01/01/2026
If these numbers look a little boring at first glance, that’s actually a very good thing. “Boring” in Mt. Lebanon means we don’t experience the wild swings you see in other parts of the country. Our market is steady, resilient, and continues to appreciate year after year. It’s one of the reasons Mt. Lebanon remains one of—if not the—most desirable places to buy a home in the Pittsburgh area.
Now here’s something really interesting that tells a bigger story about where we’re headed…
Nearly 100% of our current active listings are priced in the $300s and $400s, with only five outliers total. There are no homes listed over $650,000 right now. That’s significant.
Mt. Lebanon has always been the land of the move-up buyer—homeowners who already live here, love it here, and want to buy bigger or higher-end homes without leaving the community. As we head into the spring market, this is where we’ll feel the most pressure: we simply need more higher-priced inventory.
When those move-up buyers purchase, it naturally feeds the next major group of buyers—young professionals and growing families—who are looking in the $500s and are increasingly choosing Mt. Lebanon over the city, especially with recent tax changes. It’s a cycle I see play out every year, and the data supports it.
If you’re even thinking about moving in 2026—whether buying, selling, or both—now is the time to start the conversation. There are smart, low-stress things you can do now to put yourself in the best position.
As always, I’m here as a resource—whether that’s advice, prep strategies, or trusted recommendations. Mt. Lebanon is what I do, every single day.
www.wendyweaver.com 412-561-7400 Office 412-818-4734 Cell
