Lake Wallenpaupack Market Update Spring 2026
Spring 2026 market update for Lake Wallenpaupack, Lake Ariel, and Pocono lakefront, vacation, and residential homes across Wayne County, Pike County, and Northeast PA. Here’s what buyers and sellers need to know right now. Questions? Anne McCausland, Realtor, Keller Williams Real Estate, Hawley, PA. Click Contact Button.
Local Real Estate Market Report
Lake Wallenpaupack Area
Market Snapshot
Pike & Wayne County, Northeast Pennsylvania | Residential Properties
MARCH 2026
Key Statistics at a Glance
Source: Pike Wayne Association of Realtors MLS | Reporting period ending 3/31/2026
36
Homes sold YTD
↓ 28.0% vs. ’25
$406K
Median sale price YTD
↑ 16.0% vs. ’25
84 days
Avg. days on market YTD
↓ 30.0% vs. ’25
3.06 mo.
Absorption rate
↑ from 2.72 — easing
67
Active listings (March)
↑ 6.3% vs. Mar ’25
38
Pending sales YTD
↓ 41.5% vs. ’25
~92%
Sale-to-list ratio (March)
low-volume read
$359,000
Active median list price
↓ 16.5% vs. Mar ’25
As of today: 83 active in Pike-Wayne; ~98 incl. Pocono Mtn & Greater Scranton.
Competition is building.
★ MOST ACTIVE PRICE BAND
$300K–$399K — sold closings up 66.7% in March (5 vs. 3) and tied last year YTD at 11. Twenty active listings sit in this band right now, the largest active segment in the market. This continues to be where buyers are concentrating.
PRICE RANGE SOLD YTD
$30,000 to $500,000+. Land parcels, mid-range lake-access, and lakefront all closed in Q1 2026.
Market Snapshot
Prices holding. Pendings softening. Inventory rebuilding.
The Lake Wallenpaupack area closed Q1 2026 with stronger year-over-year prices but a clear softening in the pending pipeline. Median sale price YTD is up 16.0% to $405,987, and days on market improved 30% — both healthy signals. At the same time, pending sales are down 41.5% YTD and 55.2% for March alone, which is the most important shift to watch heading into spring.
Active inventory rebuilt to 67 in March (up 6.3% year over year), and as of today the Pike-Wayne board is showing 83 active in the polygon. When you include the Pocono Mountain and Greater Scranton boards, total competing inventory rises to roughly 98. Sellers entering the spring market are no longer competing in a vacuum — choice is expanding.
Active inventory rebuilt to 67 in March (up 6.3% year over year), and as of today the Pike-Wayne board is showing 83 active in the polygon. When you include the Pocono Mountain and Greater Scranton boards, total competing inventory rises to roughly 98. Sellers entering the spring market are no longer competing in a vacuum — choice is expanding.
Key Trend Highlights
↑ 16.0%
Median sale price
YTD ’26 vs. YTD ’25
YTD ’26 vs. YTD ’25
$350,000 → $405,987
3.06 mo.
Months of supply
(absorption rate)
(absorption rate)
Seller’s market < 4 mo.
↓ 30.0%
Days on market
YTD improvement
YTD improvement
120 days → 84 days
Why the average sale price ($575K) is HIGHER than the median ($420K) this month: the flip from February. Five sales closed in the $500K+ band in March, and that concentration of higher-priced lakefront and premier closings is likely pulling the mathematical average above the median. The median remains the cleaner read of where the typical buyer is transacting. In a low-volume month, a handful of sales at either end can move the average significantly — which is why we always look at both numbers together.
Price Band Activity — YTD Sold vs. Pending
Under $250K3 sold / 3 pend.
$250K – $299K3 sold / 5 pend.
$300K – $399K ★11 sold / 9 pend.
$400K – $499K7 sold / 5 pend.
$500K+11 sold / 12 pend.
★ The $300K–$399K band remains the engine of this market. The $400K–$499K segment is rebuilding (up from 3 sold YTD at this point in February to 7 now), but pending YTD is still down 61.5% year over year. The $500K+ pipeline flipped from February — pending YTD now down 29.4% (was up 16.7% at the end of February), which is likely due to the natural pull-through of those earlier-pending lakefront contracts into March closings.
For Sellers & For Buyers
FOR SELLERS
— Pending sales are down 41.5% YTD and 55.2% for March alone. This is the most important number in this report. It could be influenced by buyer hesitation, rate sensitivity, or simply a slower start to the spring decision cycle — but the pipeline is thinner than it was a year ago, and that matters for how you price.
— Inventory is rebuilding. 67 active in March, 83 as of today in Pike-Wayne, ~98 across the broader Pocono boards. Buyers will have more to choose from in April and May than they did in February. Stand out on price and presentation.
— The ~92% sale-to-list ratio for March is on low volume (16 sales) and one or two closings can swing this number meaningfully — so I would not weigh in heavily on it. Mention it for context, but the bigger story is days on market improving 30% YTD, which means correctly priced homes are still moving faster than they were last year.
— The $300–399K band is your strongest position. The $500K+ pipeline shifted — pending YTD is now down nearly 30%, likely due to earlier pendings converting through to closings. Lakefront and premier sellers should price with March’s reality, not last fall’s optimism.
