Welcome to the May 2025 West Chester Area School District Real Estate Market Update! This month’s report provides a comprehensive overview of the local housing market, highlighting key trends and valuable insights for buyers and sellers. The market continues to demonstrate remarkable activity, with homes selling exceptionally quickly—the median time a home spent on the market was an impressive 5 days, consistently strong with previous months.

In this report, we’ll break down essential market indicators such as median and average sales prices, sale price-to-original price ratios, and financing trends. The market remains highly dynamic, with properties frequently selling above their initial asking prices, reflecting a strong seller's market. Whether you're looking to buy, sell, lease or invest, or simply stay informed, these insights may help you better understand the competitive West Chester real estate landscape. To understand how these trends impact your real estate goals, call Trago Realty today for a personalized consultation.

Market Insights

The West Chester Area School District housing market continued its robust and highly competitive streak throughout May. Homes sold with incredible speed, with the median days on market holding steady at just 5 days, mirroring April's performance. The sale price-to-original price ratio remained strong at 101.60%, indicating that, on average, properties sold for just over 1.5% more than their asking prices. This is a slight decrease from April's 101.90%, suggesting a subtle leveling, but still firmly in favor of sellers. Despite this strong seller's market, 52 properties underwent price reductions prior to selling, which is more than the 48 seen in April. For these properties, the adjusted reduced price-to-original ask ratio averaged 94.10%, an increase from April's 93.00%, suggesting that even with reductions, homes sold closer to their initial asking price.

With a 2-month supply of inventory, the market continues to heavily favor sellers, even tighter than April's 3-month supply. This reduced inventory contributes to rapid sales and strong price realization. Conventional financing remained the most prevalent payment method, utilized in 56.49% of transactions. Cash purchases continued to play a significant role, accounting for a notable 41.98% of sales, showing a substantial increase from April's 34.41% and indicating a strong presence of cash-ready buyers. The remaining transactions were financed through a mix of FHA 203b (0.76%) and Cash, Conventional (0.76%) financing types. This financing information is self-reported by the listing agents; therefore, it may reflect how the purchase agreement was structured but is not necessarily guaranteed of how the final financing occurred at settlement.

Market Overview

The West Chester Area School District’s residential real estate market was very active in May 2025. Below are key statistics for the month:

• Current Price Average: $831,284 (vs. $836,410 in April - a slight decrease)
• Current Price Median: $695,000 (vs. $703,500 in April - a slight decrease)
• Months’ Supply of Inventory: 2 months (vs. 3 months in April - tighter market!)
• Sale Price-to-Original Price Ratio: 101.60% (vs. 101.90% in April - slight moderation, still strong)
• Days to Sell Average: 16 days (vs. 21 days in April - homes selling faster!)
• Days to Sell Median: 5 days (consistent with April)
• Cumulative Days on Market Average: 19 days (vs. 22 days in April - faster overall sales cycle)
• Cumulative Days on Market Median: 5 days (consistent with April)
• Number of Price Reductions: 52 (vs. 48 in April - slight increase)
• Reduced Price-to-Original Ask Ratio Average: 94.10% (vs. 93.00% in April)
• Reduced Price-to-Original Ask Ratio Median: 95.65% (vs. 94.81% in April)
• Number of Closed Sales: 131 (vs. 93 in April - a significant increase in sales volume!)

Mortgage & Payment Types

• Conventional Financing: 56.49% (vs. 61.29% in April)
• Cash Sales: 41.98% (vs. 34.41% in April - notable increase!)
• FHA Financing: 0.76% (vs. 1.08% in April)
• VA Financing: 0.00% (vs. 1.08% in April)
• Other Financing: 0.76% (Cash, Conventional) (vs. 2.15% in April)

Sold Properties in May 2025

Below is a list of closed transactions in the West Chester Area School District for May 2025, including their sale-to-list price ratios, sale prices, and locations.

East Bradford Township

• 100.00% of Original List Price: $500,000 631 Shropshire, West Chester, PA
• 101.01% of Original List Price: $500,000 139 Whispering Oaks Apt 2002, West Chester, PA
• 93.79% of Original List Price: $680,000 712 Mercers Mill Apt 301, West Chester, PA
• 116.69% of Original List Price: $700,000 903 Briar Wood, West Chester, PA
• 101.21% of Original List Price: $835,000 581 S Creek, West Chester, PA
• 96.61% of Original List Price: $855,000 1133 Saint Finegan, West Chester, PA
• 91.30% of Original List Price: $1,050,000 844 Guthrie, West Chester, PA
• 100.00% of Original List Price: $1,300,000 1154 Meghan, West Chester, PA
• 95.00% of Original List Price: $1,995,000 202 Barn Hill, West Chester, PA

