Mid Penn Realty
At the Heart of Pennsylvania Real Estate
Mid Penn Market Pulse
How the Susquehanna Valley Housing Market Is Moving
June through August 2026
Median Sale Price
Median Days on Market
Median Sale-to-List Ratio
Months of Supply
Four hundred nineteen homes sold across Columbia, Montour, Union and Northumberland Counties between June and August 2026, at a median price of $260,000. Half went under contract within 12 days. (Source: FlexMLS.)
There are 282 homes actively for sale across the four counties, about 2.5 months of supply, against the four to six months a balanced market carries.
The One Number Portals Cannot Show You
Two hundred twenty five of those homes went under contract within two weeks, at a median of five days, and one of them had cut its price. Fifty seven sat for ninety days or longer, and fifty of those fifty seven had cut.
The homes that sat closed at 96 percent of their final asking price, which looks reasonable and is the figure a national listing site would report. Measured against what they originally asked, they closed at 88 percent.
A price reduction does not undo an overpriced launch. It hides it. Getting the first number right is the decision that matters most, and it is the one we can help you make with local closed sales rather than an automated estimate.
Get current pricing trends, inventory levels, days on market, and local market context for Columbia, Montour, Union and Northumberland Counties.
Data source: FlexMLS, residential closed sales in Columbia, Montour, Union and Northumberland Counties, June 1 through August 31, 2026. 419 closed sales. Five listings were excluded as data anomalies. Prior year comparison: 372 closed sales, June 1 through August 31, 2025. This figure covers those four counties only. Our MLS coverage is the Central Susquehanna board, so this is not a figure for the wider Susquehanna Valley and should not be read as one. Inventory and months of supply from FlexMLS as of August 2026. Retrieved September 2, 2026.
Mid Penn Market Pulse
Central Susquehanna Valley Real Estate Market Update
June through August 2026
Median Sale Price
Median Days on Market
Median Sale-to-List Ratio
Months of Supply
Four hundred nineteen homes sold across Columbia, Montour, Union and Northumberland Counties between June and August 2026, at a median price of $260,000. Half went under contract within 12 days. (Source: FlexMLS.)
The same window a year earlier produced 372 sales at a median of $245,000. Sales volume is up and the median is up about 6 percent, though the four counties are not moving together: Union County's median rose sharply on a shift toward higher priced sales, while Montour County and Danville were essentially flat.
There are 282 homes actively for sale across the four counties, about 2.5 months of supply.
Priced to Sell, or Priced to Sit
Pooling four counties gives a sample large enough to be certain about, and it says the same thing every individual market does. Two hundred twenty five homes went under contract within two weeks, at a median of five days. One of those two hundred twenty five had cut its price. Fifty seven homes sat for ninety days or longer, at a median of 153 days, and fifty of those fifty seven had cut at least once.
The slow group closed at 96 percent of their final asking price and at 88 percent of what they originally asked. Eight points separate those numbers. The first is what a national listing site would publish, because it measures against the most recent price. The second is what the seller actually experienced, because it measures against the price they chose on day one.
That eight point gap is invisible on any portal, and it is the single most useful thing our MLS data can tell a seller. A price cut does not repair an overpriced launch. It conceals it.
How This Compares to Normal
Before 2019, these four counties together carried about 691 homes for sale at any given time. They now average about 286. Sales over the past twelve months came to 1,377, against 1,578 in the twelve months ending June 2019.
Sales are down about 13 percent while inventory is down about 59 percent. Buyers did not leave the Susquehanna Valley. The houses did.
This is a structural shift that will take years to unwind. We track it every month and report what we see, including the months when nothing changes.
Get current pricing trends, inventory levels, days on market, and local market context for Columbia, Montour, Union and Northumberland Counties.
Data source: FlexMLS, residential closed sales in Columbia, Montour, Union and Northumberland Counties, June 1 through August 31, 2026. 419 closed sales. Five listings were excluded as data anomalies. Prior year comparison: 372 closed sales, June 1 through August 31, 2025. This figure covers those four counties only. Our MLS coverage is the Central Susquehanna board, so this is not a figure for the wider Susquehanna Valley and should not be read as one. Inventory and months of supply from FlexMLS as of August 2026. Retrieved September 2, 2026.
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