Lehigh Valley Housing Market Update: What the Numbers Really Mean

Every month, the Greater Lehigh Valley REALTORS (GLVR) releases a Market Update that tracks the real estate activity across Northampton, Lehigh, and Carbon counties. As someone who has been analyzing these numbers for over 36 years, I can tell you that the data tells a story. And if you know how to read it, that story gives you a real advantage.

I am Tim Tepes, a PA Licensed Associate Broker with Better Homes and Gardens Real Estate Cassidon Realty. I have closed more than 2,000 transactions in the Lehigh Valley since 1990. When I look at the GLVR Market Update, I do not just see numbers. I see what they mean for my clients, whether they are buying, selling, or investing.

What the GLVR Market Update Tracks

The GLVR collects data from its Multiple Listing Service (MLS), which compiles information from over 2,500 REALTOR members across the region. Each month, the Market Update tracks:

• New Listings: How many new homes came on the market
• Pending Sales: How many homes went under contract
• Closed Sales: How many deals actually closed
• Days on Market: How long homes are sitting before selling
• Median Sales Price: The midpoint price for homes sold
• Average Sales Price: The average price across all sales
• Percent of List Price Received: What sellers are actually getting vs. asking price
• Housing Affordability Index: How affordable homes are for the average buyer
• Inventory of Homes for Sale: How many homes are currently available
• Monthly Supply of Inventory: How many months it would take to sell all available homes
• Activity by School District: Breakdown of sales by local school districts
• Lender-Mediated Activity: Short sales, foreclosures, and bank-owned properties

What These Numbers Mean for You

As a seller, these numbers help me price your home correctly, position it competitively, and negotiate the best possible terms. When inventory is low and days on market are short, that tells me sellers have the advantage. When the percent of list price received is high, that tells me buyers are willing to pay strong prices for the right home.

As a buyer, this data helps you understand what you are competing against. If pending sales are high and inventory is low, you need to be pre-approved, ready to act, and working with an agent who knows how to move fast.

As an investor, the market trends across different school districts and communities help you identify where the best opportunities are. Some areas appreciate faster than others. Some neighborhoods have more rental demand. The data helps you make informed decisions.

Why Local Knowledge Matters

The GLVR Market Update gives you the regional picture. But real estate is hyperlocal. A home in Northampton sells differently than a home in Bethlehem. A townhouse in Whitehall moves faster than a single-family home in Carbon County. That is where working with a local expert makes the difference.

I know the Lehigh Valley market because I have been part of it for over three decades. I know which neighborhoods are heating up, which school districts are driving demand, and which communities offer the best value for buyers and investors. That knowledge, combined with the data from the GLVR, gives my clients a real edge.

The Market Update is published around the 10th of every month, and the Annual Market Report comes out around February each year. If you want to stay ahead of the market, check back here each month for my analysis of what the numbers mean for the Lehigh Valley.

Ready to Talk About Your Real Estate Goals?

Whether you are buying, selling, or investing, understanding the market is the first step. I am here to help you make sense of the data and put it to work for you.

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