The State of the Central Pennsylvania Real Estate Marketplace: How Inventory Is Shaping Buyer and Seller Experiences

If you’ve been keeping an eye on the real estate market in Central Pennsylvania—think Harrisburg, Lancaster, York, and the surrounding areas—you’ve probably noticed a whirlwind of activity. Over the past year, the marketplace has been anything but predictable, with inventory levels playing a starring role in shaping the experiences of both buyers and sellers.

What Does “Inventory” Mean in Real Estate?

In real estate, “inventory” refers to the number of homes available for sale at any given time. It’s a bit like the shelves at your favorite store: when they’re full, you have lots of options; when they’re bare, you have to act fast or risk missing out. In Central PA, inventory has been historically low, which has created a unique set of challenges and opportunities for everyone involved.

Recent Trends & Eye-Opening Statistics

Let’s look at some numbers to get a clearer picture. According to the Greater Harrisburg Association of Realtors, the spring of 2025 saw inventory levels in the region hovering at roughly two months’ supply—well below what’s considered a balanced market (typically about six months). Meanwhile, median home prices in Lancaster and York counties have climbed by 7-10% year-over-year, and homes are spending an average of just 18 days on the market before going under contract.

This means buyers are facing fierce competition, while sellers are often fielding multiple offers within days of listing.

How Low Inventory Impacts Buyers

For buyers, low inventory can feel like a game of musical chairs—only with fewer chairs than players. Here’s what that means on the ground:

• Faster Decisions: Homes move quickly, so buyers need to be ready to tour, decide, and make strong offers—sometimes within hours.
• Rising Prices: With more buyers than available homes, bidding wars are common, pushing prices higher.
• Flexibility Pays Off: Those willing to compromise on wish-list items or consider homes needing a little TLC often have better luck.

What Sellers Should Know

If you’re thinking about selling, you’re in a strong position. Low inventory means:

• Quicker Sales: Most homes are snapped up fast, especially if they’re well-priced and move-in ready.
• Potential for Multiple Offers: Sellers can often choose from several offers, sometimes with favorable terms like waived contingencies.
• Strategic Pricing Still Matters: While it’s tempting to aim high, homes priced right from the start attract more attention and competitive bids.

Tips for Navigating Central PA’s Market

• Buyers: Get pre-approved, work with a local agent, and be ready to act quickly. Flexibility and patience are your best friends.
• Sellers: Prepare your home to shine—small improvements can make a big difference. Price competitively and be ready for a fast-moving process.

Central Pennsylvania’s real estate market is dynamic, and while inventory challenges can be daunting, the right strategy and a bit of local know-how can help you succeed—whether you’re buying your first home or making a move as a seasoned seller.