Union County, PA Real Estate Market Report | April 2026

Homes in Union County are selling above asking price in a market where demand clearly outpaces available supply. That one fact, more than any other statistic in this report, explains what buyers and sellers are experiencing right now in communities like Lewisburg, Mifflinburg, New Berlin, and across the surrounding townships.

The April 2026 data tells a coherent story once you look beyond any single number. Union County’s median sale price reached $372,500, while the median list price sat at $350,000. That gap is meaningful. When buyers consistently pay more than sellers are asking, it signals a level of demand that pricing alone does not fully capture. Sellers are not simply asking for more. Buyers are voluntarily offering more, and that behavior reflects real competition for a limited number of homes.

Understanding what is driving that competition requires looking at inventory. With only 54 active listings and 2.08 months of supply, Union County does not have enough homes on the market to meet current buyer demand under balanced conditions. A market with five to six months of supply is generally considered neutral ground, where neither buyers nor sellers hold a clear advantage. At 2.08 months, the advantage still belongs to sellers, even if the gap has narrowed from what many local observers experienced during the intensity of 2021 and 2022.

The 17.7 percent price increase compared to the prior period is the kind of figure that tends to attract attention. It should. That is not a modest gain. But context matters here. Without full historical comparison data for the same April reporting period over the prior three years, it is difficult to say with precision whether this represents an acceleration beyond what Union County has seen recently or a continuation of a trend that has been building steadily. What the current data does make clear is that prices are not retreating, buyers are not backing away, and the market has not softened into anything that would fairly be called buyer-friendly.

The 96.8 percent list-to-sale ratio reinforces that conclusion. Buyers in Union County are paying, on average, just over 96 cents for every dollar a seller is asking. In a truly balanced market, you would typically expect that figure to sit closer to 98 to 99 percent, with sellers occasionally accepting slightly below asking to close a deal. At 96.8 percent, the market is not far from that balanced threshold, but the fact that median sale prices are running above median list prices tells you the ratio is being influenced by a mix of properties, some of which are drawing multiple offers and others that are selling closer to or slightly below list. The net result is still a seller-favorable environment.

Homes are moving in 18 days on average. That is a relatively quick pace. For a county where the primary employment anchors include Bucknell University in Lewisburg, Evangelical Community Hospital, and commuter access along Route 15 toward Williamsport and Sunbury, buyer motivation tends to be steady rather than seasonal. Families relocating for employment, buyers arriving ahead of the academic calendar, and local residents moving up or down within the market all contribute to consistent demand throughout the year. Eighteen days on market suggests that well-priced, well-presented homes are not sitting. Buyers are making decisions.

Because detailed historical comparison data for this specific reporting period is not available in the current report run, precise year-over-year and three-year average comparisons are not possible here. That context would ordinarily help answer questions like whether 54 active listings is below, at, or above a typical April inventory level for Union County, and whether 18 days on market represents a faster or slower pace than the community has experienced in recent springs. Those comparisons matter, and the full Mid Penn Market Pulse report provides that deeper view when the data is available. What can be said confidently from the current metrics alone is that the market is not behaving like one with abundant choices or easy negotiating leverage for buyers.

The combination of limited inventory, above-asking sale prices, and a price trend running nearly 18 percent higher than the prior period points toward a market that has not resolved its fundamental supply imbalance. Union County, like much of Central Pennsylvania, has not seen new construction keep pace with demand. The county’s geography, with the West Branch Susquehanna River, the Bald Eagle Mountains, and a largely rural landscape surrounding its borough centers, limits where and how quickly new housing can be added. That structural reality is not a short-term condition. It shapes the market in ways that outlast any single reporting period.

For buyers, the current environment requires honest preparation. Financing should be fully in place before beginning a serious search. At 54 active listings across the entire county, the pool of available homes is narrow, and the 18-day average means that hesitation can cost a buyer the chance to compete. That does not mean buyers should overextend or waive reasonable protections. It does mean that knowing your price ceiling, understanding your priorities, and being ready to move thoughtfully but without unnecessary delay are practical necessities in this market, not optional strategies.

Buyers should also approach negotiations with realistic expectations. A 96.8 percent list-to-sale ratio means that coming in significantly below list price is unlikely to produce results in most cases. Properties that have been on the market longer than average may offer more room for negotiation, but well-priced homes near Lewisburg’s downtown, within the Mifflinburg Area School District, or along commuter corridors are not likely to wait for low offers.

For sellers, the April data is encouraging but requires some nuance. A median sale price of $372,500, a 17.7 percent price gain, and buyer demand that is pushing final sale prices above list are all favorable conditions. However, list-to-sale ratios below 100 percent are a reminder that overpricing remains a risk even in a seller-favorable market. Homes that enter the market above what buyers perceive as fair value tend to sit longer, accumulate days on market, and often sell for less than they would have if priced correctly from the beginning.

Sellers who price thoughtfully, present their homes well, and work with an agent who understands the nuances of Union County’s specific neighborhoods and school districts are positioned to take full advantage of current demand. The buyers are there. The inventory is not.

The deeper observation worth carrying away from this report is that Union County’s market is navigating an unusual combination: a meaningful price surge alongside a list-to-sale ratio that falls just short of what a purely competitive market would typically produce. That combination suggests a market in transition, one where demand is strong but buyers are showing some price sensitivity even as they stretch to secure homes. It is not a sign of weakness. It is a sign of a market finding its equilibrium, where sellers hold the upper hand but buyers have not entirely lost their footing.

Whether that equilibrium holds through the second half of 2026 will depend largely on whether more sellers bring homes to market and whether mortgage rate conditions change the calculus for buyers who have been watching from the sidelines. Union County’s employment base, its strong school districts, and its relative affordability compared to markets further east continue to attract buyers who see long-term value in the region. Those fundamentals are not disappearing.

If you would like to receive the full Mid Penn Market Pulse report for Union County, including deeper historical comparison data and community-level detail when available, you can sign up directly through Mid Penn Realty’s market report portal. The report is available at no cost and is prepared for buyers, sellers, and homeowners who want a clearer picture of what the local market is actually doing.