Mullen Monday Market Minute

July 27, 2026

Good morning, and welcome to this week's Mullen Monday Market Minute. Every Monday, I take a look beyond the headlines to explain what's happening in our local real estate market and what it means for buyers, sellers, and homeowners here in Schuylkill and Northern Berks Counties.

Story of the Week

Orwigsburg Continues Investing in Its Future

If you've driven through downtown Orwigsburg recently, you've probably noticed the sidewalk replacement project along Market Street. While construction can temporarily disrupt traffic, projects like this are an investment in the long-term health of our community.

Improved sidewalks, safer pedestrian access, and a more attractive downtown aren't just quality-of-life improvements—they're investments that make communities more appealing to residents, visitors, and future homebuyers. Vibrant downtowns help support local businesses, encourage walkability, and create the type of community people want to call home.

One of the biggest misconceptions in real estate is that home values are determined only by the house itself. In reality, buyers purchase neighborhoods just as much as they purchase homes. Investments in infrastructure, parks, schools, and downtown revitalization all play a role in strengthening a community over time.

That's why I always remind clients that real estate is hyper-local. National housing headlines may dominate the news, but they don't tell the story of what's happening right here in Orwigsburg.

Market Numbers That Matter

The latest Bright MLS data paints a very encouraging picture for our region. Despite mortgage rates remaining elevated, buyers continue to enter the market, sellers are listing more homes, and prices continue to rise.

Here's what stood out to me this month:

• Closed sales increased 13.3% compared to June 2025.

• Median sale price reached a record $330,995, up 6.1% year over year.

• New pending sales climbed 8.1%, showing buyers are still writing contracts.

• New listings increased 12.9%, giving buyers more choices.

• Active listings rose 12.8%.

• Homes are still selling incredibly fast, with a median of just 7 days on the market.

• Showing activity increased 3.3%, another sign that buyer demand remains healthy.

• Months of supply increased to 1.84, but the market remains well below the four to six months generally considered balanced.

Now let's bring that closer to home.

In Schuylkill County:

• Closed sales increased 8.0%.

• Median sale price climbed to $202,450, up 6.6%.

• New pending sales jumped 22.2%.

• New listings surged 38.3%.

• Homes sold in a median of just 9 days.

• Active listings increased to 302.

• Inventory has grown to 2.82 months of supply.

The headline here isn't just that inventory has increased—it's that buyer activity has increased as well. More homes are coming to market, and buyers are continuing to absorb them at a healthy pace. That's a sign of a strong, functioning local market.

Brad's Take

One statistic really caught my attention this month.

Schuylkill County saw a 38.3% increase in new listings, yet pending sales also increased by more than 22%.

What does that tell me?

Buyers haven't disappeared.

In fact, they're still making decisions—they simply have a few more homes to choose from than they did a year ago.

For sellers, that's actually good news.

The frenzy of putting any house on the market and expecting multiple offers regardless of condition is fading. Today's buyers are rewarding homes that are priced correctly, well maintained, and professionally marketed.

For buyers, increasing inventory means more opportunities and a little more breathing room before making one of the biggest financial decisions of your life.

That's a healthier market for everyone.

Did You Know?

A common question I hear is:

"Should I wait for interest rates to come down before buying?"

Maybe—but maybe not.

If rates decline significantly, more buyers are likely to re-enter the market, increasing competition and potentially driving prices higher. Buying in a market with less competition today and refinancing later could be a better financial strategy for some buyers.

Every situation is different, which is why it's important to look at the complete financial picture—not just the interest rate.

Closing Thoughts

Every week you'll hear national news about the housing market, but remember this:

Real estate is hyper-local.

What's happening in California, Florida, or even Philadelphia may have very little impact on what we're experiencing here in Schuylkill and Northern Berks Counties.

That's why I'm committed to bringing you the information that matters most—our local market, our local communities, and the trends affecting our neighbors.

Thanks for reading this week's Mullen Monday Market Minute.

If you're thinking about buying, selling, investing, or you're simply curious about what your home might be worth in today's market, I'd be happy to help.

Have a great week!

Brad Mullen
Broker/Owner | Mullen Realty Associates
Making Memories, One Move at a Time