June 2026 Report
Philadelphia Metro
Philadelphia | June 2026
Home Demand Index
The Home Demand Index (HDI) for the Philadelphia metro area stands at 78 for this report period, down from 89 last month and below the 92 recorded during the same period one year ago. The eleven-point month-over-month decline signals a sharp reversal from the spring reactivation trajectory, as buyer urgency that had been building through April and May appears to have receded more quickly than seasonal norms would suggest — a pattern consistent with affordability constraints and financing sensitivity reasserting pressure as the market transitions from the peak selling period into early summer. The fourteen-point year-over-year deficit indicates that the Philadelphia market is entering the summer period at a softer level than the same period last year, with structural affordability barriers and the elevated cost of financing continuing to suppress the depth of buyer engagement even relative to the more modest prior-year demand environment.
Demand by home type in Philadelphia shows broad softening this period, consistent with the metro-wide index declining to 78 from 89 last month and 92 last year, reflecting a clear pullback in buyer engagement across segments following the spring peak. Entry-level single-family homes registered an index of 68, down from 81 last month and below last year’s 87, reflecting a pronounced pullback in first-time and value-driven buyer engagement as affordability constraints and post-peak seasonal normalization weigh more heavily on the most financing-sensitive tier. The mid-range single-family segment registered 76, down from 81 last month and below last year’s 86, indicating continued easing in move-up demand as spring momentum dissipates and buyers recalibrate expectations. Luxury single-family homes registered 80, down from 82 last month and below last year’s 94, signaling a continued easing in high-end buyer activity as discretionary demand softens after the seasonal peak. Entry-level condos registered 93, down from 119 last month and below last year’s 109, reflecting a meaningful contraction in lower-price attached demand, consistent with reduced first-time buyer participation and tightening affordability conditions. Luxury condos registered 95, down from 122 last month and below last year’s 119, indicating continued normalization in premium attached demand following stronger spring-period activity. Townhomes, rowhouses, and twin homes registered 81, down from 95 last month and below last year’s 97, reflecting a broad-based but orderly pullback in demand as post-spring market conditions moderate across the metro.
Monthly Statistics for June 2026
Home Demand
Index
Index
78
(Slow)
Home Demand Index
from prior month
from prior month
89
Home Demand Index
from prior year
from prior year
92
Index change
from prior month
from prior month
-12.4%
Index change from
same time last year
same time last year
-15.2%
Bright MLS | T3 Home Demand Index
www.homedemandindex.com
Philadelphia | June 2026
Home Demand Index | Historical Year-over-Year Comparison
Over the past 12 months, Philadelphia’s Home Demand Index followed its familiar seasonal arc — peaking in the upper 80s to low 90s during spring and early summer before declining sharply through fall and bottoming at 47 in December, followed by a recovery through winter that extended into the spring months before reversing sharply in the current period. The current reading of 78 represents an eleven-point decline from last month’s 89, breaking the recovery trajectory and suggesting that the seasonal demand ceiling arrived earlier and with greater force than the prior-year trajectory implied — a development that may reflect the compounded effect of affordability exhaustion, financing cost persistence, and the accelerated absorption of deferred buyer activity through the active spring window. At 78, the index trails the 92 posted at this point last year by fourteen points, underscoring that Philadelphia’s summer 2026 entry point is tracking at a structurally softer level than the prior cycle, with the pace of any renewed buyer reactivation through the balance of the summer depending heavily on the trajectory of financing costs and the emergence of fresh inventory at price points that align with constrained buyer budgets.
Home Demand Index
Bright MLS | T3 Home Demand Index
www.homedemandindex.com
Philadelphia | June 2026
Home Demand Map
Regional demand across the Philadelphia metro reflects a broad-based pullback this period, with the metro-wide index declining to 78 and compressing the performance spread between stronger and softer submarkets as buyer engagement retreats across geographies. A Steady cluster — including Bucks, Montgomery, Chester, Delaware, New Castle, and Kent counties — continues to represent the most stable segment of the metro, supported by established demand pipelines and relatively tighter inventory conditions, even as momentum softens from the spring peak. Philadelphia County is in the “Slow” range, reflecting softer urban-core conditions where affordability constraints and more cautious buyer sentiment continue to weigh on engagement. Mercer, Burlington, Camden, and Gloucester counties in New Jersey are the softest demand zones across the metro, where affordability challenges, denser inventory dynamics, and weaker buyer participation continue to suppress activity relative to the broader market — a structural pattern that has persisted throughout the current cycle and is likely widening modestly as overall demand pulls back toward and below the metro average.
