The Coyle Group, LLC

08/10/2026

July 2026 | Philly Metro Market Update

July did what July usually does. The market took a breath.

Historically, July tends to represent the high-water-mark for real estate activity of the course of a given year. Markets will typically pull back in August. There may be a slight bump in September, after vacations are done and kids are back in school. After that, we begin the slide into the Holiday season, the slow part of the Philadelphia real estate cycle.

After June's surge across the board, some pullback was expected and that's exactly what we got.

Four out of five counties dipped month-over-month but here's the thing: step back and look at the year-over-year numbers and the story is completely different.

Every single county is up compared to July 2025. Every one.

This is a healthy market doing healthy market things.

📍 Philadelphia $285,000 ▼6.6% MoM | ▲5.6% YoY
Down from June's strong reading but still solidly above last July. The city is running nearly 6% ahead of where it was a year ago. That's not weakness. That's perspective.

📍 Montgomery County $530,000 ▼3.6% MoM | ▲3.1% YoY
Pulled back from June's near-$550K peak but held above the half-million mark. Montco above $530K in the middle of summer is a strong signal.

📍 Delaware County $420,000 ▼1.2% MoM | ▲6.3% YoY
Barely moved from June. Delco has quietly put together one of the better years in the metro up over 6% from last July and holding the $400K floor with ease.

📍 Bucks County $566,500 ▲2.1% MoM | ▲6.4% YoY
The one county that went the other way this month. Bucks ticked up in July and is up 6.4% year over year. Consistent, reliable, still climbing.

📍 Chester County $605,000 ▼5.5% MoM | ▲1.6% YoY
Coming off a record June, Chester settled back to $605K which is still one of the highest readings in this dataset. The western suburbs remain the region's premier market.

July is a summer month. Sales slow, buyers take vacations, the pace relaxes. What matters is where the trend line is pointing and across all five counties it is pointing up compared to a year ago.

We'll see you in August.

📲 215.836.5500
🌐 thecoylegroupllc.com
📧 [email protected]

08/07/2026

This is well worth your time!

Leigh Brown breaks down the new UAD 3.6 appraisal form…

And how it will impact AGENTS and the the industry as a whole.

She also discusses some little known (and somewhat inconvenient)…

truths about some AMCs.

The appraisal process is changing, and every REALTOR®, appraiser, l...

07/07/2026

June 2026 | Philly Metro Market Update

Summer showed up and so did the numbers. June was the kind of month that makes you stop and look twice (which is literally what we did with the data). Four out of five counties posted month-over-month gains, and the ones that moved, moved big-time! Chester County hit $643,552. Delaware jumped 16% in a single month. Philadelphia crossed $310K for the first time in this dataset. Maybe it was FIFA-fever or anticipation of the 250th Celebration but, June was not a typical sleepy summer market.

📍 Philadelphia $310,000 ▲8.0% MoM | ▲6.9% YoY
The city's highest reading in over a year. Philadelphia keeps surprising people who write it off. Don't sleep on Philly.

📍 Montgomery County $549,450 ▲7.3% MoM | ▲4.7% YoY
Montco is having a year. Nearly $550K median and climbing. Sellers in Montgomery right now are sitting pretty.

📍 Delaware County $435,000 ▲16.0% MoM | ▲5.5% YoY
Sixteen percent in one month. That's not a typo. Delco had its biggest single-month jump in the dataset and is now firmly in $400K-plus territory.

📍 Bucks County $555,500 ▼0.8% MoM | ▲6.8% YoY
The one county that took a breath this month — barely. Down less than 1% from May but still up nearly 7% from last June. Bucks is fine.

📍 Chester County $643,552 ▲11.0% MoM | ▲5.5% YoY
Chester is back. After spending most of 2025 and early 2026 cooling off from its $610K peak, it just blew right past it. New high water mark. The luxury suburban market is alive and well.

The spring market didn't fade into summer. stepped on the gas and accelerated. If you've been thinking about getting a value opinion on a property, the market just made that conversation a lot more interesting.

Tax Assessment deadlines are approaching at the end of July and Philadelphia just dropped their 2027 assessments...and people are as hot as the 4th of July weekend.

📲 215.836.5500
🌐 thecoylegroupllc.com
📧 [email protected]

07/05/2026

Property assessment appeals were handled much differently in 1941.

Today, you have a defined appeal process where well-informed property owners have a reasonable opportunity of contest their assessment. The key is having good supportive data, presented in a manner that reinforces your argument for a lower assessment.

Since 2008, we’ve helped our clients do just that. We can help you, too.

07/03/2026

The deadline for filing a Tax Assessment Appeal in Montgomery, Delaware, Bucks and Chester Counties is quickly approaching!

Since 2008, we have been helping property owners reduce their assessments and save on taxes. If you feel that you are over-assessed and paying too much in property taxes, contact our office for a review and to explore your options.

Miss the deadline and you will have to wait another year to appeal.

06/30/2026

The 2027 Assessments are out, in Philly. Some are up, some are down. You can look up your new assessment by visiting the following link and entering the property address: https://property.phila.gov/

You have until October 5, 2026 to file an appeal.
https://www.phila.gov/departments/board-of-revision-of-taxes/property-assessment-appeals/

If you're not sure whether you should appeal or not, reach out to us for a free review of your assessment situation.

06/18/2026

Sometimes the alley doors are more interesting than the houses.

06/15/2026

In Philly when they say “you’re paying for the view”…this is what they mean.

06/04/2026

May 2026 | Philly Metro Market Update

May told an interesting story. Not every county moved in the same direction, and that's actually worth talking about. Bucks County was the runaway winner, jumping to $564,000, up 6.4% from April and 8.5% from last May. That's a serious move. Montgomery crossed $515K and Delaware quietly climbed to $375K. Chester held firm at $575K. The real standout this month is Bucks. It's been building all spring and May was its moment.

📍 Philadelphia $290,000 ▼1.1% MoM | ▼0.0% YoY
Essentially flat year over year. The city is doing what it does — steady, resilient, unbothered by the swings above it.

📍 Montgomery County $515,000 ▲4.0% MoM | ▲1.0% YoY
Back above $500K and trending in the right direction heading into summer.

📍 Delaware County $375,000 ▲2.1% MoM | ▼5.8% YoY
Solid month-over-month gain. The YoY comparison is a tough one — Delco had a big May last year. Context matters.

📍 Bucks County $564,000 ▲6.4% MoM | ▲8.5% YoY
The story of the month. Bucks is having a year.

📍 Chester County $575,000 ▲0.2% MoM | ▼1.7% YoY
Still the price leader. Holding its ground at the top of the market.
The spring selling season is wrapping up its strongest stretch in two years. Inventory is still the wildcard. If you have a home to sell in Bucks or Montgomery right now, the market is listening.

Questions about what your property is worth? That's exactly what we do.

📲 215.836.5500
🌐 thecoylegroupllc.com

05/20/2026

AGENT TIP: Accuracy counts in your MLS listings. Appraisers cannot use the comps that we cannot find. Here's an example of the perfect comp that could have saved your deal but, the appraiser couldn't find it because it was listed as being "Detached". 😢