Mid-Year Check-In: Where We Stand Halfway Through 2026
We're halfway through 2026. Here's an honest look at where the Central PA real estate market stands, what our team has accomplished, and what buyers and sellers should be thinking about for the second half of the year.
“The first half of the year tells you what the market is doing. The second half is where you decide what you're going to do about it.”
Our Numbers Through June 30
Through the first half of 2026, The Nicholas Feagley Team has closed 69 homes totaling $20,983,090 in sales volume, with an average sale price of $304,103. Our average days on market remains at 20 days — well below the regional average — and our listing-to-closing timeline continues to hover around 36 days.
These numbers reflect a market that rewards preparation, strategic pricing, and aggressive marketing. Homes that are priced correctly and presented well are still moving quickly. Homes that aren't? They're sitting — and every day on market costs the seller leverage.
69
Homes Closed
$21M
Sales Volume
$304K
Avg Sale Price
20
Avg Days on Market
What the Market Is Telling Us
The Central PA market in 2026 has been defined by a few clear themes: strong demand in the $300K–$600K range, continued low inventory, and buyers who are more educated and more selective than ever.
For sellers, this means the days of listing at any price and getting multiple offers within 48 hours are behind us in most price ranges. What's working now is strategic pricing backed by real data, professional presentation, and a marketing plan that goes far beyond putting a sign in the yard.
For buyers, the opportunity is real — especially if you're pre-approved and ready to move decisively. You have more room to negotiate, more time to think, and more leverage on inspection items than you did two years ago.
County-by-County Snapshot
Cumberland County
Camp Hill, Mechanicsburg, and Carlisle continue to command premium prices. Homes priced correctly in the $350K–$550K range are moving in under three weeks.
Dauphin County
Harrisburg’s Midtown and Uptown neighborhoods are seeing continued revitalization. Hershey/Derry Township remains a premium market.
Perry County
Affordable entry points and USDA-eligible properties continue to attract first-time buyers and investors.
York County
Downtown York’s revitalization is real and accelerating. Multi-family investment opportunities remain strong.
Adams County
Gettysburg’s tourism economy supports stable property values. Affordable compared to Cumberland and Dauphin.
What We're Focused On for the Second Half
The first half of the year was about execution. The second half is about growth.
Our priorities for July through December:
- —Expanding our presence in York and Adams counties with dedicated market coverage
- —Launching enhanced marketing packages for luxury listings ($600K+)
- —Growing our investment property and portfolio management services
- —Continuing to build our team with talented, driven REALTORS® who share our values
- —Deepening community involvement through events, sponsorships, and partnerships
- —Delivering the same 20-day average DOM and 5-star service that our clients expect
If You're Thinking About Making a Move
Sellers: The summer market is active. If you've been waiting for the “right time” to list, this is it. The window to maximize your exposure is the next 8–10 weeks.
Buyers: Get pre-approved now if you haven't already. The best homes in the $300K–$500K range are still moving quickly. We're also seeing more opportunities in the $200K–$300K range for first-time buyers and investors.
Investors: Cap rates in Central PA remain favorable compared to larger metros. Multi-family properties in York and Harrisburg continue to offer strong cash-on-cash returns.
The Bottom Line
Halfway through 2026, the Central PA real estate market is healthy, active, and rewarding those who are prepared. Our team is performing at a high level, our clients are getting results, and we're positioned to make the second half even stronger than the first.
Whether you're buying, selling, investing, or just starting to think about your next move — the best time to have the conversation is now. Here's to a strong second half. Let's make it count.
Ready to make your move in the second half?
Whether you're buying, selling, or investing — let's build a strategy that gets you where you want to be before the year ends.
Schedule a Consultation