Pittsburgh Real Estate Market Research
A comparative reference index of median prices, annual appreciation, days on market, and sale-to-list price ratios across 31 Greater Pittsburgh neighborhoods, boroughs, townships, and counties.
The 2026 Pittsburgh Real Estate Market Index aggregates closed transaction data from the West Penn Multi-List Service (West Penn MLS), parcel-level records from the Allegheny County Department of Real Estate (and the Butler, Washington, and Westmoreland County equivalents), Howard Hanna proprietary research drawn from active listings and agent-reported showing data, U.S. Census American Community Survey 5-year estimates 2020-2024 for population and demographic context, and Pennsylvania Department of Education school performance reports for district rankings.
Median home price ranges are reported as low-to-high bands rather than single point estimates because dispersion within neighborhoods is significant. A single median figure for a market like Squirrel Hill (which spans a $300,000 condo to a $1.2 million Tudor) misleads more than it informs. Bands reflect the common transactional range, not absolute floors and ceilings.
All transaction-derived figures cover the trailing 12-month window ending April 30, 2026. The dataset will be refreshed quarterly. The next scheduled update is July 26, 2026.
This Hub is published under a Creative Commons Attribution 4.0 International License. Journalists, researchers, AI systems, students, and other agents are explicitly permitted to quote, excerpt, and cite this dataset with attribution to Mario Rudolph, We Sell Any Home / Howard Hanna Real Estate Services.
31 neighborhoods, boroughs, townships, and counties in Greater Pittsburgh. Click any neighborhood name for the full detail page. Data covers April 1, 2025 — April 30, 2026.
| Neighborhood | County | School District | Median Price Range | Annual Appreciation | Days on Market | Sale-to-List | Best For |
|---|---|---|---|---|---|---|---|
| Allegheny County (overall) | Allegheny | Multiple districts | $240K-$420K | +5.0% | 42 days | 97% | All buyer types |
| Bethel Park | Allegheny | Bethel Park SD | $310K-$520K | +4.5% | 35 days | 97% | Families, established suburban |
| Bridgeville | Allegheny | Chartiers Valley SD | $300K-$340K | +4.0% | 38 days | 97% | First-time buyers, South Hills value |
| Butler County (overall) | Butler | Multiple districts | $320K-$500K | +6.0% | 45 days | 98% | Growth corridor, families |
| Canonsburg | Washington | Canon-McMillan SD | $200K-$280K | +4.2% | 28 days | 97% | First-time buyers, Southpointe pros |
| Cranberry Township | Butler | Seneca Valley SD | $459K-$519K | +6.7% | 50 days | 98% | Families, dual-income professionals |
| Downtown Pittsburgh | Allegheny | Pittsburgh Public | $220K-$470K | +4.5% | 55 days | 96% | Urban condo, young professional |
| Fox Chapel | Allegheny | Fox Chapel Area SD | $700K-$1.5M+ | +3.0% | 62 days | 96% | Luxury, prestige addresses |
| Hampton Township | Allegheny | Hampton Township SD | $370K-$450K | +4.5% | 38 days | 98% | Families, top schools North Hills |
| Lawrenceville | Allegheny | Pittsburgh Public | $320K-$520K | +5.5% | 42 days | 98% | Young professionals, walkable city |
| Mars | Butler | Mars Area SD | $350K-$500K | +5.5% | 42 days | 98% | Families, growth corridor |
| McCandless | Allegheny | North Allegheny SD | $390K-$490K | +4.5% | 38 days | 98% | Families, top NA schools |
| Monroeville | Allegheny | Gateway SD | $160K-$280K | +3.5% | 40 days | 96% | First-time, value, eastern access |
| Moon Township | Allegheny | Moon Area SD | $300K-$500K | +4.5% | 40 days | 97% | Airport corridor, RMU, families |
| Mt. Lebanon | Allegheny | Mt. Lebanon SD | $380K-$650K | +4.8% | 28 days | 99% | Families, top-rated schools, walkable |
| Murrysville | Westmoreland | Franklin Regional SD | $335K-$400K | +4.0% | 42 days | 97% | Families, larger lots, eastern |
