Nothing in Pennsylvania Was Falling
Program and regulatory figures verified September 25, 2026. Details change; confirm your scenario with us.
Sixteen metros, sixteen increases. Pennsylvania was the most uniformly rising state in this build round, and that shows up directly in reserve requirements.
The numbers
| Metro | Typical value, Aug 2026 | Year over year |
|---|---|---|
| Philadelphia | $389,524 | +2.5% |
| Lancaster | $387,889 | +4.5% |
| Allentown | $365,871 | +3.3% |
| State College | $351,308 | +2.4% |
| Gettysburg | $334,235 | +3.5% |
| Lebanon | $322,198 | +5.2% |
| Reading | $314,715 | +3.4% |
| East Stroudsburg | $312,772 | +1.7% |
| Harrisburg | $311,783 | +2.9% |
| York | $311,138 | +3.3% |
| Lewisburg | $296,371 | +5.6% |
| Chambersburg | $290,668 | +2.1% |
| Bloomsburg | $253,129 | +4.7% |
| Selinsgrove | $242,936 | +5.1% |
| Williamsport | $238,926 | +4.0% |
| Scranton | $235,727 | +2.1% |
Source: Zillow Research public ZHVI series, all homes, smoothed and seasonally adjusted, data month August 2026, pulled September 24, 2026.
Uniformly positive, which is rare
Every metro on that list rose. The weakest, East Stroudsburg at 1.7%, still gained ground.
Compare that with Oregon over the same period, where Brookings fell 1.0%, Coos Bay 0.9%, Bend 0.8%, Portland 0.4% and Astoria 0.1%. Two states, the same month, opposite pictures.
What that does to a bridge file
Reserve requirements on bridge structures are tiered against expected marketing time, and rising values shorten it. A Pennsylvania seller today generally faces a lighter reserve expectation than a seller in a flat or declining market at the same price point.
That widens the set of workable structures. Where a soft market pushes hard toward routes that do not need a fast sale, Pennsylvania leaves all three genuinely live, and the decision moves back to the ratio and the transfer tax count. See the structures page.
The central belt led
Lewisburg, Lebanon, Selinsgrove and Bloomsburg took four of the top five places, all in central Pennsylvania and all under $325,000. Lancaster at $387,889 and 4.5% was the largest market in that group.
Philadelphia and Pittsburgh's region grew more modestly, which is the usual pattern of larger markets moving less. Unlike Minnesota, where the gap between the metro and the small markets was several times over, Pennsylvania's spread was narrow: 1.7% to 5.6%.
By area: Philadelphia, Pittsburgh and the west, the Lehigh Valley, central Pennsylvania.
Frequently asked questions
Were any Pennsylvania housing markets declining in 2026?
No. All sixteen metros we track rose year over year as of August 2026, from East Stroudsburg at 1.7% to Lewisburg at 5.6%.
Which Pennsylvania markets grew fastest?
Lewisburg at 5.6%, Lebanon at 5.2%, Selinsgrove at 5.1%, Bloomsburg at 4.7% and Lancaster at 4.5% in the year to August 2026, four of those five in central Pennsylvania.
What is the typical home value in Philadelphia?
$389,524 as of August 2026, up 2.5% year over year per the Zillow ZHVI series. That leaves roughly $443,226 of headroom under the $832,750 conforming limit.
Does a rising market help my bridge financing?
Yes. Reserve requirements on bridge structures are tiered against expected marketing time, and rising values shorten it. Pennsylvania's uniformly positive readings support a lighter reserve tier than a flat or declining market would.
Mike Certo · NMLS #260555 · Cornerstone First Mortgage NMLS #173855 · Equal Housing Lender. Educational content about financing, not a loan commitment and not legal, tax, or real estate advice. Pennsylvania realty transfer tax is collected by county Recorders of Deeds and local rates vary by municipality and school district; your closing agent, your CPA or a Pennsylvania attorney, and your real estate agent each handle their own part. Loans are subject to borrower and property qualification.