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Inventory: A 20% Swing in Two Weeks
Garnet Valley came into 2026 with about 29 active listings. By January 9th, that tightened to 28 — roughly one month of supply and statistically a very strong seller's market.
Then mid-month, inventory spiked to 34 active listings. That's a roughly 20% jump in supply in two weeks. By January 30th, it settled back to 30.
For buyers, that 30-home mark means options are still limited. Whether you're looking in Fox Hill Farm or Greystone, you're not seeing a flood of new inventory. It remains competitive.
The Price Story: Why the Median Jumped $160K
The most dramatic number from January: the median price went from $522,500 on January 9th to $686,520 by January 23rd — and held there through month-end.
Before anyone assumes their home value increased overnight, here's the nuance: that jump reflects a shift in the mix of homes listed, not actual appreciation. The upper end of the market opened up. In early January, the highest-priced listing was around $1.46 million. By late January, listings were hitting $1.72 million.
Areas like Concord Hunt and other luxury pockets can skew the median when a few large homes get listed at once. The takeaway: the market didn't move $160K — the inventory composition did.
Price Reductions: Climbing All Month
Here's the counter-trend sellers need to watch: price reductions climbed steadily throughout January.
- January 9th: 32% of active listings had reduced their price
- January 30th: Nearly 37%
That's more than one in three homes taking a price cut. While inventory is low, buyers are price-sensitive. If you overprice in this market, you will sit — and you will eventually cut. The data is clear: despite low supply, sellers are having to adjust to meet buyer expectations.
Days on Market: Steady Around Two Months
The average days on market hovered in a tight range all month:
- Late December: 64 days
- January 9th: 69 days
- Mid-January: 61 days
- January 30th: 67 days
That two-month average is consistent. But remember — well-priced homes in desirable neighborhoods like The Ridings or Concord Hunt often move faster than the average.
```What This Means for Buyers
The data points to real negotiation leverage. With homes averaging 67 days on market and 37% of the market cutting prices, buyers should negotiate confidently — especially on listings that have been sitting 60+ days. If a home has been on the market for two months in a district with low inventory, there's a reason it hasn't sold. Don't be afraid to come in under asking price.
What This Means for Sellers
The lesson from January: don't get greedy. Yes, inventory is low — only 1.2 months of supply — which puts you in the driver's seat. But rising price reductions prove that buyers will walk past overpriced listings. You want to be the home that sells in 20 days, not the one contributing to that 67-day average.
The Tax Factor
It's also worth noting the affordability environment. The Delaware County Council approved a 23% property tax hike in December 2025. Combined with a median price pushing $700,000, buyers are crunching numbers carefully. That's likely contributing to the price sensitivity we're seeing — the demand is there (Garnet Valley schools remain a major draw), but the budget has a ceiling.
Looking Ahead to February
Heading into February, the key number to watch is whether inventory breaks 35. If spring listing season starts early, the months-of-supply metric could rise, balancing the market further and giving buyers even more room to negotiate.
Your Next Step
Whether you're thinking about buying or selling in Garnet Valley, having current data matters. With 17+ years of experience and 400+ transactions since 2009, The Cyr Team can help you understand exactly how these market conditions apply to your situation.
Sellers: See your neighborhood's appreciation data →
Buyers: Search Garnet Valley homes →
Or call Vincent or Jane directly at 484-259-7910.