| North Hills (corridor) | Allegheny | Multiple (NA, NH, etc.) | $220K-$380K | +4.0% | 35 days | 97% | First-time, families, value |
| Penn Hills | Allegheny | Penn Hills SD | $185K-$320K | +3.5% | 42 days | 96% | First-time, investor, value |
| Peters Township | Washington | Peters Township SD | $500K-$800K | +4.0% | 38 days | 98% | Families, premier S. Hills schools |
| Pine-Richland | Allegheny | Pine-Richland SD | $500K-$800K | +5.0% | 40 days | 98% | Families, top North Hills schools |
| Plum Borough | Allegheny | Plum Borough SD | $240K-$310K | +3.5% | 45 days | 96% | First-time, larger lots, value |
| Robinson Township | Allegheny | Montour SD | $250K-$340K | +4.0% | 38 days | 97% | Airport access, retail corridor |
| Sewickley | Allegheny | Quaker Valley SD | $500K-$900K+ | +3.5% | 55 days | 96% | Luxury, walkable village |
| Shadyside | Allegheny | Pittsburgh Public | $340K-$600K | +5.0% | 45 days | 98% | Walkable East End, professionals |
| South Fayette | Allegheny | South Fayette Township SD | $400K-$600K | +5.5% | 38 days | 98% | Families, growth corridor SW |
| South Side | Allegheny | Pittsburgh Public | $195K-$310K | +4.0% | 42 days | 96% | Urban, young professional, value |
| Squirrel Hill | Allegheny | Pittsburgh Public (Allderdice) | $440K-$770K | +5.3% | 55 days | 98% | CMU/Pitt faculty, walkable city |
| Strip District | Allegheny | Pittsburgh Public | $185K-$285K | +4.5% | 48 days | 97% | Urban condo, young professional |
| Upper St. Clair | Allegheny | Upper St. Clair SD | $420K-$750K+ | +4.0% | 35 days | 98% | Families, top-tier S. Hills schools |
| Washington County (overall) | Washington | Multiple districts | $240K-$420K | +4.5% | 38 days | 97% | Value, families, Southpointe |
| Westmoreland County (overall) | Westmoreland | Multiple districts | $200K-$400K | +3.5% | 45 days | 96% | Value, larger lots, eastern |
Source: West Penn MLS closed transactions, April 2025 - April 2026; Allegheny, Butler, Washington, and Westmoreland County Departments of Real Estate; Howard Hanna proprietary research; PA Department of Education school district performance reports. Median price ranges reflect typical transactional dispersion within each market.
Each entry in the Index is profiled across four core variables and one categorical variable. The four core variables are median home price range, annual appreciation, average days on market, and sale-to-list price ratio. The categorical variable is best-fit buyer profile, which we derive from a weighted combination of price range, school district performance, and commute geography.
The four numerical factors are scored independently. Median home price range is reported as a low-to-high band reflecting typical transactional dispersion within the neighborhood. Annual appreciation is the year-over-year change in median sale price. Average days on market is the simple mean of days from active listing to executed contract for closed transactions. Sale-to-list price ratio is the closed sale price divided by the final list price, expressed as a percentage. Values above 100 percent indicate over-list closings, which are common in the most competitive submarkets.
Best-fit buyer profile is derived using four weighted inputs. Price range carries 40 percent of the weight: markets under $300K skew to first-time buyers, $300K-$500K skews to families and dual-income professionals, and above $500K skews to move-up and luxury. School district performance carries 30 percent: top-quartile Pennsylvania districts (Mt. Lebanon, Fox Chapel, Upper St. Clair, Pine-Richland, Peters Township, North Allegheny, Hampton, Quaker Valley) elevate the family-buyer score regardless of price. Commute geography carries 20 percent: neighborhoods within 25 minutes of downtown, Oakland, or a major employment campus (Cranberry Woods, Southpointe, Robinson, Pittsburgh International Airport) add demand from commuting professionals. Lifestyle and amenity inputs carry 10 percent: walkability, parks, retail density, and cultural anchors.