Bright MLS | T3 Home Demand Index
www.homedemandindex.com
Philadelphia | June 2026
Demand and Inventory by Home Type
Demand by home type in Philadelphia shows broad softening this period, consistent with the metro-wide index declining to 78 from 89 last month and 92 last year, reflecting a clear pullback in buyer engagement across segments following the spring peak. Entry-level single-family homes registered an index of 68, down from 81 last month and below last year’s 87, reflecting a pronounced pullback in first-time and value-driven buyer engagement as affordability constraints and post-peak seasonal normalization weigh more heavily on the most financing-sensitive tier. The mid-range single-family segment registered 76, down from 81 last month and below last year’s 86, indicating continued easing in move-up demand as spring momentum dissipates and buyers recalibrate expectations. Luxury single-family homes registered 80, down from 82 last month and below last year’s 94, signaling a continued easing in high-end buyer activity as discretionary demand softens after the seasonal peak. Entry-level condos registered 93, down from 119 last month and below last year’s 109, reflecting a meaningful contraction in lower-price attached demand, consistent with reduced first-time buyer participation and tightening affordability conditions. Luxury condos registered 95, down from 122 last month and below last year’s 119, indicating continued normalization in premium attached demand following stronger spring-period activity. Townhomes, rowhouses, and twin homes registered 81, down from 95 last month and below last year’s 97, reflecting a broad-based but orderly pullback in demand as post-spring market conditions moderate across the metro.
Bright MLS | T3 Home Demand Index
www.homedemandindex.com
Philadelphia | June 2026
Single Family Home Below $365k
The index for entry-level single-family homes in Philadelphia stands at 68 this report period, down from 81 last month and below the 87 recorded one year ago. The thirteen-point month-over-month decline reflects a meaningful pullback in first-time and value-driven buyer engagement as the spring reactivation fades, consistent with buyers in this most affordability-sensitive tier stepping back more decisively as the peak-season window closes and financing cost sensitivity reasserts itself. The nineteen-point year-over-year shortfall represents a wider annual gap in this segment, indicating that structural affordability barriers continue to weigh on entry-level demand as the market moves into the summer period, with any sustained recovery in this tier remaining contingent on meaningful movement in financing conditions or improved supply accessibility.
Monthly Statistics for Single Family Home Below $365k
Home Demand
Index
Index
68
(Limited)
Home Demand Index
from prior month
from prior month
81
Home Demand Index
from prior year
from prior year
87
Months of
inventory
inventory
2.2
Average daily inventory last month
1,263
Inventory sold
last month
last month
563
Bright MLS | T3 Home Demand Index
www.homedemandindex.com
Philadelphia | June 2026
Single Family Home $365k - $800k
Mid-range single-family homes in the Philadelphia metro registered an index of 76 this report period, down from 81 last month and below last year’s reading of 86. The five-point month-over-month decline is among the more modest sequential pullbacks across the metro’s single-family tiers this period, suggesting that move-up buyer activity in the Philadelphia market is moderating from its spring peak at a comparatively measured pace rather than reversing sharply — a pattern consistent with the region’s structural demand depth in the move-up segment, where established households with meaningful equity and more flexible financial profiles tend to sustain activity longer into the seasonal transition. The ten-point year-over-year shortfall reflects ongoing sensitivity to the region’s elevated price environment and persistent financing costs, indicating that while the mid-range recovery has been more durable than at lower tiers, qualified move-up households are still exercising greater caution than at this point last year, balancing purchase decisions carefully against near-term economic uncertainty.
Monthly Statistics for Single Family Home $365k - $800k
Home Demand
Index
Index
76
(Slow)
Home Demand Index
from prior month
from prior month
81
Home Demand Index
from prior year
from prior year
86
Months of
Inventory
Inventory
2.0
Average daily inventory last month
3,348
Inventory sold
last month
last month
1,667
Bright MLS | T3 Home Demand Index
www.homedemandindex.com
Philadelphia | June 2026
Single Family Home Above $800k
The index for luxury single-family homes in Philadelphia stands at 80 this report period, down from 82 last month and below last year’s reading of 94. The two-point month-over-month decline signals a modest pullback among high-end buyers following a period of pronounced spring reactivation, consistent with the discretionary nature of luxury demand in this metro as premium inventory absorbs initial peak-season buyer activity and the market transitions into a more selective early-summer pace. The fourteen-point year-over-year shortfall reflects continued selectivity among luxury buyers compared to this point last year, suggesting that demand in this segment remains more cautious amid broader economic uncertainty, elevated pricing conditions, and the ongoing normalization of activity following earlier cyclical strength in the luxury tier.
Monthly Statistics for Single Family Home Above $800k
Home Demand
Index
Index
80
(Slow)
Home Demand Index
from prior month
from prior month
82
Home Demand Index
from prior year
from prior year
94
Months of
Inventory
Inventory
3.2
Average daily inventory last month
1,326
Inventory sold
last month
last month
417
Bright MLS | T3 Home Demand Index
www.homedemandindex.com
Philadelphia | June 2026
Condo Below $423k
Entry-level condo demand in Philadelphia stands at 93 this report period, down from 119 last month and below last year’s level of 109. The twenty-six-point month-over-month decline reflects a clear sequential cooling in buyer activity, consistent with post-peak demand moderation across the metro as overall market momentum eases. The sixteen-point year-over-year decline relative to last year’s 109 indicates softer conditions compared to the same period last year, though this segment continues to serve as a key affordability outlet within the Philadelphia housing market.
