West Chester's Fall Market: Inventory Rises, but Nearly Half of Homes Still Sell Above Asking
Home Prices Rise as Fall Inventory Grows, but Buyers Remain Competitive
The September real estate market in the West Chester Area School District brought some interesting shifts as we officially entered the fall selling season. Home prices increased from August, inventory grew slightly, and homes continued to sell relatively quickly.
While buyers are seeing a few more options compared to last month, inventory remains tighter than it was this time last year. And with nearly half of September's homes selling above asking price, buyer competition is still very much part of the picture.
Let's take a closer look at what happened in September and how the market compares to August 2026 and September 2025.
New Listings Increase Slightly From August, but Remain Below Last Year
September brought 114 new listings to the West Chester Area School District, compared to 108 in August. That's a modest 5.6% increase in new homes hitting the market.
However, when we look back to September 2025, the difference is much more significant.
Last September, 158 homes were listed for sale, meaning new listings were down nearly 28% year over year.
This is an important distinction. While buyers had slightly more new options in September than they did in August, the number of homes entering the market remains considerably lower than it was a year ago.
For buyers hoping for a major increase in available homes this fall, the numbers suggest that inventory is still relatively limited.
Inventory Grows, but Remains Below September 2025
At the end of September, there were 180 homes available for sale, compared to 164 at the end of August.
That's nearly a 10% increase in inventory in just one month.
However, September 2025 ended with 193 homes available, meaning we're still seeing approximately 7% fewer homes on the market compared to last year.
Months of supply also increased:
September 2026: 1.8 months
August 2026: 1.4 months
September 2025: 1.7 months
While inventory has improved slightly, we're still firmly in seller's market territory.
With less than two months of available inventory, buyers continue to face limited choices, particularly when searching for homes in highly desirable neighborhoods and price ranges.
Home Sales Increase From August, but Fall Below Last Year's Pace
A total of 105 homes sold in September, compared to 100 in August.
That's a 5% increase in closed sales month over month.
However, September 2025 recorded 123 closed sales, meaning sales activity was down approximately 15% compared to last year.
Interestingly, even with fewer homes selling than last September, the market remains active, and properties continue to move relatively quickly.
This suggests that limited inventory may be playing a role in the number of transactions we're seeing.
Median Home Prices Rise From August
The median sold price in the West Chester Area School District reached $650,310 in September, up from $632,500 in August.
That's a 2.8% increase in just one month.
Here's how September compares:
September 2026: $650,310
August 2026: $632,500
September 2025: $685,000
While prices increased month over month, the September median was approximately 5% lower than it was this time last year.
It's important to remember that median home prices can fluctuate based on the types and price points of homes that sell in any given month. A lower year-over-year median doesn't necessarily mean individual home values have decreased by that amount.
What these numbers do tell us is that buyers continue to purchase homes at substantial price points throughout the district.
Are Buyers Still Paying Above Asking Price?
One of the most telling statistics from September is how homes sold compared to their asking prices.
Of the 105 homes sold in September:
48 homes sold ABOVE asking price (46%)
39 homes sold BELOW asking price (37%)
18 homes sold AT asking price (17%)
Nearly half of all homes sold above their asking price!
At the same time, 39 homes sold below asking, showing that buyers aren't necessarily willing to pay a premium for every property.
This is an important distinction in today's market.
While desirable, well-priced homes are still attracting competitive offers, buyers appear to be more selective about where they're willing to stretch their budgets.
The takeaway? Not every home is selling above asking, but the right homes are still generating competition.
For sellers, this reinforces how important pricing, presentation, and marketing have become. For buyers, it means opportunities to negotiate do exist, even in a market with limited inventory.
Homes Are Selling Faster Than in August
Despite the increase in inventory, homes spent less time on the market in September than they did in August.
The median days on market was:
September 2026: 17 days
August 2026: 20 days
September 2025: 14 days
Homes sold three days faster than they did in August, although they took slightly longer to sell compared to September 2025.
This tells us that while the market may not be moving quite as quickly as it did last year, buyers are still actively purchasing homes.
Well-positioned listings continue to attract attention and move relatively quickly.
What Does This Mean for Buyers and Sellers?
For Buyers:
There are some encouraging signs in September's numbers.
Inventory increased nearly 10% from August, giving buyers more options as we entered the fall market. And with 39 homes selling below asking price, there are clearly opportunities for negotiation.
However, inventory remains below last year's levels, and nearly half of all homes sold above asking.
If you're shopping in a competitive price range or neighborhood, having a strong strategy and being prepared to move quickly remains important.
For Sellers:
West Chester continues to offer favorable conditions for sellers, but that doesn't mean every listing will automatically receive multiple offers.
With 37% of September sales closing below asking price, buyers are showing that they're paying attention to pricing and value.
Homes that are thoughtfully prepared, priced competitively, and marketed effectively are in a stronger position to stand out.
The Bottom Line: West Chester Remains Competitive as We Head Into Fall
September's numbers show a market that continues to favor sellers, but with some signs of increased buyer selectivity.
New listings and inventory increased from August, yet both remain below last year's levels. Home prices rose month over month, and nearly half of all homes sold above asking price.
At the same time, more than one-third of September sales closed below asking, reminding us that pricing strategy is critical.
The West Chester Area School District continues to be an active and competitive real estate market, but every neighborhood, price point, and property tells its own story.
Thinking about buying or selling in the West Chester Area School District? Let's connect and talk about what these numbers mean for your home and your next move.
