The Pocono / NEPA region moved through the first quarter of 2026 with transaction volume nearly matching last year and prices continuing to climb. 321 homes sold year-to-date — just 6.7% behind 2025’s pace — while the median sale price rose 3.33% to $310,000. Active listings ticked up 3.1% to 461, the first meaningful inventory increase in months, signaling that spring supply is beginning to arrive.

The active median list price dropping 4.35% year-over-year to $329,999 while the median sale price rose tells an important story: sellers are pricing more realistically, and the gap between asking and selling is narrowing. The homes that are priced with the market are closing. The ones that aren’t are contributing to the 78-day average days on market — a number that improved 8.2% from last year.

★ The $300K–$399K band remains the engine of this market with 107 pending — up 11.5% year-over-year. The $400K–$499K segment is rebounding sharply with sold closings up 42.3% YTD, while the $500K+ pipeline holds steady at 60 pending — suggesting lifestyle and lakefront demand is building into spring.

Despite new listing volume pulling back 11.1% year-over-year (402 vs. 452), the Pocono / NEPA region remains supply-constrained. The absorption rate eased slightly to 3.01 months YTD compared to 2.86 months a year ago — still firmly in seller’s market territory. The market is absorbing available inventory at a strong pace, even as spring listings begin to arrive.

Buyers here are coming from the New York metro, New Jersey, and the Philadelphia corridor — and their decisions are driven by lifestyle and timing as much as mortgage rates. A buyer who has been dreaming about a Pocono getaway for three years is not going to walk away because rates are at 6.75% instead of 5.5%. They’re going to buy when the right property comes available.

This region covers an enormous range of property types — from entry-level lots and community-lake cottages to lakefront estates on Lake Wallenpaupack, vacation communities across Pike and Monroe Counties, and year-round single-family homes throughout Wayne and Carbon Counties. Each tier behaves differently. The $400K–$499K segment surging 42.3% in closings while the $500K+ pipeline holds 60 pending tells you that mid-luxury and lifestyle demand is building in earnest heading into spring.

The March data presents a market holding steady in volume, rising in values, and beginning to loosen on inventory as spring arrives. 321 homes sold YTD with 362 pending — the pipeline remains active and moving. The median rising 3.33% while the active median list price dropped 4.35% reflects a market recalibrating: sellers are pricing smarter, buyers are responding, and the gap between asking and selling is narrowing. For a region that consistently attracts buyers who want lifestyle, nature, and value within reach of the major metros, that foundation remains strong.