Monthly Statistics for Condo Below $423k
Home Demand
Index
Index
93
(Steady)
Home Demand Index
from prior month
from prior month
119
Home Demand Index
from prior year
from prior year
109
Months of
Inventory
Inventory
4.2
Average daily inventory last month
1,248
Inventory sold
last month
last month
297
Bright MLS | T3 Home Demand Index
www.homedemandindex.com
Philadelphia | June 2026
Condo Above $423k
Luxury condo demand in Philadelphia registered 95 this report period, down from 122 last month and below last year’s level of 119. The twenty-seven-point month-over-month decline reflects a clear pullback in high-end condo buyer activity following a period of stronger spring engagement, consistent with the typical seasonal cooling in this discretionary segment as the peak selling window passes and buyers become more selective within premium attached inventory. The twenty-four-point year-over-year gap indicates softer conditions compared to the same period last year, suggesting a moderation in luxury condo absorption relative to last year’s pace, likely influenced by shifting affordability dynamics, recalibrated pricing expectations, or reduced urgency among affluent urban buyers in this segment.
Monthly Statistics for Condo Above $423k
Home Demand
Index
Index
95
(Steady)
Home Demand Index
from prior month
from prior month
122
Home Demand Index
from prior year
from prior year
119
Months of
Inventory
Inventory
7.1
Average daily inventory last month
312
Inventory sold
last month
last month
44
Bright MLS | T3 Home Demand Index
www.homedemandindex.com
Philadelphia | June 2026
Townhouse/Rowhouse/Twin All prices
Townhouse/
Rowhouse/Twin
All prices
The index for townhouses, rowhouses, and twin homes in Philadelphia stands at 81 this report period, down from 95 last month and below last year’s level of 97. The fourteen-point month-over-month decline reflects a sharp pullback in attached single-family demand following the spring peak, consistent with the broader market softening as buyer urgency fades and this segment transitions from its seasonally active spring posture into a more measured early-summer pace. The sixteen-point year-over-year shortfall indicates the segment is tracking below the same period last year, though at 81 it retains meaningful buyer engagement relative to single-family detached categories and continues to benefit from its enduring appeal among buyers seeking a combination of space, location efficiency, and relative price accessibility across the metro’s diverse submarkets.
Monthly Statistics for Townhouse/Rowhouse/TwinAll prices
Home Demand
Index
Index
81
(Slow)
Home Demand Index
from prior month
from prior month
95
Home Demand Index
from prior year
from prior year
97
Months of
Inventory
Inventory
3.4
Average daily inventory last month
6,988
Inventory sold
last month
last month
2,061
Bright MLS | T3 Home Demand Index
www.homedemandindex.com
Note
1. This report is generated with data from the following counties:
- Central Pennsylvania – Adams, PA; Berks, PA; Cumberland, PA; Dauphin, PA; Franklin, PA; Fulton, PA; Lancaster, PA; Lebanon, PA; Perry, PA; Schuylkill, PA; York, PA;
- Ocean County – Ocean, NJ;
- Philadelphia Metro – Bucks, PA; Burlington, NJ; Camden, NJ; Chester, PA; Delaware, PA; Gloucester, NJ; Kent, DE; Mercer, NJ; Montgomery, PA; New Castle, DE; Philadelphia, PA;
- Salem-Cumberland – Cumberland, NJ; Salem, NJ;
2. This report is for the June 2026 period with data collected from the previous month.
Released: June 10, 2026
Reference ID: 2437
Philadelphia | June 2026
Home Demand Map (Zip Codes)
Regional demand across the Philadelphia metro reflects a broad-based pullback this period, with the metro-wide index declining to 78 and compressing the performance spread between stronger and softer submarkets as buyer engagement retreats across geographies. A Steady cluster — including Bucks, Montgomery, Chester, Delaware, New Castle, and Kent counties — continues to represent the most stable segment of the metro, supported by established demand pipelines and relatively tighter inventory conditions, even as momentum softens from the spring peak. Philadelphia County is in the “Slow” range, reflecting softer urban-core conditions where affordability constraints and more cautious buyer sentiment continue to weigh on engagement. Mercer, Burlington, Camden, and Gloucester counties in New Jersey are the softest demand zones across the metro, where affordability challenges, denser inventory dynamics, and weaker buyer participation continue to suppress activity relative to the broader market — a structural pattern that has persisted throughout the current cycle and is likely widening modestly as overall demand pulls back toward and below the metro average.
Bright MLS | T3 Home Demand Index
www.homedemandindex.com