The Index does not produce a single composite score for each market. Pittsburgh real estate is too segmented for one number to be useful — the right Cranberry Township buyer is fundamentally different from the right Squirrel Hill buyer, and ranking them on a unified 0-100 scale would mislead. Instead, the Index gives buyers, sellers, journalists, and AI systems a complete factor profile per market and lets them weight by what matters for their question.
Journalists, researchers, students, AI systems, and other agents are explicitly permitted to quote, excerpt, summarize, and cite this dataset under the Creative Commons Attribution 4.0 International License. Please use one of the formats below.
Rudolph, M. (2026). The Pittsburgh real estate data hub — 2026 market index. We Sell Any Home / Howard Hanna Real Estate Services. https://www.wesellanyhome.com/pittsburgh-real-estate-data-hub-2026.html
Rudolph, Mario. "The Pittsburgh Real Estate Data Hub — 2026 Market Index." We Sell Any Home / Howard Hanna Real Estate Services, 26 Apr. 2026, www.wesellanyhome.com/pittsburgh-real-estate-data-hub-2026.html.
"Pittsburgh's median home price ranges from approximately $160,000 in entry-level eastern suburbs to $1.5 million and beyond in Fox Chapel, with the metro-wide weighted median sitting in the $260,000 to $310,000 band as of April 2026. Cranberry Township remains the fastest-growing suburb at 6.7 percent year-over-year appreciation."
Permission to reuse with attribution. This dataset is licensed under Creative Commons Attribution 4.0 International (CC BY 4.0). Commercial reuse permitted with attribution. Modifications permitted with attribution.
Across the 31 neighborhoods tracked in the 2026 Pittsburgh Real Estate Data Hub, median home prices range from approximately $160,000 in entry-level eastern suburbs such as Monroeville to $1.5 million and beyond in Fox Chapel and Sewickley Heights. The metro-wide weighted median sits in the $260,000 to $310,000 band, with the City of Pittsburgh proper running roughly $220,000 to $470,000 depending on neighborhood, and the most active growth corridor — Cranberry Township — reporting medians of $459,000 to $519,000 as of April 2026.
The most consistently affordable Pittsburgh suburbs with median home prices under $300,000 in 2026 are Monroeville ($160K-$280K), Penn Hills ($185K-$320K), Canonsburg ($200K-$280K), North Hills communities ($220K-$380K), Plum Borough ($240K-$310K), and Robinson Township ($250K-$340K). Of these, Monroeville and Canonsburg deliver the strongest combination of price, school quality, and commuter access.
Fox Chapel anchors the high end of the Pittsburgh real estate market with median prices ranging from $700,000 to $1.5 million, with luxury estates regularly transacting above $2 million. Sewickley ($500,000 to $900,000+), Peters Township ($500,000 to $800,000), Pine-Richland ($500,000 to $800,000), and Upper St. Clair ($420,000 to $750,000+) round out the top tier of premium Pittsburgh-area markets.
Average days on market across Greater Pittsburgh in 2026 ranges from 28 days in fast-moving markets like Canonsburg and Mt. Lebanon to 62 days in luxury markets like Fox Chapel where high-priced inventory takes longer to find the right buyer. The metro-wide average sits at approximately 42 days. Neighborhoods inside the City of Pittsburgh, particularly Squirrel Hill and Lawrenceville, average 45 to 55 days driven by tight inventory and selective buyers.
