LOCAL REAL ESTATE MARKET REPORT
Pocono Region Homes Real Estate
Market Update
Pike, Wayne & Monroe Counties | Northeast Pennsylvania | Residential Properties
NOVEMBER 2026
KEY STATISTICS AT A GLANCE Source: Pike Wayne Association of Realtors MLS | All figures reflect previously closed sales through October 2026
4,574
Homes Sold YTD
↓ 4.9% vs. '25
$326K
Median Sale Price YTD
↑ 6.3% vs. '25
60 days
Avg. Days on Market YTD
↓ 1.1% vs. '25
5.01 mo.
Absorption Rate (Oct)
↑ from 4.55 in Oct '25
2,340
Active Listings
↑ 6.1% vs. Oct '25
4,954
Pending Sales YTD
↓ 2.2% vs. '25
~94%
Sale-to-List Ratio (Oct)
October 2026
$357,000
Active Median List Price
↑ 2.5% vs. Oct '25
Most Active Price Band
$300K–$399K with 1,266 sold YTD and 1,345 pending YTD, up 2.3% from last year. This is where buyers are concentrating.
Price Range Sold YTD
Under $30,000 to $500,000+. Entry-level lots, community-lake cottages, mid-range lake-access homes, and lakefront estates all closed in October 2026.
Fewer closings. Higher prices. More to choose from.
October closed with 474 homes sold across the region, down 20.5% from October of last year. Active listings climbed to 2,340, up 6.1%, so buyers have more to look at than they did a year ago. Homes priced with the market are still selling. The ones priced above it are sitting, and 5.01 months of supply shows it.
The median sale price for October rose 9.8% to $333K, even with fewer sales. Active homes are listed at a median of $357K, up 2.5%, and the sale-to-list ratio landed near 94%. Buyers are paying more per home, and they are negotiating more too. The region has moved from seller territory into balance.
↑ 9.8%
Median sale price
Oct '26 vs. Oct '25
$303K → $333K
5.01 mo.
Months of supply
(absorption rate)
Balanced market 4–6 mo.
↓ 1.1%
Days on market
YTD improvement
61 days → 60 days
Why the average sale price ($369K) is higher than the median ($333K) this month: Homes at the top of the market pulled the average up. 82 homes closed at $500K and above in October. At least eight homes in the core lake area closed at $1 million or more, including a $1.45M home in Lake Ariel and a $1.35M home in Tafton. The median is the more reliable read on where the typical Pocono buyer is transacting.
PRICE BAND ACTIVITY — YTD SOLD VS. PENDING
Sold YTD / Pending YTD
High activity / pending upModerate / easing
★ The $300K–$399K band is the engine of this market, with 1,345 pending YTD. The sub-$300K ranges are easing. Pending sales are down 11.9% under $250K and 13.7% from $250K to $299K. Higher up, the pipeline is building. Pending sales are up 14.2% from $400K to $499K and up 9.4% at $500K+.
For Sellers
– The ~94% sale-to-list ratio reflects original list price. Homes that started high are closing with discounts built in. Price it right from day one and that number stops mattering to you.
– The $300K–$399K range has 1,345 pending YTD, up 2.3%. The $400K–$499K range is up 14.2%. Know which segment your home competes in.
– Active listings are up 6.1% to 2,340, so buyers have real choices. Condition and presentation matter more than they did a year ago.
– Days on market for the year sits at 60, in line with last year. October alone ran 68 days, up from 57. Correctly priced homes are not waiting that long, because the average includes price-reduced listings.
For Buyers
– A ~94% sale-to-list ratio means negotiating room exists. If a home has been sitting, ask for a real price conversation.
– At 5.01 months of supply, the market is balanced. Well-priced homes still move, so come pre-approved and ready.
– The $250K–$299K range closed 28.4% fewer homes in October and has 329 active listings. Sellers there may have more flexibility than they did last year.
– Pending sales held at 500 in October, up just 0.4% from last year. Winter shoppers compete with fewer buyers than the spring crowd.
MARKET BALANCE INDICATOR — ABSORPTION RATE
Strong seller's market (<3 mo.)Balanced (4–6 mo.)Strong buyer's market (6+ mo.)
5.01 months of supply, balanced market territory
New listings totaled 742 in October, up 5.0% from last year, so inventory keeps building. The absorption rate rose from 4.55 months a year ago to 5.01. The market was already balanced last October and has drifted a little toward buyers since.
This is not a typical primary-residence market.
I live at the lake year-round, so I see this market in the quiet months too. By November the docks are out and the summer crowd is back in the city. The people still looking are serious. October's numbers match what I see. Fewer homes closed, and the median price still climbed 9.8%. Buyers from New York, New Jersey, and Philadelphia are taking their time, and they are not walking away.
Here is what I am watching most. Homes above $500K are the story this month. Pending sales in that range rose 16.2% while active listings jumped 26.7%, so more lakefront and estate homes are coming on the market and buyers are still showing up for them. Under $300K it is the opposite. Sales slowed, so pricing matters more there. Carbon County is a smaller pocket of the region, and I keep an eye on it too. If you own here or you are dreaming of owning here, winter is a good time to start the conversation before spring inventory arrives.
New York Metro
Primary feeder market
New Jersey
Primary feeder market
Philadelphia Corridor
Primary feeder market
October brought fewer closings, higher prices, and more inventory than a year ago. The median rising 9.8% while sales dropped 20.5% tells me the buyers still in the market are serious and qualified. If you own here, your home's value is holding, and pricing it for today's balanced market decides how quickly it sells. This region keeps drawing people who want lake days, quiet mornings, and an easy drive from the city, and that has not changed.
Your Move. My Mission. From first call to final key — guided every step of the way.
Anne McCausland, Realtor
Keller Williams Real Estate – Hawley
Office: 570-226-0500 (Ask for Anne!) | Direct: 215-272-1348
Data sourced from the Pike Wayne Association of Realtors MLS. Information deemed reliable but not guaranteed. Reflects Pike, Wayne, Monroe & Carbon County residential properties. This report is for informational purposes and does not constitute an appraisal or legal advice. Prepared by Anne McCausland, Realtor — Keller Williams Real Estate, Hawley, PA.
