Buyers Have the Power, Listings Are Piling Up, and Pittsburgh’s Weekend Is Stacked

🏡 Real Estate Revelations
July 18, 2025 Edition | Read Online

We’re deep into July, which means three things:

1. Every other house has a “For Sale” sign out front

2. You’re either sweating on a patio or hiding in AC with Zillow open

3. You’re probably reading this on your phone, from a beach chair, halfway across the country — because everyone goes on vacation in July

Don’t worry, I got you. This week’s newsletter keeps it short, sharp, and scroll-friendly:

• A historic jump in listings (and what that means if you’re selling)

• A rare find in Schenley Farms that’s all about potential

• Weekend plans for when you're not on vacation — wine, wildflowers, vintage cars, and crystal shopping, because… why not

• And a local oddball landmark that’ll brighten your feed and your mood

If you're new here, I’m Pittsburgh’s Go-To Realtor, Expert in Luxury Homes & Strategic Real Estate Solutions, and someone who’s proud to combine small-town roots with big-city results. Over the years, I’ve sold millions of dollars worth of real estate, met some incredible people, and had the privilege of helping them buy and sell some truly amazing properties.

Let’s dive in — sunscreen not included.

🏡 Standout Property – 4323 Schenley Farms Terrace, Pittsburgh

View Listing »
📍 Schenley Farms | 3 Bed | 1.5 Bath | $510,000

Let’s be honest — this house might not stop you mid-scroll with jaw-dropping photos. But if you're focused solely on aesthetics, you're missing the bigger picture.

Because 4323 Schenley Farms Terrace is located in one of Pittsburgh’s most prestigious and historically rich neighborhoods: Schenley Farms. Homes here are rare, and when they hit the market, it’s a big deal.

🏛️ Why Schenley Farms Matters:

• A National Register Historic District since 1983

• Master-planned in 1905 by Franklin Nicola under the City Beautiful movement — blending green space, monumental architecture, and elegant boulevards

• Architectural showcase of Beaux-Arts, Tudor Revival, Colonial Revival, and Prairie School homes

• Surrounded by icons: Cathedral of Learning, Heinz Chapel, Mellon Institute, and more

✨ The Home Itself:

• Offers a true yard in the heart of the city

• Full of original charm with space to reimagine and modernize

• A rare opportunity to personalize a home in a neighborhood where long-term value holds strong

You’re not just buying square footage — you’re stepping into a storied community that values design, history, and walkable proximity to Pittsburgh’s cultural core.

📍 See full details and photos here »

📊 Market Snapshot – July 18, 2025

Brisk inventory, steady rates, and a June that made history.

🔍 7-Day Activity (Residential)

• 🏷️ New Listings: 800

• 🔁 Back on Market: 111

• ✅ Sold: 635

• 📝 Contingent: 543

• 🔒 Under Contract: 271

• 🔻 Price Reductions: 637

• 🆙 Price Increases: 23

• ❌ Withdrawn: 95 | Expired: 211

Sold Home Stats:

• 💰 Median Sale Price: $262,500 (↑ from $255,000 last week)

• 🧮 Average Sale Price: $319,805

• ⏳ Average DOM: 43

• 🔥 SP/LP Ratio: 98.49%

➡️ Compared to last week:
More homes sold (↑ 11), median price ticked up, and homes moved 3 days faster. Price reductions remain high, signaling continued sensitivity on pricing.

🗓️ June in Review

• 🏡 Active Listings: 12,557 (↑ 15.6% YoY from 10,858) — a multi-year high

• 🟰 Homes Sold: 2,589 (vs. 2,460 in June 2024)

• 💸 Median Sale Price: $255,000 (↑ from $244,000)

• ⏳ ADOM: 43 days (vs. 41 in June 2024)

Takeaway:
Inventory is climbing fast—but so are prices. Buyers are still stepping up, but they’re taking a bit longer and negotiating more, especially when pricing isn’t spot-on.

💸 Mortgage Rate Check

• 📉 30-Year Fixed: 6.81% (slightly down this week)

• 💵 Jumbo: 6.92% | FHA: 6.39% | VA: 6.40%

• 📉 15-Year Fixed: 6.04%

• 🔄 7/6 ARM (SOFR): 6.27%

➡️ Rate commentary:
Broadly sideways movement continues. Rates have barely budged since last Friday, and market watchers expect more of the same unless inflation or employment surprises the Fed.

👊 Real Talk: It’s a Buyer’s Market. Act Like It.

Make no mistake — buyers have options right now. If you're trying to sell your home, you need to treat it like you're prepping for a first date, not rolling out of bed in sweats.

✅ Fix what’s broken
✅ Declutter like you’re expecting your in-laws
✅ Stop thinking “this is my house” — you’re not selling it to yourself
✅ Make it clean, make it neutral, make it shine

Because guess what? Buyers aren’t trying to fall in love with your toothpaste collection, your 47 cat magnets, or that "cozy" lighting you got at Walmart in 2009.