East Goshen Township

• 100.00% of Original List Price: $199,500 234 Summit House Apt 234, West Chester, PA
• 96.78% of Original List Price: $222,500 2209 Eagle Apt 2209, West Chester, PA
• 102.00% of Original List Price: $255,000 207 Walnut Hill Apt 7, West Chester, PA
• 99.08% of Original List Price: $257,500 291 Summit House Apt 291, West Chester, PA
• 100.00% of Original List Price: $350,000 326 Devon Apt 326, West Chester, PA
• 104.82% of Original List Price: $435,000 150 Chandler Apt 150, West Chester, PA
• 108.65% of Original List Price: $565,000 395 Eaton Apt 395, West Chester, PA
• 93.76% of Original List Price: $600,000 991 Kennett Apt 991, West Chester, PA
• 102.67% of Original List Price: $615,000 1376 Springton Apt 1376, West Chester, PA
• 100.00% of Original List Price: $650,000 711 Sycamore, West Chester, PA
• 104.16% of Original List Price: $651,000 911 Vista, West Chester, PA
• 101.08% of Original List Price: $657,000 1535 Ulster, West Chester, PA
• 101.54% of Original List Price: $660,000 1655 Yardley, West Chester, PA
• 100.02% of Original List Price: $660,000 665 Heatherton Apt 665, West Chester, PA
• 102.00% of Original List Price: $765,000 20 Treemont Drive, Malvern, PA
• 106.68% of Original List Price: $800,000 1295 Robynwood Apt 1295, West Chester, PA
• 107.86% of Original List Price: $825,000 1619 Margo, West Chester, PA
• 103.09% of Original List Price: $902,000 1750 Zephyr Glen Apt 1750, West Chester, PA
• 95.80% of Original List Price: $910,000 1545 Tanglewood, West Chester, PA
• 120.00% of Original List Price: $990,000 941-A Cornwallis, West Chester, PA

Thornbury Township

• 107.24% of Original List Price: $563,000 129 Stirrup, West Chester, PA
• 101.67% of Original List Price: $610,000 72 Wharton, Glen Mills, PA
• 104.59% of Original List Price: $626,500 134 Portsmouth, Glen Mills, PA
• 101.43% of Original List Price: $710,000 53 Wharton, Glen Mills, PA
• 100.00% of Original List Price: $720,000 222 Green Tree, West Chester, PA
• 86.52% of Original List Price: $735,000 88 Locksley, Glen Mills, PA
• 97.35% of Original List Price: $808,000 95 Mill, Thornton, PA
• 95.01% of Original List Price: $836,000 37 Woodridge, Thornton, PA
• 103.03% of Original List Price: $850,000 1275 Southgate, West Chester, PA
• 113.31% of Original List Price: $860,000 19 Fox Lair, Thornton, PA
• 100.43% of Original List Price: $1,155,000 40 Lenfant, Glen Mills, PA
• 77.42% of Original List Price: $1,200,000 12 Kashmir, Thornton, PA
• 95.56% of Original List Price: $1,290,000 25 Sweetbriar, Glen Mills, PA
• 100.00% of Original List Price: $1,299,000 4 Fallbrook, Glen Mills, PA
• 96.30% of Original List Price: $1,300,000 26 Bennetts, Cheyney, PA
• 100.00% of Original List Price: $1,570,000 96 Dilworthtown, Thornton, PA
• 99.23% of Original List Price: $2,580,000 5 Honeysuckle, Glen Mills, PA

West Chester Borough

• 109.08% of Original List Price: $354,500 605 W Market Apt 33, West Chester, PA
• 91.14% of Original List Price: $360,000 410 N Everhart Apt 410B, West Chester, PA
• 98.00% of Original List Price: $367,500 19 W Barnard, West Chester, PA
• 112.47% of Original List Price: $461,000 311 Hannum, West Chester, PA
• 105.56% of Original List Price: $475,000 129 E Nields, West Chester, PA
• 103.75% of Original List Price: $487,500 214 Debaptiste, West Chester, PA
• 100.02% of Original List Price: $500,000 147 E Miner, West Chester, PA
• 104.04% of Original List Price: $515,000 725 Hillside, West Chester, PA
• 88.15% of Original List Price: $520,000 208 W Lafayette, West Chester, PA
• 103.08% of Original List Price: $670,000 119 Magnolia, West Chester, PA
• 115.01% of Original List Price: $672,813 313 Mayfield, West Chester, PA
• 102.90% of Original List Price: $710,000 352 N Church Apt 352, West Chester, PA
• 94.01% of Original List Price: $738,000 428 Dean, West Chester, PA
• 104.85% of Original List Price: $865,000 521 Locust Lane NorthN, West Chester, PA
• 100.00% of Original List Price: $932,500 734 S Matlack, West Chester, PA
• 106.11% of Original List Price: $955,000 343 E Biddle, West Chester, PA
• 112.50% of Original List Price: $1,350,000 118 E Biddle, West Chester, PA
• 101.49% of Original List Price: $1,700,000 419 W Union, West Chester, PA

