Market Overview

Upper St. Clair remains one of the region’s top-performing suburbs—especially for move-in ready homes priced between $250,000 and $750,000. However, luxury home segments above $1,500,000 continue to see longer days on market and increased expiration rates.

Pricing & Sales Performance

Month	Median Sold Price
Jan 2025	$518,250
Feb 2025	$512,000
Mar 2025	$499,000
Apr 2025	$510,500
May 2025	$560,000
Jun 2025	$495,000
Jul 2025	$508,000

• Median Sold Price (YTD): $505,000
• Average Sold Price (YTD): $645,000 (skewed by a handful of sales above $1.5M)
• Price Per Sq. Ft.: $235, up 8.8% year-over-year
• Average Days on Market: 50 (up from 42 last year)
• Sales Above Asking: About 44% of homes sell above list price, mainly in hot mid-range neighborhoods.

Chart: Median Sold Prices (Jan–Jul 2025)

Caption: Monthly median sold prices for Upper St. Clair homes, showing a slight cooling after the spring surge. May peaked with $560,000 before prices eased in June and July.

Callout Box – Market Sweet Spot

Hot Market Segment:
Homes priced $250k–$750k in established neighborhoods sell fastest, often within 33–39 days and with competitive offers.

Neighborhood-Specific Performance

Fastest-Selling Subdivisions / Streets

• Deerfield Manor: Consistently short days on market, multiple competitive offers on updated homes.
• Hunting Ridge: Strong buyer demand for single-family homes under $800,000.
• Bedner Estates / Bedner Court: Move-in ready homes with modern updates see rapid sales.

Other Fast Movers:

• Dominion Drive, Blossom Hill, Iron City Lane (homes here received multiple offers and sold well above asking in spring/summer).

Highest Expiration Rates & Slower Sales

• Luxury corridors:
  Streets such as Hollow Tree Drive, Hampton Place, and sections of Old Meadow Road saw longer days on market and multiple expired high-end listings over the past six months.
• New Construction Clusters:
  Properties above $1.5M and pre-sale new construction homes were slower to move—buyers cautious of aggressive pricing or over-supply.

Notable Neighborhoods with Both Trends:

• Mount Lebanon border: Some streets see rapid mid-range sales, while adjacent luxury listings expire or linger past 100 days.

Chart: Sales by Price Segment (Jan–Jul 2025)

Price Segment	Sold Listings	Expired Listings
< $250k	5	3
$250k–$500k	42	10
$500k–$750k	39	9
$750k–$1M	15	6
$1M–$1.5M	8	3
$1.5M–$2.5M	4	3
$2.5M+	1	1

Callout Box – Overpricing Risks

Key Takeaway:
Homes priced above segment norms, especially luxury and new construction, face longer days on market, price cuts, and higher risk of expiration.

Hyper-Local Success Features

• Move-in Ready: Updated kitchens/baths and neutral décor.
• Proximity: Short walks to Baker, Eisenhower, and Streams Elementary drive demand.
• Suburban Amenities: Access to Boyce Middle, parks, and the Montour Trail are perks for buyers.
• Walk Score: Neighborhoods with higher walkability (Dominion Dr, Deerfield Manor) often see stronger offers and less price negotiation.

For Buyers & Sellers

Sellers:

• Price competitively from the start. The $250k–$750k range is the market “sweet spot.”
• Luxury sellers should anticipate longer market times and prepare for price negotiations.

Buyers:

• More negotiating power in higher price brackets.
• Focus on established mid-range neighborhoods for best value and lower expiration risk.

Final Thoughts

Upper St. Clair’s mid-year trends signal resilience in the $250k–$750k segment while upper-end and new builds face headwinds. Neighborhood-level data shows that location, updates, and realistic pricing remain the biggest differentiators for success.

Looking to buy or sell in a particular subdivision or want a detailed street-by-street analysis?
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