October 2026 Bucks County Housing Market Update
Buyers Pulled Back, Inventory Jumped: Bucks County's October Market
Bucks County saw a big shift in October. 514 homes went under contract, down 21.4% from last October, the largest drop of our three counties.
At the same time, more sellers listed. 691 homes came on the market, up 10.7% from last year. With more homes coming on and fewer going under contract, active listings jumped 42.8% to 1,165, the most for any month in the past five years.
Prices held steady. The median sale price was $520,000, up 2.0% from last October and the highest October median in the past five years.
Here's what I'm seeing in the numbers and what it may mean for you.
October at a Glance
| Bucks County | October 2026 | October 2025 | Change |
|---|---|---|---|
| New listings | 691 | 624 | +10.7% |
| New contracts (pendings) | 514 | 654 | -21.4% |
| Closed sales | 552 | 553 | -0.2% |
| Showings | 7,682 | 7,953 | -3.4% |
| Median sale price | $520,000 | $510,000 | +2.0% |
| Sale to original list price (avg.) | 98.4% | 98.6% | -0.2 points |
| Average days on market | 28 | 30 | -2 days |
| Active listings (end of month) | 1,165 | 816 | +42.8% |
| Months of supply | 2.3 | 1.6 | +0.6 months |
| Closed sales, year to date | 5,172 | 5,073 | +2.0% |
| Median sale price, year to date | $522,558 | $505,000 | +3.5% |
Buyer Activity: A Sharp Drop in Contracts
New contracts, also called pendings, are the most current signal we have, because they show deals being signed right now.
514 homes went under contract in October, down 21.4% from 654 last October and below the five-year October average of 602. Showings were down a smaller 3.4%, to 7,682.
Higher mortgage rates and prices may be part of why some buyers are waiting. Year to date, contracts are about even with last year, down 0.1%, so October stands out as a slow month.
New Listings: More Sellers Came to Market
691 homes came on the market in October, up 10.7% from last October and above the five-year October average of 605.
Year to date, 6,763 homes have been listed, up 5.9% from last year.
Closed Sales: 552 Homes Sold
552 homes closed in October, nearly the same as last October's 553. Keep in mind that closings reflect contracts signed weeks earlier, mostly in September.
Year to date, 5,172 homes have sold, up 2.0% from last year.
Median Sale Price: $520,000
The median sale price in October was $520,000, up 2.0% from $510,000 last October. That's the highest October median in the past five years and well above the five-year October average of $451,200.
Year to date, the median is $522,558, up 3.5% from last year.
The median moves with the mix of homes sold each month. It doesn't mean every home in the county changed in value by the same amount.
Inventory, Pace and Sale-to-List Price
Homes for sale: 1,165 active listings at the end of October, up 42.8% from 816 last October. That's the most for any month in the past five years.
Months of supply: 2.3 months, up from 1.6 last October. This is roughly how long it would take to sell every home on the market at the current pace.
Days on market: Homes that sold in October spent an average of 28 days on the market, down from 30 last October. The five-year October average is 23 days.
Sold price vs. original list price: On average, homes sold for 98.4% of their original list price, down from 98.6% last October.
In plain English, Bucks County buyers have far more choices than a year ago. Even so, 2.3 months of supply is still low by historical standards, and homes that sold went for close to their asking price.
A Quick Look at Mortgage Rates
According to Freddie Mac, the average 30-year fixed mortgage rate was 7.18% as of November 5, 2026. That's down from 7.24% the week before, the third weekly drop in a row.
This is a national average. Your rate may be higher or lower depending on your lender, credit score, down payment and loan type.
What This Means If You're Thinking About Selling
Prices are still holding up. The October median was the highest for any October in the past five years.
But there's a lot more competition. Active listings are up 42.8% from a year ago, and fewer buyers signed contracts. Pricing your home right from day one and having it show well matter more now. Homes that start too high may sit while buyers look at the other choices.
What This Means If You're Thinking About Buying
You have more homes to choose from than at any point in the past five years. With more choices on the market, some sellers may be more open to talking about price, repairs or closing costs.
Prices haven't come down, though, and rates are above 7%. Getting pre-approved and knowing your monthly budget will help you move with confidence when you find the right home.
The Bottom Line
Bucks County's market shifted the most of our three counties in October. Contracts fell sharply and inventory reached a five-year high, while prices stayed near the top of their five-year range.
Every neighborhood and price range is a little different. If you'd like to know what these numbers mean for your home or your search, I'm happy to walk you through it.
See How Bucks County Compares
Check out my October 2026 reports for Montgomery County and Chester County to see how our neighboring markets are doing.
Planning a Move This Winter?
Have Questions? Let's Talk
If you'd like to know what your home is worth, or simply want an honest conversation about whether moving makes sense for your situation, I'm always happy to talk. No pressure, just useful information.
Rick Sheppard
Associate Broker | eXp Realty, LLC
License #AB061272L
610-864-9872
rick@ricksheppard.com
ricksheppard.com
Housing data sourced from Bright MLS (Bright Stats). Statistics reflect all home types in Bucks County, Pennsylvania, for October 2026. Days on market is the average for homes sold that month. Five-year averages use the Octobers of 2021 through 2025. Mortgage rate from the Freddie Mac Primary Mortgage Market Survey, November 5, 2026.
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