West Goshen Township

• 106.52% of Original List Price: $425,000 112 Giunta, West Chester, PA
• 103.53% of Original List Price: $440,000 1053 E Boot Apt 47, West Chester, PA
• 95.74% of Original List Price: $450,000 364 Galway, West Chester, PA
• 100.44% of Original List Price: $452,000 178 Longford, West Chester, PA
• 97.92% of Original List Price: $470,000 141 Longford, West Chester, PA
• 96.67% of Original List Price: $507,500 2 Yorktown, West Chester, PA
• 92.15% of Original List Price: $599,000 816 Falcon, West Chester, PA
• 100.00% of Original List Price: $599,900 1133 Carolina, West Chester, PA
• 112.84% of Original List Price: $615,000 970 S Penn, West Chester, PA
• 100.80% of Original List Price: $630,000 1220 Sylvan, West Chester, PA
• 104.92% of Original List Price: $640,000 1117 Warren, West Chester, PA
• 113.63% of Original List Price: $642,000 1223 Spring Valley, West Chester, PA
• 97.81% of Original List Price: $670,000 826 Falcon, West Chester, PA
• 93.10% of Original List Price: $675,000 305 Staghorn, West Chester, PA
• 101.94% of Original List Price: $790,000 415 Monteray, West Chester, PA
• 95.87% of Original List Price: $810,000 1805 Saroyan, West Chester, PA
• 101.08% of Original List Price: $814,360 989 Eakins, West Chester, PA
• 100.60% of Original List Price: $840,000 1807 Saroyan, West Chester, PA
• 100.69% of Original List Price: $874,280 971 Eakins, West Chester, PA
• 100.00% of Original List Price: $925,000 206 Netherfield, West Chester, PA
• 106.02% of Original List Price: $931,665 983 Eakins, West Chester, PA
• 110.84% of Original List Price: $942,000 919 Owen, West Chester, PA
• 100.00% of Original List Price: $1,010,545 905 Eakins, West Chester, PA
• 108.55% of Original List Price: $1,046,945 907 Eakins, West Chester, PA
• 113.51% of Original List Price: $1,050,000 128 Applegate, West Chester, PA
• 102.08% of Original List Price: $1,225,000 1004 Hidden Hollow, West Chester, PA
• 100.67% of Original List Price: $1,409,365 416 Armstrong, West Chester, PA
• 104.16% of Original List Price: $1,512,230 424 Armstrong, West Chester, PA
• 104.83% of Original List Price: $1,520,000 228 Weatherhill, West Chester, PA

West Whiteland Township

• 98.62% of Original List Price: $285,000 148 Weedon Apt 148, West Chester, PA
• 93.15% of Original List Price: $340,000 918 Railway Apt 35, West Chester, PA
• 101.45% of Original List Price: $350,000 247 Monmouth Apt 39, West Chester, PA
• 111.02% of Original List Price: $394,000 403 Anglesey Apt 403, West Chester, PA
• 106.36% of Original List Price: $435,000 402 Hartford Apt 55, West Chester, PA
• 100.00% of Original List Price: $440,000 441 Hartford Apt 16, West Chester, PA
• 100.00% of Original List Price: $449,000 453 Lynetree Apt 20-D, West Chester, PA
• 105.88% of Original List Price: $450,000 318 Exton, Exton, PA
• 100.00% of Original List Price: $465,000 215 Cambridge Apt 16, Exton, PA
• 114.94% of Original List Price: $500,000 1004 Queen, West Chester, PA
• 101.02% of Original List Price: $505,000 372 Bristol Apt 372, Exton, PA
• 97.17% of Original List Price: $600,000 232 River Birch, Exton, PA
• 100.00% of Original List Price: $620,000 702 Brandywine, Downingtown, PA
• 93.43% of Original List Price: $640,000 1506 Cardiff, West Chester, PA
• 104.00% of Original List Price: $650,000 54 Sheffield, West Chester, PA
• 99.59% of Original List Price: $707,000 203 Silverbell, West Chester, PA
• 100.00% of Original List Price: $800,000 1297 Kirkland, West Chester, PA
• 96.80% of Original List Price: $813,000 429 Lee, Exton, PA
• 102.63% of Original List Price: $975,000 105 Shoen, Exton, PA
• 101.39% of Original List Price: $1,145,875 151 Brazier, Exton, PA
• 99.48% of Original List Price: $1,165,845 146 Brazier, Exton, PA
• 99.67% of Original List Price: $1,180,940 164 Brazier, Exton, PA
• 102.68% of Original List Price: $1,211,505 144 Brazier, Exton, PA
• 99.22% of Original List Price: $1,295,285 210 Coffman, Exton, PA
• 100.75% of Original List Price: $1,317,560 132 Brazier, Exton, PA
• 98.83% of Original List Price: $1,322,395 130 Brazier, Exton, PA
• 99.75% of Original List Price: $1,325,440 124 Brazier, Exton, PA

Westtown Township

• 98.88% of Original List Price: $440,000 136 Gilpin Apt A-307, West Chester, PA
• 100.70% of Original List Price: $500,000 2100 Eton Apt 2100, West Chester, PA
• 100.93% of Original List Price: $545,000 312 Larchwood, West Chester, PA
• 97.33% of Original List Price: $584,000 2719 Whittleby, West Chester, PA
• 100.00% of Original List Price: $640,000 1043 S New, West Chester, PA
• 111.57% of Original List Price: $675,000 105 Piedmont, West Chester, PA
• 90.91% of Original List Price: $750,000 1411 Evie, West Chester, PA
• 97.05% of Original List Price: $872,500 617 Tunbridge, West Chester, PA
• 112.20% of Original List Price: $975,000 1654 Musket, Glen Mills, PA
• 113.61% of Original List Price: $1,011,127 1054 Kerwood, West Chester, PA
• 112.20% of Original List Price: $1,402,500 1540 Apple Tree, Glen Mills, PA

If you like what you see...