— Inventory is rebuilding. 67 active in March, 83 as of today in Pike-Wayne, ~98 across the broader Pocono boards. Buyers will have more to choose from in April and May than they did in February. Stand out on price and presentation.
— The ~92% sale-to-list ratio for March is on low volume (16 sales) and one or two closings can swing this number meaningfully — so I would not weigh in heavily on it. Mention it for context, but the bigger story is days on market improving 30% YTD, which means correctly priced homes are still moving faster than they were last year.
— The $300–399K band is your strongest position. The $500K+ pipeline shifted — pending YTD is now down nearly 30%, likely due to earlier pendings converting through to closings. Lakefront and premier sellers should price with March’s reality, not last fall’s optimism.
FOR BUYERS
— More inventory is finally arriving. With 32 new listings in March and roughly 98 properties to choose from across the broader region, your selection is the best it’s been since fall.
— Negotiating leverage is real but uneven. The softer pending activity — particularly in the $400–499K band, where pending YTD is down 61.5% — could give you more room to have a price conversation than buyers had a year ago. The $300–399K range is still competitive; the $500K+ space has more flexibility than it appeared in February.
— At 3.06 months of supply, this is still a seller’s market — but the trend is loosening from the 2.5 months we saw in January and February. That shift is in your favor. Come pre-approved and ready to act on the right home.
— Days on market improved 30% YTD because well-prepared homes are moving. The slower-moving listings are usually telling you something about price or condition, not opportunity.
— Negotiating leverage is real but uneven. The softer pending activity — particularly in the $400–499K band, where pending YTD is down 61.5% — could give you more room to have a price conversation than buyers had a year ago. The $300–399K range is still competitive; the $500K+ space has more flexibility than it appeared in February.
— At 3.06 months of supply, this is still a seller’s market — but the trend is loosening from the 2.5 months we saw in January and February. That shift is in your favor. Come pre-approved and ready to act on the right home.
— Days on market improved 30% YTD because well-prepared homes are moving. The slower-moving listings are usually telling you something about price or condition, not opportunity.
Market Balance Indicator — Absorption Rate
Buyer’s market (6+ mo.)
Balanced (4–6 mo.)
Seller’s market (<3 mo.) ◁ 3.06 mo.
3.06 months of supply — still seller’s market territory, but easing from January and February’s 2.5–2.55 range. This is likely due to the natural seasonal rebuild of inventory heading into spring combined with softer March pending activity. Active inventory grew from 57 in February to 67 in March, while monthly pendings dropped from prior months — both factors push the absorption rate up. New listings YTD remain down 6.2% vs. 2025, so supply is still tighter than last year, just not as tight as it was sixty days ago.
Local Perspective
This is not a typical primary-residence market.
Buyers here come from the New York metro, New Jersey, and the Philadelphia corridor — and their decisions are driven by lifestyle and timing as much as by mortgage rates. The softening in March pendings could be influenced by rate noise, tax-season hesitation, or buyers waiting for the broader spring inventory wave that is now starting to arrive.
What I am watching closely heading into April: the $500K+ band’s pending count flipped from up 16.7% YTD at the end of February to down 29.4% at the end of March. That is likely due to a wave of earlier pendings converting to closed sales (11 closings YTD in this band) rather than a true demand drop — but it bears watching. The $300–399K engine continues to hum, and the $400–499K band is showing the first signs of life with sold count nearly doubling since February.
What I am watching closely heading into April: the $500K+ band’s pending count flipped from up 16.7% YTD at the end of February to down 29.4% at the end of March. That is likely due to a wave of earlier pendings converting to closed sales (11 closings YTD in this band) rather than a true demand drop — but it bears watching. The $300–399K engine continues to hum, and the $400–499K band is showing the first signs of life with sold count nearly doubling since February.
New York Metro
Primary feeder market
Primary feeder market
New Jersey
Primary feeder market
Primary feeder market
Philadelphia
Primary feeder market
Primary feeder market
The March data shows a market where prices are holding strong year over year, but the pending pipeline has thinned meaningfully — down 41.5% YTD and 55.2% for the month. Inventory is rebuilding into spring, and competition among sellers is rising as the broader Pocono region adds listings. Correctly priced homes in the $300–399K range are still moving; the $400K+ tiers will reward sellers who price to today’s data, not last fall’s.
For a lake community that consistently attracts lifestyle buyers, the underlying foundation remains strong — but spring 2026 will favor the sellers who lead with the market, not the ones who chase it.
For a lake community that consistently attracts lifestyle buyers, the underlying foundation remains strong — but spring 2026 will favor the sellers who lead with the market, not the ones who chase it.
Your Move. My Mission. From first call to final key — guided every step of the way.
Anne McCausland, Realtor
Keller Williams Real Estate – Hawley
Office: 570-226-0500 (Ask for Anne!) | Direct: 215-272-1348
Data sourced from the Pike Wayne Association of Realtors MLS for the period ending 3/31/2026. Information deemed reliable but not guaranteed. Reflects Lake Wallenpaupack polygon residential properties only. This report is for informational purposes and does not constitute an appraisal or legal advice.