Remember that one time you had someone coming over and you panic-cleaned your entire house in 18 minutes flat? That’s the energy. But keep it that way until it’s sold.

🎉 Happening This Weekend in the 'Burgh

🎯 Weekend Radar – July 18–21

🎸 Allegheny County Summer Concert Series – Chuck Prophet & His Cumbia Shoes
🗓️ July 18 | 📍 South Park Amphitheater
Presented by WYEP and featuring opener Amythyst Kiah, this rain-or-shine outdoor concert kicks off at 7:30 PM with local food trucks, Hop Farm Brewing, and Black Dog Winery on-site from 6:00 PM. No covered seating, so bring a blanket or chair and cross your fingers for clear skies.

🚗 Pittsburgh Vintage Grand Prix
🗓️ Through July 20 | 📍 Various Locations
A can’t-miss tradition for car lovers, the PVGP brings vintage vehicles and high-octane energy to city streets and Schenley Park. It’s the only vintage street race in the U.S. held on public roads, and it wraps up this weekend.

🛍️ Vintage Market Days – “Days Like This”
🗓️ July 18–20 | 📍 Monroeville Convention Center
Indoor, air-conditioned shopping with vendors from across the country? Yes please. Find everything from farmhouse furniture and boutique clothing to handmade signs and vintage finds—plus food trucks and live music.

🍷 Allegheny County Wine & Spirits Festival
🗓️ July 19 | 📍 Hartwood Acres Park
Sip and stroll the grounds of Hartwood Acres Mansion while enjoying samples from local wineries and distilleries, food trucks, and live music. It’s your chance to elevate your Saturday with a little class and a lot of cabernet.

🌻 Wildflower Festival
🗓️ July 19–20 | 📍 Freedom Farms
A family-friendly celebration of nature’s glow-up. Admission includes tractor rides to the flower fields (sunflowers, zinnias, and more), pony rides, sunflower maze, corn pit, hay mountain, and tons of kid-friendly activities. July 19 is $20 admission; July 20 is just $10.

💎 Pittsburgh Gem Show @ Janoski’s
🗓️ July 19–20 | 📍 Janoski's Farm and Greenhouse
Part of the “Christmas in July” fest at Janoski’s, this gem show features over 12,000 pounds of rocks, crystals, fossils, and jewelry, plus 100+ crafters and food trucks. Admission is free and the vibes are sparkly.

🌟 Local AF – Randyland

📍 North Side | randy.land

You want quirky? We got quirky.

Randyland is a North Side landmark built from found objects, street art energy, and the kind of unfiltered joy you can’t manufacture. Created by longtime Pittsburgher Randy Gilson, this free outdoor art installation is a riot of color, vintage randomness, and positive vibes.

It’s part DIY art museum, part therapy session, part “wait... what is this place?” — and it totally slaps.

🎨 Bring a camera
🧠 Bring an open mind
📸 Leave with 17 Instagram stories and maybe a new outlook on life

Pittsburgh has a lot of grit — but this one’s all glow.

🧠 TL;DR – What You Really Need to Know

For when you're scrolling at red lights (not that you’d admit it)

• Market Check: June saw the highest number of active listings in years. Prices are up, homes are sitting a touch longer, and yes — it’s definitely a buyer’s market. If you're selling, it's time to declutter, clean, and stop acting like you're listing it for yourself.

• Standout Property: 4323 Schenley Farms Terrace isn't flashy, but it's sitting in one of the most historic, tightly held neighborhoods in the city. Rare opportunity. Big potential.

• Weekend Radar: Vintage markets, wine festivals, wildflower picking, a gem show, and Chuck Prophet playing live in South Park. Pittsburgh is alive this weekend — go outside.

• Local AF: This week’s off-the-beaten-path gem? Randyland. Free. Weird. Bright. Unforgettable.

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Thinking About Buying or Selling?

Let’s chat about how to navigate Pittsburgh’s real estate market. Whether you’re looking to buy, sell, or invest, I’m here to help. Hit reply, or schedule a consultation here: 15 Min Consultation

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Thanks for letting me be a part of your inbox this week! I hope you found these insights helpful, whether you're a curious Pittsburgher, a buyer, a seller, or an investor. As always, I’m here to answer any real estate questions or just chat about the market.

Wishing you a wonderful week ahead,
Tim

Tim Pettigrew
Realtor | eXp Realty
📍 Serving Pittsburgh and Surrounding Areas
📞 412-545-6006 | ✉️ [email protected]
🌐 Visit My Website

Disclaimer:
This email is intended for informational purposes only and is not intended to be a solicitation if your property is currently listed with another broker. All real estate information is deemed reliable but not guaranteed. Please consult a professional for specific advice.

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