Mt. Lebanon Housing Update – Aug '25
TL;DR
In August 2025, Mt. Lebanon’s housing market continues to show strength. Typical home values are about $462,250 with active inventory relatively low, leading to fast pending times and ongoing demand—especially for move-in-ready homes. Homes are trending up in value year-over-year with strong buyer interest persisting.
Market Snapshot – August 2025
| Metric | Value / Trend | Month-over-Month/Year-over-Year Change / Notes |
|---|---|---|
| Estimated Home Value | $462,250 | Up 5.6% YoY; property values still on the rise |
| Median Listing Price | $419,950 | Up 12.85% YoY in listing price |
| Median Sale Price | $437,000 | Up 15.8% MoM; Also reflected in the 101% Sold to List Price data |
| Median Days on Market | 22-39 days, ~8 days for updated homes | Slight increase vs last year |
| Active Inventory / New Listings | 47 active listings, 33 new listings | Inventory remains constrained; new listings entering but not keeping up with demand |
| Months of Inventory | 1.45 months (time to sell off all active listings) | Down 20% YoY, down 11% MoM; Seasonally expected but shows a strong seller's market remains |
| Sold Volume | $23,593,397 (total $ of homes sold in Aug '25) | Up ~56% YoY; This is great news as it means that more homes are hitting the market |
Recent Sales / Trends & Highlights
- Sold: 253 Morrison Drive - $1,050,500 (sold 10.6% above asking)
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Sold: 579 Kenilworth Drive - $449,900 (sold in 6 days)
- Homes in Mt. Lebanon sold recently for medians in the $450,000 range in August, showing strong seller’s market dynamics.
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Multiple homes in August closed in the mid-$300,000s-$400,000s, some with updates, often drawing buyer interest quickly.
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Well-priced homes are going pending in under 10 days, while properties needing updates may take longer to secure offers.
Buyer & Seller Takeaways
For Buyers:
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Be ready with strong pre-approval—homes priced below $500,000 move fast.
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Expect that good condition, updated homes will attract multiple offers.
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Homes needing updates may sit longer or require price reductions.
For Sellers:
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Pricing properly remains crucial; overpricing leads to more time on market.
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Small updates (kitchens, bathrooms, curb appeal) deliver solid return.
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Well-staged homes and quick response to showings help capitalize on demand.
School & Value Factors
Mt. Lebanon continues to benefit from its excellent school district reputation, walkability to retail & restaurants, and mature neighborhood character. These factors keep demand steady even when listing prices soften slightly. Buyers consistently rate schools and neighborhood feel as top priorities.
FAQs
Q: What’s the typical home value in Mt. Lebanon now?
A: About $462,250 as of August 2025.
Q: Are listing prices trending up or down compared to last month?
A: Listing and sold prices are up (15.8%) month-over-month, particularly for homes in good condition.
Q: How long are homes staying on the market?
A: Around 22-39 days on average, with quicker sales (8 days) for well-listed, updated homes.
Q: Is Mt. Lebanon a good place to sell right now?
A: Yes—constrained inventory and strong buyer demand make it a favorable market for sellers.
Q: What does “Months of Inventory” mean?
A: Months of Inventory measures how long it would take to sell all homes currently on the market if no new listings came on. A balanced market is about 5–6 months of inventory. In Mt. Lebanon, inventory is typically much lower—often 2–3 months—which means it’s still a seller’s market.
Final Thoughts
Mt. Lebanon’s market in August 2025 is balancing: while listing prices show some year-over-year softness, overall value is holding firm and demand remains solid. For sellers, this is a window of opportunity; for buyers, preparedness and realistic expectations are key.
📲 Ready to discuss buying or selling in Mt. Lebanon? Contact me here for a personalized consultation and in-depth market analysis.
