September Slowdown in Downingtown
After a busy summer, September brought a noticeable cooldown to the Downingtown Area School District housing market — the slowest pace we’ve seen since last winter. Only 58 homes sold last month, compared to an average of 81 sales per month from April through August.
Average Sale Price Dips Below $600K
The average sale price in September was $598,554, marking the first time it’s fallen under $600,000 since February.
A big reason for that drop? Fewer higher-end home sales. Of the 58 homes sold:
24 sold under $500,000
18 sold between $500,000–$700,000
16 sold over $700,000
That’s a big shift from August, when 33 homes sold over $700,000, pushing that month’s average price to $634,698.
A More Balanced Market
For the first time in months, the market felt more balanced between over-ask and under-ask sales. In September:
26 homes sold over asking
21 sold under asking
11 sold right at list price
That’s a far cry from earlier in the summer — in July, 47 more homes sold over ask than under, and in June, that gap was 61.
Buyers are still in the market, but they’re negotiating more confidently and taking advantage of the slightly slower pace.
Looking Back to Look Ahead
Keep in mind that September’s closings reflect contracts written during the slower summer months. We saw a similar pattern last year, when sales dropped from 83 in August 2024 to 62 in September, followed by a strong rebound in October.
If history repeats itself, Downingtown’s market may be poised for a quick fall bounce-back — with more sales, rising competition, and stronger prices on the way.
Wrapping It All Together
It’s fascinating to see how West Chester and Downingtown — two neighboring school districts — are telling such different stories this fall. West Chester is seeing an upswing in activity and prices, while Downingtown has taken a temporary breather.
But both share one clear takeaway: buyers are still active, just moving more strategically. With balanced over-ask and under-ask numbers in both markets, the fall season is shaping up to reward smart timing, solid preparation, and realistic pricing.