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✅ Explore other May 2025 Market Reports:

• May 2025 Chester County Residential Real Estate Market Report - COMING SOON
• May 2025 Chester County Residential Rental Market Report - COMING SOON
• May 2025 Downingtown Area School District Residential Real Estate Market Report - COMING SOON
• May 2025 Coatesville Area School District Residential Real Estate Market Report - COMING SOON

All information in this report has been collected from Bright MLS and is deemed reliable but not guaranteed. The Broker makes no representations or warranties, express or implied, regarding the accuracy, completeness, or reliability of the data provided. This information is subject to errors, omissions, and data entry inaccuracies, including but not limited to those from cooperating brokers participating in Bright MLS. Additionally, this report does not account for off-market transactions, private sales, or transactions conducted outside of Bright MLS.

This report is for informational purposes only and should not be construed as real estate advice. Individual circumstances vary, and real estate decisions should be based on professional guidance tailored to your specific situation. Please contact Trago Realty or your real estate agent to discuss your particular situation and/or needs.

Welcome to the May 2025 Coatesville Area School District Real Estate Market Update! This month’s report provides a comprehensive overview of the local housing market, highlighting key trends and valuable insights for buyers and sellers. The market continues its rapid pace, with homes selling even quicker than in April – the median time a home spent on the market was an impressive 6 days, down from 7 days in April.

In this report, we’ll break down essential market indicators such as median and average sales prices, sale price-to-original price ratios, and financing trends. The market remains dynamic, and understanding these trends is crucial. Notably, properties are now consistently selling above their asking price, further emphasizing the competitive environment. Whether you're looking to buy, sell, lease or invest, or simply stay informed, these insights may help you better understand the competitive Coatesville real estate landscape. To understand how these trends impact your real estate goals, call Trago Realty today for a personalized consultation.

Market Insights

The Coatesville Area School District housing market maintained its strong, competitive nature throughout May, and even intensified in some areas. Homes sold at an even faster pace, with the median days on market dropping to just 6 days from April's 7 days. The sale price-to-original price ratio saw an increase to 101.50% (up from 100.40% in April), indicating that, on average, properties are now selling at a more significant premium above their initial asking price. This is a clear sign of continued strong buyer demand.

Furthermore, the number of properties that underwent price reductions decreased sharply to 8 in May (down from 24 in April). For these properties, the adjusted reduced price-to-original ask ratio averaged 95.94% (compared to 94.06% in April), and the median was 96.72% (compared to 96.36% in April).

The months’ supply of inventory edged up slightly to 3 months in May, from 2 months in April. While this represents a marginal increase in months’ supply of inventory, the market firmly continues to favor sellers, leading to quick sales and strong pricing.

Conventional financing remained the predominant payment method, accounting for 63.16% of transactions (up from 58.93% in April). Cash purchases saw a decrease, making up 19.30% of sales (down from 26.79% in April). Other financing types included FHA (8.77%), PHFA (3.51%), and a new "Commercial Wrap" category (1.75%). This financing information is self-reported by the listing agents; therefore, it may reflect how the purchase agreement was structured but is not necessarily guaranteed of how the final financing occurred at settlement.

Market Overview

The Coatesville Area School District’s residential real estate market was very active in May 2025. Below are key statistics for the month, with comparisons to April 2025 data:

• Current Price Average: $488,985 (vs. $480,015 in April)
• Current Price Median: $399,900 (vs. $412,500 in April)
• Months’ Supply of Inventory: 3 months (vs. 2 months in April)
• Sale Price-to-Original Price Ratio: 101.50% (vs. 100.40% in April)
• Days to Sell Average: 19 days (vs. 15 days in April)
• Days to Sell Median: 6 days (vs. 7 days in April)
• Cumulative Days on Market Average: 19 days (vs. 20 days in April)
• Cumulative Days on Market Median: 6 days (vs. 7 days in April)
• Number of Price Reductions: 8 (vs. 24 in April)
• Reduced Price-to-Original Ask Ratio Average: 95.94% (vs. 94.06% in April)
• Reduced Price-to-Original Ask Ratio Median: 96.72% (vs. 96.36% in April)
• Number of Closed Sales: 57 (vs. 56 in April) 

Mortgage & Payment Types

Below is a breakdown of financing types for closed sales in May 2025:

• Conventional Financing: 63.16% (vs. 58.93% in April)
• Cash Sales: 19.30% (vs. 26.79% in April)
• FHA Financing: 8.77% (vs. 12.50% in April)
• Other: 3.51% (not explicitly detailed in April's report)
• PHFA: 3.51% (not explicitly detailed in April's report)
• Commercial Wrap: 1.75% (not explicitly detailed in April's report) 

Sold Properties in May 2025

Below is a list of closed transactions in the Coatesville Area School District for May 2025, including their sale-to-list price ratios, sale prices, and locations.

