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Inventory is up and buyer standards are higher than ever. Here’s how agents can position sellers for success in York and Adams Counties.
Housing options across York and Adams Counties have widened significantly, with inventory more than doubling between March and April 2025. It’s a notable shift after several years of tight supply, pandemic-era bidding wars, and price surges that locked out many would-be buyers. As mortgage rates have eased slightly and sellers regained confidence, more homes returned to the market – but demand hasn’t fallen away.
Even with more listings, homes are still selling quickly. Instead of same-day offers and sight-unseen bidding wars, listings now move in about two to four weeks, a pace that would have looked remarkably strong before the pandemic.
“You could list a house and it would be sold the same day, or even within a week,” says agent Alan Moose. “Now it’s within 14 to 30 days. It’s still a fast turnaround.” The takeaway for agents: more listings don’t mean slack demand. Instead, realistic pricing has become the difference between a brisk sale and a longer wait.
High Standards for Move-In Ready Homes
Buyers want homes that feel fresh the moment they walk through the door. Cosmetic updates like crisp, neutral paint and luxury vinyl flooring help signal that a property has been cared for. Kitchens and bathrooms, however, are where buyers tend to decide whether a house feels current or dated. Original laminate counters, oak cabinetry, and brass fixtures can make an otherwise solid home feel stuck in another era. Replacing dated lighting, swapping out hardware, or upgrading to quartz or granite surfaces can dramatically improve appeal without a full remodel.
“They want it the way they want it when they buy it,” Moose explains. “Move-in-ready homes are still receiving multiple offers or even above list price.”
Buyers are also looking beyond style to systems: a newer roof, updated HVAC, and energy-efficient windows help reassure them that no major expenses are looming. Social media and home-improvement TV have raised expectations, creating a sense that every house should look turnkey on day one. For sellers, that means investing time in prep work, staging, and maintenance can be the best marketing spend they make.
Competing With the New-Build Boom
That demand for turnkey homes isn’t limited to existing properties – it’s also fueling a surge in new construction. Builders across York and Adams Counties are once again pouring foundations at a faster pace than a year ago, and many developments are selling out before completion. Buyers are willing to pay a premium for spotless interiors, open layouts, and energy-efficient systems that promise years of low-maintenance living. As Moose notes, “Those homes are going fairly quickly, and their price points are high because they’re ready to move in.”
Still, the new-build boom comes with tradeoffs. Many subdivisions feature look-alike façades and standardized floor plans, recalling the post-war “track housing” era. For resale agents, that’s where the opportunity lies. A well-maintained existing home can offer architectural character, mature trees, and larger lots, often at a lower price per square foot. Sellers who can pair that individuality with the refreshed finishes today’s buyers expect can compete effectively against the new-construction wave.
Who’s Buying and What They’re Looking For
Relocators from California, New England, and Maryland continue to make their mark on York and Adams Counties, many of them retirees trading urban congestion for lower taxes and quieter neighborhoods.
But that doesn’t mean they’re opting for smaller spaces. Moose says many of his older clients are looking for homes that feel expansive and comfortable, with first-floor bedrooms, wider hallways, and enough space for visiting family. “Retirees are still buying large homes,” he notes, “but they want layouts that let them live easily as they age.”
Younger buyers, meanwhile, are finding themselves squeezed between high prices and limited inventory. Some are stretching to afford properties that still need significant updates, which is an adjustment after years of expecting move-in perfection. Moose often hears frustration from clients who spend $350,000 or more only to discover they’ll need another $50,000 in renovations.
The result is a market defined by contrasts – equity-rich newcomers who can afford to be choosy, and first-timers recalibrating what “dream home” really means. Sellers who understand that spectrum, and price or present their homes accordingly, have the clear advantage.
Reality Checks for Sellers
Even with more homes hitting the market, some sellers are still chasing pandemic-era profits. They remember neighbors getting ten offers in a day or bidding wars that pushed prices $100,000 over asking, and they want the same outcome. But today’s buyers have more choices and far less urgency. A house that’s even slightly overpriced can sit for weeks while better-prepared listings move.
Moose says that mindset shift has become a daily part of his work. Many clients, he explains, “are still thinking it’s COVID time,” and need help understanding what realistic pricing looks like now. That conversation usually starts with data: recent comps, time-on-market trends, and what buyers expect for each price tier.
Condition has become just as critical as location. A freshly updated home priced at $400,000 can draw offers in days, while an older property listed at the same number might need multiple price cuts before it gets noticed. Moose encourages sellers to treat pricing as a strategy, not a gamble: start where the market is, not where it was. Well-positioned homes still move fast, but it’s thoughtful preparation – not blind optimism – that drives those results today.
Hidden Deal Hurdles
Even after a deal is signed, small details can derail a closing. Insurance premiums have climbed sharply across Pennsylvania, and underwriters are scrutinizing properties more closely than in years past. Something as minor as missing siding, an aging roof, or outdated electrical work can trigger higher rates or even stall approval. Moose says limited insurer competition has only compounded the issue: when fewer companies are willing to write policies, premiums climb and turnaround times stretch out.
He’s seen buyers face temporary surcharges until repairs were made, such as a case when an unfinished garage exterior added hundreds to the monthly premium until the work was complete. For agents, catching these issues early can prevent costly delays later.
Taxes can present another curveball. York County has begun reassessing properties after sales, particularly when unpermitted improvements come to light through listing photos – finished basements, enclosed porches, or new decks that never made it onto county records. Those post-sale adjustments can surprise new owners with higher tax bills. Agents who flag potential issues up front not only protect their clients but also keep transactions from unraveling during underwriting or escrow.
What Comes Next
The usual winter slowdown may not arrive on schedule. Moose says activity has stayed steady through the fall, and a slight dip in mortgage rates could keep buyers engaged into early 2026. He expects the coming year to bring a healthier balance between supply and demand – “a great year in real estate,” as he puts it – with opportunities on both sides of the transaction.
For agents, that means staying visible and sharpening fundamentals. Pricing, presentation, and communication will matter more than timing, and those who master them now will be ready when the next wave of motivated buyers arrives.