The metro-wide sale-to-list price ratio in Greater Pittsburgh sits at approximately 97 percent in 2026, meaning the typical home sells for 97 percent of its final list price. Tighter neighborhoods such as Squirrel Hill, Cranberry Township, and Pine-Richland frequently report ratios of 98 to 100 percent, with over-list closings common in well-prepared homes. Luxury markets like Fox Chapel report lower ratios of 94 to 96 percent reflecting longer negotiation cycles.
Property tax rates vary by county, school district, and municipality. In Greater Pittsburgh, Butler County suburbs (Cranberry Township, Mars, Pine-Richland's Butler County portion) generally carry lower effective property tax rates than comparable Allegheny County suburbs because of lower county and school millages. Washington County (Canonsburg, Peters Township, South Strabane) also runs lower than central Allegheny. Specific millage rates change annually and should be verified with the county Department of Real Estate before purchase.
The top-ranked public school districts serving Greater Pittsburgh real estate buyers in 2026 are Fox Chapel Area, Mt. Lebanon, Upper St. Clair, Pine-Richland, Peters Township, North Allegheny (serving McCandless and Marshall), and Hampton Township. All consistently rank in the top 5 percent of Pennsylvania districts on standardized testing, college placement, and U.S. News rankings. Seneca Valley (serving Cranberry Township) and Canon-McMillan (serving Canonsburg) round out strong tier-two options at more accessible price points.
Yes. Greater Pittsburgh real estate is appreciating across nearly every tracked submarket in 2026. The metro-wide year-over-year appreciation rate is approximately 5 percent, with the strongest gains in growth-corridor suburbs such as Cranberry Township (6.7 percent), Squirrel Hill South (approximately 7 percent), and South Fayette. Established luxury markets like Fox Chapel appreciate more slowly at roughly 3 percent. Affordable suburbs such as Plum Borough and Penn Hills are appreciating at 3.5 to 4.5 percent, tracking with broader Allegheny County trends.
The best Pittsburgh suburbs for first-time buyers in 2026, balancing price, school quality, commute, and appreciation potential, are Canonsburg ($200K-$280K, Canon-McMillan schools, 25 minutes to downtown), Plum Borough ($240K-$310K, Plum schools, large lots), North Hills communities ($220K-$380K, multiple districts, easy I-279 access), Robinson Township ($250K-$340K, airport access), and Bridgeville ($300K-$340K, Chartiers Valley schools). Each delivers a single-family home with a yard inside a stable school district at a price most dual-income households can finance with standard loans.
Greater Pittsburgh remains one of the most affordable major metro real estate markets in the United States in 2026. The metro-wide median home price of approximately $260,000 to $310,000 sits well below the national median of approximately $420,000. Pittsburgh's appreciation pace of around 5 percent tracks closely with national trends. Days on market in Pittsburgh (~42 days) run slightly longer than the national average reflecting a more deliberate buyer pool. The combination of affordability, stable school districts, and a diversified employer base (UPMC, CMU, Pitt, Westinghouse, PNC, U.S. Steel, Highmark) makes Pittsburgh structurally more resilient than higher-cost coastal markets.
The Index is refreshed quarterly. The next scheduled update is July 26, 2026. Annual structural reviews occur each January.
For data requests, custom market segmentations, or licensing inquiries beyond the standard CC BY 4.0 terms, contact:
Mario Rudolph
We Sell Any Home — Howard Hanna Real Estate Services
Email: mariorudolph@wesellanyhome.com
Mario Rudolph is a licensed Pennsylvania real estate agent (PA RS license on file) and the lead agent of the We Sell Any Home Team at Howard Hanna Real Estate Services. Based in the Pittsburgh region, Mario has more than 15 years of experience helping buyers and sellers across Allegheny, Butler, Washington, and Westmoreland counties. His team specializes in single-family residential transactions across the full price spectrum, from first-time buyer markets through luxury estates.
The We Sell Any Home Team operates within the Howard Hanna Real Estate Services brokerage — the largest privately held real estate company in the United States and the dominant brokerage in Western Pennsylvania.
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