Upper St. Clair’s 2025 residential market shows strong overall demand with nearly 200 closed sales, a median sale price around $495,000, and most homes selling very close to or slightly above list price. At the same time, there is a clear pattern: reasonably priced homes in the middle price bands sell efficiently, while both lower and higher brackets see more withdrawn, canceled, or expired listings.

1. Pricing trends

Across January 1–December 1, 2025, there are 199 closed residential sales in Upper St. Clair, with a median original list price of about $495,000 and a median sold price also near $495,000. The average list price is roughly $572,000 and the average sold price about $564,000, confirming that outliers at the high end lift the averages while the core of the market sits just under $500,000.

Monthly medians show some seasonality but no sharp downturn: median sold prices run around $460,000 in January, dip to roughly $349,000 in March, climb to about $529,900 in May, and peak in the high $500,000s in late summer before easing back into the low $400,000s by November. This suggests a market that has been generally stable to slightly upward in the middle of the year, with expected fluctuations tied to seasonal listing and buyer activity rather than a clear declining trend.

2. Sold vs. expired, canceled, or withdrawn

Using price bands, the 199 sold homes are distributed as follows: 28 under $300,000, 37 from $300,000–$400,000, 43 from $400,000–$500,000, 34 from $500,000–$600,000, 15 from $600,000–$700,000, 23 from $700,000–$900,000, 9 from $900,000–$1.2M, 7 from $1.2M–$2M, and 3 above $2M. In contrast, expired listings are relatively numerous across the spectrum—especially in the 300–700k and 700–900k bands—while withdrawn and canceled listings show smaller but notable counts, particularly under $600,000 and in selected upper brackets.

If you look at “failure” (withdrawn + canceled + expired) by band, the lowest failure counts relative to sales appear in the broad $400,000–$600,000 range, while sub-$300,000 and segments above roughly $700,000 show higher numbers of non-closings for their size. That pattern suggests that appropriately priced mid-market homes have the best odds of closing, while both the most affordable and more aspirational segments are more prone to fall out as withdrawn, canceled, or expired.

3. Impact of overpricing

For closed sales, the list-to-sale price ratio averages about 99.4%, with a median of 100% and an interquartile range roughly from 97.1% to 101.6% of list price. That tight spread signals a market where buyers and sellers are meeting very close to the asking price, and where well-positioned homes often achieve full price or better.

Defining “overpriced outcomes” as sales closing below 97% of list, there are 47 such transactions, with an average discount of about 7.4% off list price. By contrast, 103 homes sold at or above 100% of list price, with an average premium near 3.0% over asking, illustrating that realistic pricing not only preserves but can enhance seller proceeds, while overshooting the market often forces meaningful concessions later.

4. Market sweet spots

By style, “2 Story or 2 Level” homes dominate with 119 closings, a median sale price around $505,000 and an average near $559,500, making this the backbone of the Upper St. Clair market. “Ranch or 1 Level” homes show 30 closings with a lower median around $387,500 but a higher average near $561,900, highlighting a mix of modest ranches and high-end, single-level properties that skew the mean upward.

Higher-end niches include “3 or More Stories” homes (10 sales, median roughly $775,000 and average around $971,000) and a small number of patio and raised-ranch products at strong price points, while “Multi Level,” “Split Entry,” and 1½-story homes trade more in the $350,000–$450,000 band. In practice, the “sweet spots” for quick, successful sales in 2025 appear to be traditionally styled two-story homes in the $400,000–$600,000 range, along with well-presented ranch and specialty properties that are aligned with buyer expectations rather than aggressively overpriced.