Caln Twp

• 92.31% of Original List Price: $120,000 22 Johnson
• 101.78% of Original List Price: $279,900 2011 E Kings
• 102.73% of Original List Price: $282,500 10 Lisa
• 103.51% of Original List Price: $295,000 12 Jason
• 108.37% of Original List Price: $325,000 3725 Bungalow Glade
• 100.00% of Original List Price: $325,000 112 Bondsville
• 103.13% of Original List Price: $330,000 1204 Blackhorse Hill
• 113.21% of Original List Price: $338,500 616 Lancaster
• 105.08% of Original List Price: $341,500 3706 Norwood
• 109.52% of Original List Price: $345,000 520 Lancaster
• 100.00% of Original List Price: $365,000 197 Loomis
• 98.67% of Original List Price: $370,000 3710 Hazelwood
• 96.25% of Original List Price: $385,000 2726 Fynamore Apt 213W
• 108.33% of Original List Price: $390,000 1005 Caln Meetinghouse
• 105.06% of Original List Price: $415,000 1705 Beufort
• 92.40% of Original List Price: $485,000 1440 N Red Maple Apt 32
• 97.27% of Original List Price: $535,000 321 Hidden Creek

Coatesville City

• 89.66% of Original List Price: $130,000 633 Coates
• 100.00% of Original List Price: $150,000 206 Union
• 100.00% of Original List Price: $195,000 124 Strode
• 103.48% of Original List Price: $196,500 338 Charles
• 100.00% of Original List Price: $220,000 619 Oak
• 100.00% of Original List Price: $265,000 403 Colina
• 95.24% of Original List Price: $360,000 321 Adams

East Fallowfield Twp

• 100.00% of Original List Price: $119,900 17 Glouster
• 107.04% of Original List Price: $321,000 70 Horizon
• 106.67% of Original List Price: $360,000 15 Horizon
• 104.29% of Original List Price: $365,000 3 Queen
• 96.36% of Original List Price: $530,000 125 Bellevue

Sadsbury Twp

• 103.23% of Original List Price: $335,500 133 S Harner
• 97.50% of Original List Price: $351,000 316 Trego
• 108.89% of Original List Price: $490,000 416 Flagstone

South Coatesville Borough

• 95.71% of Original List Price: $335,000 241 Kennedy Apt 71
• 100.00% of Original List Price: $369,990 4 Vickers
• 105.72% of Original List Price: $370,000 6 Vickers
• 100.00% of Original List Price: $374,990 8 Vickers
• 94.16% of Original List Price: $435,000 2206 Upper Gap

Valley Twp

• 88.00% of Original List Price: $176,000 125 Irish
• 106.54% of Original List Price: $285,000 62 Winged Foot
• 94.88% of Original List Price: $315,000 7 Danielle
• 103.28% of Original List Price: $315,000 22 Cynthia
• 108.33% of Original List Price: $325,000 45722
• 101.82% of Original List Price: $341,111 129 Larose Apt 129
• 97.20% of Original List Price: $347,000 1101 Hulnick Apt 438-75
• 106.25% of Original List Price: $425,000 213 Brodius
• 100.24% of Original List Price: $426,000 319 Gossell
• 101.11% of Original List Price: $465,000 1190 Hilltop
• 102.11% of Original List Price: $485,000 330 Randall
• 104.21% of Original List Price: $495,000 106 Mineral Springs
• 103.51% of Original List Price: $590,000 204 Coleridge

West Brandywine Twp

• 100.00% of Original List Price: $159,000 32 Maplewood
• 110.51% of Original List Price: $431,000 20 Country
• 110.22% of Original List Price: $550,000 11 Main Lin
• 100.00% of Original List Price: $825,000 1261 N Manor

West Caln Twp

• 92.88% of Original List Price: $325,000 221 Creamery
• 97.74% of Original List Price: $390,000 298 Reid
• 111.43% of Original List Price: $585,000 210 Sandy 

If you like what you see...

✅ Sign up for our Newsletter to stay updated on next month’s market trends!

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✅ Explore other May 2025 Market Reports:

• May 2025 Chester County Residential Real Estate Market Report - COMING SOON
• May 2025 Chester County Residential Rental Market Report - COMING SOON
• May 2025 Downingtown Area School District Residential Real Estate Market Report - COMING SOON
• May 2025 West Chester Area School District Residential Real Estate Market Report - COMING SOON

The key market overview statistics are presented in the bulleted list above. For a visual representation or a PDF version of this data, please reach out.

All information in this report has been collected from Bright MLS and is deemed reliable but not guaranteed. The Broker makes no representations or warranties, express or implied, regarding the accuracy, completeness, or reliability of the data provided. This information is subject to errors, omissions, and data entry inaccuracies, including but not limited to those from cooperating brokers participating in Bright MLS. Additionally, this report does not account for off-market transactions, private sales, or transactions conducted outside of Bright MLS.

This report is for informational purposes only and should not be construed as real estate advice. Individual circumstances vary, and real estate decisions should be based on professional guidance tailored to your specific situation. Please contact Trago Realty or your real estate agent to discuss your particular situation and/or needs.

Spring has sprung in Chester County, and with it comes a crucial window for property owners: Property Tax Appeal season! If you own property, now's the time to pay attention, because Annual Property Tax Appeals can only be filed from May 1st through the first business day in August each year. This is your opportunity to review your assessment and ensure it accurately reflects your property's value.

Property taxes are a significant source of revenue for our county, municipalities, and school districts, directly funding essential services like public safety, education, and human services. If you believe your property's assessment isn't fair, Pennsylvania law gives you the right to appeal.

Why Your Chester County Property Assessment Might Be Outdated (Even for New Construction!)

