Cathedral Ceilings & Cold Beers on the Deck

🏡 Real Estate Revelations
Aug. 22, 2025 Edition | Read Online

Late August in Pittsburgh has that “two seasons at once” energy. The days are still long and hot enough for deck beers and ice cream runs, but school buses are rolling, the market is shifting gears, and you can feel football season creeping in around the edges.

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.

This week we’ve got a hometown favorite of mine in Lower Burrell, a market snapshot that shows rates dipping to their lowest point this year, a weekend packed with tacos, bikes, and lanterns, and a Shadyside newcomer that’s serving Palm Springs vibes with Pittsburgh flavor.

Tim’s Pick of the Week (formerly Standout Property — I got bored of the name)

105 Madison Dr — Lower Burrell

Listed at $275,000 | 3 beds • 2.5 baths • ~1,719 sq ft

This one stands out to me for a lot of reasons. First — it’s in my hometown. I grew up here, and anytime I get to bring a Burrell home to market, it feels like coming full circle. I actually helped the current owners buy this house a few years back, and now that they’ve outgrown it, I get to help find its next chapter.

The main floor owner’s suite is the showstopper — cathedral ceilings so tall you can’t even capture them in one photo, plus a walk-in closet and private bath for true single-level living.

The kitchen has brand-new stainless appliances (except dishwasher) and flows into the dining and living areas, making it perfect for everyday life or entertaining. Upstairs gives you two more bedrooms and a full bath, while the lower level adds flex space that can be your gym, workshop, or hobby hideout. Nearly every major system has been updated, so it’s as move-in ready as it gets. Previous owners even took care of the big stuff such as roof and sewer line.

Out front, the curb appeal pops with fresh landscaping — and yes, there’s a koi pond that seals the deal for peaceful backyard vibes.

Step out back and you’ll find a spacious deck with built-in lighting — perfect for family dinners, late-night laughs with friends, or just kicking back with a drink.

Location-wise, it’s got all the hometown staples: Glens Custard, Mogie’s, Villa Ballanca, Burrell schools — all just minutes away. And if you need to commute, you’re within easy reach of Pittsburgh Mills, Monroeville, Cranberry, and Downtown Pittsburgh.

📅 Open House: Sunday, Aug 24 | 12–3 PM
👉 See the full listing here

If you’re on this side of Pittsburgh this weekend, stop by, say hi, and check it out. I’ll be there. 🍦🍻

📊 Market Snapshot – August 22, 2025

Mortgage rates just touched their lowest point of the year (so far) after Fed Chair Powell’s Jackson Hole speech — a small shift, but enough to catch buyers’ attention. On the local side, listings and sales stayed steady, while price reductions show sellers are still adjusting expectations as the season shifts.

🔍 7-Day Market Activity (Residential)

• 🏷️ New Listings: 748

• 🔁 Back on Market: 134

• ✅ Sold: 676

• 📝 Contingent: 562

• 🔒 Under Contract: 259

• 🔻 Price Reductions: 692

• 🆙 Price Increases: 18

• ❌ Withdrawn: 95

• ❌ Expired: 192

🧮 Sold Property Stats (730 sales)

• 💰 Median Sale Price: $250,000

• 💸 Average Sale Price: $325,363

• ⏳ Average Days on Market: 43

• 🔥 SP/LP Ratio: 98.28%

• ⚡ Median DOM: 26

➡️ Takeaway: Homes are still moving in just over a month and selling close to asking — buyers are active but more deliberate in their choices.

💸 Mortgage Rate Check (as of Aug. 22, per Mortgage News Daily)

• 30-Year Fixed: 6.52% (↓ 0.10)

• 15-Year Fixed: 5.90% (↓ 0.07)

• 30-Year FHA: 6.11% (↓ 0.11)

• 30-Year Jumbo: 6.55% (↓ 0.12)

• 7/6 SOFR ARM: 5.99% (↓ 0.12)

• 30-Year VA: 6.13% (↓ 0.10)

📉 Small drops across the board — and while not earth-shattering, they’re enough to help rate-sensitive buyers breathe a little easier.

