Furnace Season, Finally.

Oct. 10, 2025 Edition | Read Online

Today was the first morning I legitimately questioned whether it’s time to turn the furnace on. The air’s got that sharp edge, leaves are starting to crunch, and Pittsburgh feels fully in fall mode.

If you’re new here — I’m Tim Pettigrew, Pittsburgh’s go-to Realtor. I’ve sold millions in real estate and helped folks buy and sell some amazing homes. Now, I’m giving you the pulse of the 412 (814 & 724) every week.

If you do nothing else and close this out without reading, have a beer for me. 🍻 

🏡 Market Watch

Rates slid again this week — their biggest single-day dip since the Fed’s September meeting — as markets reacted to new global tariff chatter. It’s not a free fall, but it’s the kind of movement that gets buyers’ attention.

30-yr fixed: 6.32% (-0.06%)
15-yr fixed: 5.84% (-0.04%)
FHA: 6.03% (-0.02%)
VA: 6.04% (-0.03%)

Allegheny County Numbers (Oct. 3 – Oct. 10):
🏠 New listings: 792 (-0.6%)
🔻 Price reductions: 843 (↑ from 819 last week)
✅ Closed sales: 579 (-27%)
⏱ Days on market: 49 avg / 31 median (steady week over week)

National & Local Signals:
📉 Mortgage rates hit their lowest level since the Fed’s September cut, easing affordability pressure for now.
🏗 New construction permits nationally slowed slightly in September, signaling builders are playing it cautious through year-end.
🏠 Locally, Allegheny County’s median price holds at $236K with homes selling for 98.4% of list — steady demand despite seasonal cool-off.
💡 Agents report renewed interest in turnkey and renovated homes as older inventory dominates the market.

The Bigger Picture:
After months of roller-coaster rates, buyers are finally seeing a little stability — and some are stepping back in before the holidays. For sellers, it’s a reminder that pricing right and presenting well matter more than ever as inventory creeps up.

👉 Translation: Rates are down, but buyers are picky. Price smart and stay ready — the window to move before winter is wide open right now.

🏠 Yinz. Gotta See This

Who doesn’t love a stone house? Especially one that manages to feel both grand and lived-in.

Tucked into Mt. Lebanon’s Virginia Manor, 694 Valleyview Rd is the kind of Tudor that stops you mid-walk. The stone façade and slate roof are straight out of a storybook, while inside, sunlight, wood beams, and timeless built-ins make it feel like home the second you step through the door.

The family room is a showpiece — think soaring beams, a wall of books with a rolling ladder, and a fireplace that practically calls for a glass of wine. Out back, the fenced yard and patio setup turn quiet evenings into easy entertaining.

Quick Hits
📍 Virginia Manor, Mt. Lebanon
💰 $1,325,000 🛏 5 🛁 4 Full + 2 Half 📐 4,056 sq ft
🪵 Built 1937 🏠 Stone Tudor with Slate Roof
🔥 Three Fireplaces + Library Nook with Ladder
🎒 Walkable to Jefferson Elementary & Shops
🗓 Open House: Sat Oct 11, 1–3 p.m.

✍️ Personal Note: If you know me, you know I’ve got a soft spot for homes with character — and this one nails it. From the stonework to the built-ins, it’s the kind of place that reminds you why Mt. Lebanon homes never go out of style.

🍺 Pittsburgh Life

⚠️ Alert: Steelers are back in session this weekend. Browns come to town to take on the ‘LERS at 1:00 PM this Sunday at Acrisure Stadium.

Quick Hits:

• Quick Hits:

  • 🏘️ Pittsburgh’s mayor just announced a wave of new investments in affordable housing — including six LIHTC-backed projects and an interactive map showing more than 1,600 units built, preserved, or in progress across the city. It’s one of the biggest pushes yet to keep neighborhoods livable for everyone. (WPXI)

  • 🏢 Federal law enforcement is expanding its presence in Pittsburgh, leasing additional downtown office space. It’s a small but symbolic nod to how the city’s profile continues to grow on a national level. (CBS Pittsburgh)

  • 🏈 Pitt hosts Florida State this Saturday, and while the Panthers enter as underdogs, home-field energy and a few key defensive adjustments could make this one tighter than Vegas thinks. (CBS Sports)

  • 🏒 The Penguins unveiled their new “Pittsburgh Gold” third jersey at the home opener — a retro-meets-modern nod to the city’s classic sports aesthetic, featuring river-inspired stripes, trolley fonts, and a subtle triangle patch echoing the Point. (NHL.com)

🎡 What’s Rolling This Weekend

🍻 Oktoberfest Pittsburgh (Downtown) — Ft. Duquesne Blvd transforms into a riverside beer garden as the city raises a stein to fall. Expect live music, endless bratwurst, and skyline views that make every pour taste better.

🍨 Cinderlands × Page’s Tasting Event (Strip District) — Barrel-aged stouts meet Page’s Dairy treats in this limited-edition collab. Only 100 tasting boxes available — and yes, it’s every bit as indulgent as it sounds.

🌳 Pour at the Park (North Park) — Beer, wine, and spirits take over North Park for one of the most anticipated tastings of the year. Live music, food trucks, and a family zone make this one an easy win for groups.

💃 Hispanic Heritage Celebration (North Side) — Celebrate Latin culture at The Warhol through music, dance, silkscreen printing, and Spanish-language tours. Bright, bold, and full of energy.

🚎 Terrible Trolley Tailgate (Washington County) — Ride vintage trolleys decked in black & gold, enjoy drinks, and relive Pittsburgh history — all while tailgating in style.

🎢 Phantom Fall Fest (West Mifflin) — Coasters by daylight, haunted houses by night. The ultimate way to blend screams and smiles this October.

🎨 Catching Sunbeams at The Frick (Point Breeze) — The Frick’s greenhouse becomes an art gallery filled with suspended metallic sculptures by local artist Atticus Adams. Perfect Sunday slow-down spot.

All events pulled from Visit Pittsburgh’s weekend guide.