Did you know Chester County hasn’t had a countywide property reassessment since 1998? That’s right—your property's value for tax purposes is likely still based on market conditions from over two decades ago. Unless you’ve added new construction or significant improvements that triggered an interim assessment, your tax assessment might be seriously out of step with today’s market.

The last full reassessment became effective in 1998. Since then, property values have shifted dramatically due to inflation, changing neighborhoods, and broader market trends—but your fundamental assessment might remain unchanged.

Even if you've recently built a new structure or made significant improvements that led to an interim assessment, these new values can still be challenged. This is because those interim adjustments are calculated using the existing (and often outdated) assessment methodology. If you feel your assessment doesn’t reflect your property’s actual value in today's market, you have the right to challenge it.

Understanding Assessments and Appeals

Simply put, your assessment is the value Chester County assigns to your property for tax purposes, used to calculate your tax bill alongside the millage rate set by various local authorities.

An interim assessment happens when you make certain improvements that increase your property's value, like building an addition or a new pool. These adjustments are usually effective the month after completion, and you'll receive a notice detailing the change.

If you don't agree with your property's assessment or the effective date of an interim assessment, you have the right to appeal to the Chester County Board of Assessment Appeals.

There are two main types of appeals:

1. Annual Appeal: You can challenge your total assessment each year.
2. The filing window for Annual Appeals is specifically from May 1st through the first business day in August. It’s important to know that your assessment may be lowered, raised, or stay the same after an appeal. If successful, the change takes effect for the following tax year.
3. Interim Appeal: You can challenge an assessment increase due to new construction or improvements.
4. These must be filed within forty days of receiving your Assessment Change Notice. If successful, the change is effective from the date of the interim assessment.

There's a processing fee for each appeal (check the county website for current amounts), payable to the Chester County Treasurer. You'll need to obtain specific appeal forms by calling the Assessment Office or visiting their website – remember they need to be printed and mailed, not faxed or emailed.

At the appeal hearing, you'll have the chance to present information supporting your opinion of value, such as recent appraisals or sales data for similar properties. The Board will then determine a fair market value for your property.

What If You Disagree After the Appeal?

If you're not satisfied with the Board's decision, you can take your appeal to the Court of Common Pleas within 30 days. For details on that process, you'd contact the Chester County Law Library or the Prothonotary's Office.

Have Questions About Your Property Assessment or Considering an Appeal?

Navigating the property tax appeal process can feel overwhelming, but you don't have to go it alone. While Trago Realty cannot guarantee specific results for any appeal, we're here to help you understand your property's market value in today’s Chester County landscape.

We'd be happy to talk through your situation with you on a one-on-one basis, review your assessment, and point out any potential red flags or opportunities.

Call Trago Realty today for a personalized conversation about your property's assessment!

Disclaimer: All property tax and assessment information is based on publicly available sources, including the Chester County Assessment Office (Chesco.org), the Pennsylvania State Tax Equalization Board (STEB), and the West Goshen Township’s 2022 Comprehensive Annual Financial Report. This information is for informational purposes only and should not be construed as legal, financial, or real estate advice. Individual circumstances vary, and real estate decisions should be based on professional guidance tailored to your specific situation. Please contact Trago Realty or your real estate agent to discuss your particular situation and/or needs.

Welcome to the April 2025 Chester County Real Estate Market Update! This month's report provides a comprehensive overview of the county's active housing market. We're continuing to see a strong sellers' market with homes selling quickly, maintaining a median of just six days on the market, indicating sustained buyer demand. While overall average and median sale prices saw a slight adjustment from March, homes are still frequently selling above their original asking price, highlighting competitive conditions. Strategic pricing remains crucial, as evidenced by an increase in properties undergoing price reductions. This report dives into key metrics, including average and median sale prices, days on market, and financing trends, offering valuable insights for anyone looking to navigate the dynamic Chester County real estate scene. Explore the details below to understand the current market dynamics and how they might impact your real estate goals. To understand how these trends impact your personal real estate goals, call Trago Realty today for a personalized consultation.

Market Insights

April 2025 Chester County Real Estate Market Report: Key Data Points

Here's a straightforward look at the Chester County Residential Real Estate Market activity for April 2025, based on the latest data:

Key Market Metrics:

• Current Price Average: $812,926
• Current Price Median: $609,900
• Months Supply of Inventory: 3 months
• Sale Price-to-Original Price Ratio: 101.80%
• Days to Sell Average: 22 days
• Days to Sell Median: 6 days
• Cumulative Days on Market Average: 25 days
• Cumulative Days on Market Median: 6 days
• Number of Price Reductions: 227
• Reduced Price-to-Original Ask Ratio Average: 93.04%
• Reduced Price-to-Original Ask Ratio Median: 95.00%
• Number of Closed Sales: 507

Mortgage & Payment Types (April 2025):

• Conventional: 63.44%
• Cash: 28.46%
• FHA: 3.75%
• VA: 1.58%
• Other: 1.38%
• Cash, Conventional: 0.59%
• Conventional, PHFA: 0.40%
• PHFA: 0.20%
• USDA: 0.20%

Comparison to March 2025: Key Observations

The Chester County residential real estate market in April 2025 showed notable shifts compared to March 2025:

