Spring 2026 Market Report: What Buyers and Sellers Should Know Right Now

Active listings in Allegheny and Butler Counties combined are up approximately 8% year-over-year as of March 2026 — a meaningful increase, but not enough to shift the market toward buyers. A balanced market typically reflects 4–6 months of supply; Pittsburgh's northern suburbs are still running at 1.8–2.4 months.

The increase is most pronounced in the $700K–$1M range, where a combination of rate sensitivity and seller expectation gaps has extended days on market. Below $550K in North Allegheny School District, well-presented homes are still moving in under 20 days.

Cranberry Township continues to see the highest transaction volume in the North Hills corridor, driven by its corporate campus concentration and newer construction inventory. Median days on market in Cranberry held at 24 days in Q1 2026, essentially unchanged from a year ago.

Wexford's median sale price ticked up 4.2% year-over-year, reflecting continued demand pressure in North Allegheny School District. Sellers in this area are still routinely receiving multiple offers on move-in ready listings; buyers should have their financing fully buttoned up before touring.

Mt. Lebanon and Upper St. Clair saw slightly more inventory relief than the North Hills, with active listings up 12% year-over-year. Both markets remain seller-favorable, but the pace of appreciation has moderated from the 2022–2024 peak.

Bethel Park continues to attract buyers priced out of Mt. Lebanon and Upper St. Clair, with its slightly more accessible price points and the same South Hills school corridor access.

Buyers: More choices are coming to market this spring than last year, but competition remains real. Getting pre-approved — not just pre-qualified — before your first showing is the single most important thing you can do to be ready to move quickly.

Sellers: Pricing discipline matters more than it did in 2022. Overpriced listings are sitting; correctly priced listings are moving. The gap between list price and sale price for homes that sell in under 30 days is essentially zero. For homes sitting past 45 days, it's widening.