–$700,000
• 10 homes sold over $700,000

Because of that shift, the average sale price dropped to $599,888, down from $672,922 in January. That doesn’t signal a crash — it simply reflects what price points were moving this month.

Sales Activity

We also saw another dip in overall sales.

February had 37 home sales, compared to 57 in January. The last time we saw sales dip into the 30s was February 2023, when there were just 26 sales.

But before anyone panics, February 2025 only had four more sales than this year. So we’re very much following the normal seasonal pattern.

Over, Under, or At Asking?

Of the 37 homes that sold:

• 13 sold over asking
• 14 sold under asking
• 10 sold right at asking

That’s a much more balanced market than January, when 27 homes sold below asking. Buyers and sellers are meeting in the middle more often right now.

What to Expect This Spring

Historically, March brings a slight uptick in sales — and then April tends to boom.

I expect we’ll see a similar trend this year, especially since 72 homes were listed in February. That new inventory should start turning into stronger spring closing numbers soon.

Spring momentum is building. Now we wait for the closings to catch up. If you’re looking to buy or sell this Spring or Summer, now is the time to start the conversation. Reach out to me today!