📌 Back-to-School Shift

With school back in session, we’re officially entering the “post-summer” market. The family-mover wave slows down, and we start seeing more job relocations, downsizing, and life-event buyers making moves.

Sellers: Price for the market you have now, not the one you wish you had.
Buyers: With less competition but fewer options, be ready to move fast when the right one hits.

🎉 Happening This Weekend in Pittsburgh – Aug 22–24

🌮 TacoMania
📍 Carrie Furnaces | 📅 Saturday, Aug 23
A taco lover’s dream — Pittsburgh’s best taco vendors, plus pro wrestling, margaritas, local beer, and a DJ. More info

💡 Pittsburgh Water Lantern Festival
📍 Allegheny Commons Park West | 📅 Saturday, Aug 23
Light up the night with floating lanterns, food trucks, and good vibes. Write a message, make a wish, and watch it drift across the water. Event details

🌸 Flower Fest on Bigham Street
📍 Mount Washington | 📅 Sunday, Aug 24 (12–5 PM)
Stroll through floral-themed vendors, workshops, and displays in a colorful celebration of blooms. Event page

🕷️ Oddities & Curiosities Expo
📍 David L. Lawrence Convention Center | 📅 Sat–Sun, Aug 23–24
From taxidermy and antiques to the wonderfully weird — explore everything strange under one roof. Tickets & info

🚲 PedalPGH
📍 Allegheny Commons Park West | 📅 Sunday, Aug 24
The city’s largest community bike ride, with routes for all levels, rest stops, and a post-ride festival. Register here

🛍️ Burgh Bazaar + South Side Shop, Sip & Stroll
📍 Downtown & South Side | 📅 Sunday, Aug 24
Shop local vendors at the Bazaar, then hit the South Side’s annual yard sale and “Shop, Sip & Stroll” for unique finds and community fun. Burgh Bazaar Info | Shop, Sip & Stroll

🍸 Bonus Bite: Palm Palm

📍 5996 Centre Ave, Shadyside

This one’s been making waves. Palm Palm is the latest concept from Herky Pollock — a big name in Pittsburgh’s commercial real estate world — and his wife Lisa. Together with Chef Ed and Amanda Smith, they’ve transformed a long-vacant Shadyside building into a spot that feels like a slice of Palm Springs right here in Pittsburgh.

Why people are talking:

• The vibe: Slim Aarons vibes brought to life — velvet seating, brass accents, palm murals, and mid-century glam.

• The food: Coastal-inspired plates with playful twists (yes, truffle spaghettios are a thing).

• The drinks: Instagram-worthy cocktails like the Palm Reader, a colorful gin mix that’s basically vacation in a glass.

I haven’t made it there yet, but it’s officially on my list. From everything I’ve seen, Palm Palm is shaping up to be one of the most stylish hangs in the city.

👉 Palm Palm Restaurant

🧠 TL;DR – What You Really Need to Know

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

• 🏡 105 Madison Dr — My hometown listing in Lower Burrell, with cathedral ceilings, a koi pond, and a deck made for late-night laughs. Open House Sunday 12–3.

• 📊 Market Snapshot — Rates dipped to 6.52% (lowest of the year so far). Homes are still selling close to list with ~43 DOM. Back-to-school shift means fewer family movers, more relocations & life-event buyers.

• 🎉 Weekend Picks — TacoMania, Water Lantern Festival, Flower Fest, Oddities & Curiosities Expo, PedalPGH, and Burgh Bazaar + South Side stroll.

• 🍸 Bonus Bite — Palm Palm in Shadyside: commercial real estate mogul Herky Pollock + Chef Ed Smith bring Palm Springs glam to Pittsburgh.

📝 Recent Blog Posts you May Have Missed 👇

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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

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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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