• Pricing: Both the average ($812,926 in April vs. $833,078 in March) and median ($609,900 in April vs. $625,000 in March) sale prices experienced a slight decrease from March to April. Despite this, homes are still selling above their original list price, with the Sale Price-to-Original Price Ratio increasing to 101.80% in April from 100.75% in March, indicating stronger buyer competition once a property is listed.
• Inventory & Speed: The supply of available homes remained stable at 3 months, indicating continued limited inventory. Homes continued to sell remarkably fast, with the median Days to Sell holding steady at 6 days, and the average days to sell decreasing from 24 days in March to 22 days in April.
• Sales Volume: Perhaps the most significant change is the substantial increase in the number of closed sales, jumping from 369 in March to 507 in April, reflecting a significant surge in market activity.
• Price Reductions: The number of price reductions increased to 227 in April from 150 in March. While the average and median reduced price-to-original ask ratios saw minor adjustments, this suggests that more sellers are recalibrating their pricing strategies to meet the market.
• Financing Trends: Conventional loans continue to dominate (63.44% in April vs. 65.04% in March), with Cash remaining a strong second (28.46% in April, stable from March). We observed a notable increase in FHA loans (3.75% in April vs. 2.44% in March), indicating a broader range of financing options being utilized by buyers.

April 2025 Chester County by School District: Closed Sales Overview

Here’s a deeper dive into the performance across Chester County's various school districts in April 2025:

Avon Grove (20 Sales)

• Average Sold Price: $558,371
• Sold Price-to-List Price: 98.42%
• Average Cumulative Days on Market: 38
• Franklin Twp (1 Sale): $557,500 | 101.46% | 48 days
• London Britain Twp (2 Sales): $809,000 | 89.99% | 99 days
• London Grove Twp (5 Sales): $501,000 | 98.35% | 55 days
• New London Twp (4 Sales): $656,750 | 99.61% | 34 days
• Penn Twp (6 Sales): $550,820 | 101.47% | 11 days
• West Grove Boro (2 Sales): $277,500 | 94.03% | 17 days

Coatesville Area (58 Sales)

• Average Sold Price: $344,381
• Sold Price-to-List Price: 100.33%
• Average Cumulative Days on Market: 20
• Caln Twp (14 Sales): $336,413 | 100.95% | 23 days
• Coatesville City (12 Sales): $190,833 | 98.81% | 24 days
• E Fallowfield Twp (7 Sales): $505,143 | 102.93% | 12 days
• Sadsbury Twp (4 Sales): $401,999 | 100.62% | 8 days
• South Coatesville Boro (5 Sales): $325,180 | 99.99% | 27 days
• Valley Twp (12 Sales): $366,867 | 101.55% | 15 days
• West Brandywine Twp (1 Sale): $600,000 | 93.75% | 13 days
• West Caln Twp (3 Sales): $400,667 | 95.01% | 39 days

Downingtown Area (73 Sales)

• Average Sold Price: $649,377
• Sold Price-to-List Price: 102.34%
• Average Cumulative Days on Market: 28
• Downingtown Boro (9 Sales): $373,889 | 103.91% | 6 days
• E Brandywine Twp (17 Sales): $674,764 | 99.79% | 62 days
• E Caln Twp (5 Sales): $475,000 | 104.32% | 7 days
• U Uwchlan Twp (12 Sales): $643,333 | 97.19% | 55 days
• Uwchlan Twp (7 Sales): $657,429 | 104.16% | 7 days
• Wallace Twp (7 Sales): $867,718 | 108.08% | 6 days
• West Bradford Twp (13 Sales): $645,577 | 103.64% | 8 days
• West Pikeland Twp (3 Sales): $1,135,000 | 106.12% | 14 days

Great Valley (48 Sales)

• Average Sold Price: $844,909
• Sold Price-to-List Price: 102.53%
• Average Cumulative Days on Market: 23
• Charlestown Twp (7 Sales): $1,097,429 | 99.22% | 16 days
• E Whiteland Twp (22 Sales): $852,492 | 100.86% | 24 days
• Malvern Boro (4 Sales): $418,250 | 104.48% | 7 days
• Willistown Twp (15 Sales): $829,720 | 106.01% | 29 days

Kennett Consolidated (32 Sales)

• Average Sold Price: $645,577
• Sold Price-to-List Price: 100.88%
• Average Cumulative Days on Market: 22
• E Marlboro Twp (8 Sales): $591,500 | 100.65% | 29 days
• Kennett Square Boro (2 Sales): $380,000 | 99.88% | 19 days
• Kennett Twp (12 Sales): $782,914 | 99.17% | 31 days
• New Garden Twp (10 Sales): $577,150 | 103.31% | 5 days

Octorara Area (11 Sales)

• Average Sold Price: $565,542
• Sold Price-to-List Price: 113.49%
• Average Cumulative Days on Market: 38
• Atglen Boro (3 Sales): $290,772 | 100.88% | 6 days
• Londonderry Twp (5 Sales): $554,729 | 108.17% | 60 days
• Parkesburg Boro (1 Sale): $300,000 | 104.90% | 4 days
• West Fallowfield Twp (1 Sale): $1,475,000 | 100.00% | 35 days
• West Sadsbury Twp (1 Sale): $800,000 | 200.00% | 57 days

