It’s a Beautiful Day in the ‘Burgh

🏡 Real Estate Revelations
Aug. 07, 2025 Edition | Read Online

August in Pittsburgh has a funny way of feeling both wide open and already winding down. One minute it’s food trucks, block parties, and skyline sunsets — the next, school buses are back, the Steelers are in preseason, and everyone’s talking about pumpkin spice.

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 Mt. Washington gem just steps from Grandview, a market that’s holding steady but showing signs of the seasonal shift, and a weekend lineup worth getting out for - plus one Japanese-inspired eatery that might just become your new go-to.

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

169 Plymouth Street — Mt. Washington
Listed at $344,000 | 3 beds • 1.5 baths • ~1,536 sq ft

Just steps from Grandview Avenue, this Mt. Washington home puts you in one of the most desirable spots in Pittsburgh. Coffee shops, restaurants, parks, and those iconic skyline views? All within walking distance.

Inside, you’ll find 9-foot ceilings, gleaming hardwood floors, and custom built-ins in a spacious living and dining area — perfect for everyday living or hosting friends. The kitchen is fully updated with stainless appliances, granite counters, and new oak cabinetry, flowing to a powder room and out to the backyard.

The backyard setup is where this home shines. A large concrete patio with covered dining space is ready for summer cookouts, while the level, fenced yard is ideal for pets, gardening, or a game of catch. A yard like this in Mt. Washington? GTFO here!

Upstairs, there’s a roomy owner’s suite, a second bedroom with deck access, and a full bath with whirlpool tub. The third floor is a flexible space — bedroom, office, or workout area. Plus, you get two off-street parking spots, which is gold in this neighborhood.

📍 View the full listing here

📊 Market Snapshot – August 7, 2025

After last week’s surge, the market cooled across most categories. New listings and sold homes dropped, while withdrawn and back-on-market properties climbed — signs that both buyers and sellers are pausing to reassess.

🔍 7-Day Market Activity (Residential)

🧠 Takeaway

• The sharpest declines came in new listings (-11%) and sales (-15%), reflecting a post-July cooldown.

• Withdrawn listings spiked over 40%, suggesting some sellers are stepping back rather than adjusting prices.

• Price reductions remain high, showing buyers still have leverage to negotiate.

🧮 Sold Property Stats (727 sales)

• 💰 Median Sale Price: $260,000 (↑ from $256,500 last week)

• 💸 Average Sale Price: $323,091

• ⏳ Average Days on Market: 46

• 🔥 SP/LP Ratio: 97.76%

• ⚡ Median DOM: 25

➡️ Takeaway: A small median price bump with slightly longer DOM suggests buyers are still active but more deliberate in their choices.

💸 Mortgage Rate Check (as of Aug. 7, per Mortgage News Daily)

• 30-Year Fixed: 6.55% (↓ 0.02)

• 15-Year Fixed: 5.92% (↓ 0.01)

• 30-Year FHA: 6.12% (↓ 0.05)

• 30-Year Jumbo: 6.70% (↓ 0.02)

• 7/6 SOFR ARM: 6.12% (no change)

• 30-Year VA: 6.13% (↓ 0.05)

📉 Rates hit another new longer-term low, with small but meaningful drops across most loan types. While the shift isn’t dramatic, it can still improve affordability for rate-sensitive buyers.

📌 What We Need to Be Mindful Of

We’re inching toward the end of summer, and that means the “family-buyer” window is about to narrow. Once school starts, many families pump the brakes until the end of the school year in April/May 2026.

It happens every year — it sneaks up fast. By the time we hit September, sales volume slowly starts to dip. Football is back, holidays creep closer, and schedules get tighter.

The market doesn’t grind to a halt — far from it — but the buyer pool changes. Instead of the family-movers, we see more job relocations, life-event buyers (deaths, divorces, downsizing), and those acting on meaningful moments.

The key this time of year?

• Sellers: Price to the market you have, not the market you wish you had.

• Buyers: The smaller pool means less competition, but also fewer options — act fast when you find the right fit.

🎉 Happening This Weekend in Pittsburgh – Aug 8–10

💮 Summer Fridays at The Frick
📍 The Frick | 📅 Friday, Aug 8
Enjoy free live music, food trucks, artmaking, and family fun at the Frick. 2025 Summer Fridays will take place on June 27, July 25, August 8, and August 29.

🏠 The Legacy of Mister Rogers: Then and Now
📍 White Whale Bookstore | 📅 Friday, Aug 8
Join Fred Rogers Productions and White Whale Bookstore for an evening of joyful conversation about the impact of Fred Rogers’ legacy.

🖼️ Northside Arts Block Party
📍 6 Allegheny Square | 📅 Friday, Aug 8
An afternoon of art, music, food, and community in the heart of the Northside. Celebrate neighborhood creativity with live music, art activities for all, food trucks, and theater tours.

🧁 Bethel Bakery's 70th Anniversary Party
📍 Bethel Bakery | 📅 Saturday, Aug 9
Celebrate Bethel Bakery’s 70th anniversary at their Bethel Park and North Strabane locations.

😋 The Taste of Wholey’s
📍 Wholey’s Fish Market | 📅 Saturday, Aug 9
Savor the flavors with delicious samples from all around the store. Complete your “passport” at each tasting station for a special prize.

👻 Steel City Spooky Market Grand Opening
📍 901 Centre Avenue | 📅 Saturday, Aug 9
Vendors of all things creepy crawly — from oddities to themed baked goods — make this a Halloween lover’s dream year-round.

🔔 Bells Across America Unveiling - Super UNIQUE event
📍 The Westmoreland Museum of American Art | 📅 Sunday, Aug 10
Celebrate the unveiling of a Bells Across PA bell during the museum’s Sunday Fun Day: Animal Kingdom event. Activities for all ages from 10 AM to 3 PM.

Bonus Bite – Golden Gai Izakaya

📍 Bakery Square — Visit their site

Inspired by Tokyo’s Shinjuku Golden Gai, this cozy sibling to Gi-Jin brings a spirited izakaya-style experience to the East End. Nestled in Bakery Square, Golden Gai balances relaxed vibes with refined Japanese flavors.

Think: sizzling yakisoba, gyoza, and my favorite—the Yaki Wagyu Satsumaimo (fried fingerling potato, Okinawan sweet potato, Parmesan-dashi fondue, black-garlic tare, shiitake bacon, and chives). Pair it with the Daruma Doll cocktail—Haku vodka, pear sake, pomegranate, lime, honey, and sesame oil—and you’ve got a must-add spot to the rotation.

🧠 TL;DR – What You Really Need to Know

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

• Market cooled: New listings and sales dropped week-over-week, while withdrawn and back-on-market properties climbed. Price reductions remain high, keeping buyers in the driver’s seat.

• Rates dipped: Mortgage rates hit a new long-term low, offering a little relief for buyers watching affordability.

• Tim’s Pick of the Week: 169 Plymouth Street in Mt. Washington — a move-in ready 3-bed just steps from Grandview Ave. with a killer backyard setup.

• Weekend lineup: Summer Fridays at The Frick, Mister Rogers Legacy event, Northside Arts Block Party, Taste of Wholey’s, Bethel Bakery’s 70th, Steel City Spooky Market, and more.

• Bonus Bite: Golden Gai Izakaya in Bakery Square — Japanese street food energy with standout dishes like Yaki Wagyu Satsumaimo and craft cocktails.

📝 Recent Blog Posts you May Have Missed 👇

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Thinking About Buying or Selling?

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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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