West Chester’s Summer Market Slows Down

As summer came to a close, the West Chester Area School District market slowed from the pace we saw in June and July, but that doesn’t mean buyers suddenly have their pick of homes.

97 homes sold in August, down from 116 in July and 118 in June. This was also fewer than August 2025, when 115 homes sold.

New inventory slowed right along with sales. 111 homes were listed in August, compared with 122 in July and 130 in June. That is also a significant drop from the 138 homes listed in August 2025.

Inventory Isn’t Building Like You Might Expect

This is probably the number I’m watching most closely.

Even though fewer homes sold in August, we ended the month with 164 homes on the market — exactly the same as July. Months of supply also remained unchanged at just 1.4 months.

For comparison, WCASD ended August 2025 with 185 homes available and 1.6 months of supply. So despite all the talk this year about more homes coming onto the market, buyers actually ended this August with 21 fewer homes to choose from than they did one year ago.

That is a good reminder that more listings do not necessarily equal a buyer’s market. Inventory is still relatively tight.

Homes Are Taking a Little Longer to Sell

The median sale price in August was $635,000, down from $707,500 in July. But monthly price swings can be heavily influenced by the mix of homes that happened to sell, so I wouldn’t read that as home values suddenly dropping by $72,500.

What may be more telling is time on market.

Homes that sold in August spent an average of 19 days on the market, compared with 15 days in July and 12 days in June.

That gives us a little more evidence that the frantic pace of the spring and early summer market is easing.

What Does This Mean?

August looks like a pretty typical late-summer shift: fewer new listings, fewer sales and homes taking a little longer to sell.

But the important part is what hasn’t changed. Inventory remains tight. With only 1.4 months of supply and fewer homes available than this time last year, buyers are still competing for good homes, especially the ones that are priced and presented well.

For sellers, that means there is still opportunity, but the market may be becoming a little less forgiving. For buyers, the pace may feel slightly more manageable than it did earlier this summer, but we are still nowhere near a market with an abundance of choices.