Owen J Roberts (34 Sales)

• Average Sold Price: $574,132
• Sold Price-to-List Price: 100.04%
• Average Cumulative Days on Market: 33
• E Coventry Twp (4 Sales): $429,250 | 99.47% | 15 days
• E Nantmeal Twp (2 Sales): $675,000 | 91.60% | 144 days
• E Vincent Twp (8 Sales): $555,936 | 101.56% | 21 days
• N Coventry Twp (11 Sales): $509,727 | 102.49% | 25 days
• S Coventry Twp (2 Sales): $685,000 | 96.31% | 50 days
• Warwick Twp (3 Sales): $393,333 | 97.12% | 17 days
• West Vincent Twp (4 Sales): $962,250 | 99.09% | 50 days

Oxford Area (32 Sales)

• Average Sold Price: $465,437
• Sold Price-to-List Price: 103.94%
• Average Cumulative Days on Market: 13
• E Nottingham Twp (12 Sales): $556,085 | 102.46% | 20 days
• Elk Twp (3 Sales): $571,667 | 103.83% | 10 days
• Lower Oxford Twp (6 Sales): $446,687 | 116.01% | 3 days
• Oxford Boro (7 Sales): $365,834 | 98.58% | 12 days
• U Oxford Twp (1 Sale): $345,000 | 104.58% | 7 days
• West Nottingham Twp (3 Sales): $306,667 | 98.14% | 7 days

Phoenixville Area (28 Sales)

• Average Sold Price: $457,839
• Sold Price-to-List Price: 101.43%
• Average Cumulative Days on Market: 29
• E Pikeland Twp (4 Sales): $480,000 | 106.42% | 7 days
• Phoenixville Boro (21 Sales): $435,857 | 100.56% | 36 days
• Schuylkill Twp (3 Sales): $582,167 | 100.92% | 5 days

Tredyffrin-Easttown (46 Sales)

• Average Sold Price: $774,696
• Sold Price-to-List Price: 103.58%
• Average Cumulative Days on Market: 24
• Easttown Twp (7 Sales): $996,000 | 107.78% | 27 days
• Tredyffrin Twp (39 Sales): $734,974 | 102.82% | 23 days

Twin Valley (17 Sales)

• Average Sold Price: $435,205
• Sold Price-to-List Price: 98.75%
• Average Cumulative Days on Market: 30
• Elverson Boro (2 Sales): $439,950 | 100.23% | 9 days
• Honeybrook Boro (1 Sale): $340,000 | 113.33% | 6 days
• Honeybrook Twp (13 Sales): $427,584 | 98.13% | 37 days
• West Nantmeal Twp (1 Sale): $620,000 | 89.21% | 13 days

Unionville-Chadds Ford (16 Sales)

• Average Sold Price: $857,406
• Sold Price-to-List Price: 98.94%
• Average Cumulative Days on Market: 43
• Birmingham Twp (8 Sales): $733,250 | 98.52% | 21 days
• Newlin Twp (1 Sale): $2,750,000 | 74.32% | 276 days
• Pennsbury Twp (4 Sales): $691,000 | 98.61% | 58 days
• Pocopson Twp (3 Sales): $779,500 | 108.70% | 3 days

West Chester Area (91 Sales)

• Average Sold Price: $755,203
• Sold Price-to-List Price: 101.89%
• Average Cumulative Days on Market: 22
• E Bradford Twp (7 Sales): $572,143 | 99.88% | 5 days
• E Goshen Twp (26 Sales): $815,231 | 101.14% | 18 days
• Thornbury Twp (4 Sales): $896,250 | 117.32% | 23 days
• West Chester Boro (9 Sales): $681,556 | 102.91% | 20 days
• West Goshen Twp (19 Sales): $896,547 | 100.15% | 20 days
• West Whiteland Twp (16 Sales): $577,238 | 100.72% | 22 days
• Westtown Twp (10 Sales): $753,326 | 103.34% | 46 days

If you like what you see...

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✅ Explore other Market Reports:

• April 2025 Chester County Residential Rental Market Report
• April 2025 Downingtown Area School District Residential Real Estate Market Report
• April 2025 West Chester Area School District Residential Real Estate Market Report
• April 2025 Coatesville Area School District Residential Real Estate Market Report

In summary, the Chester County residential real estate market in April 2025 continued its robust performance, demonstrating a significant increase in sales volume and consistently quick selling times, even as average and median prices saw slight adjustments. This dynamic market presents both opportunities and challenges, making local expertise more valuable than ever.

Please feel free to reach out if you have any questions or would like a more detailed analysis of specific areas.

*All information in this report has been collected from Bright MLS and is deemed reliable but not guaranteed. The Broker makes no representations or warranties, express or implied, regarding the accuracy, completeness, or reliability of the data provided. This information is subject to errors, omissions, and data entry inaccuracies, including but not limited to those from cooperating brokers participating in Bright MLS. Additionally, this report does not account for off-market transactions, private sales, or transactions conducted outside of Bright MLS.

This report is for informational purposes only and should not be construed as real estate advice. Individual circumstances vary, and real estate decisions should be based on professional guidance tailored to your specific situation. Please contact Trago Realty or your real estate agent to discuss your particular situation and/or needs.