Henry Meigs is a licensed REALTOR® with Berkshire Hathaway HomeServices Fox & Roach. His office is at 8400 Germantown Avenue, and he represents buyers and sellers throughout Philadelphia’s 19118.
The most useful number in Chestnut Hill right now is the gap between what sellers are asking and what buyers are paying. The June list median was $895,000. The sold median was $775,000. Twenty-two homes came to market and seven closed. That is not a soft market, it is a market where a portion of the inventory is priced on ambition, and knowing which listings are in that group is most of the job.
Closings in June ran from about $403,600 to $2,305,000, so the "Chestnut Hill price" is close to meaningless as a planning figure. What you are actually buying determines everything: a stone Victorian on a large lot carries slate, deep original systems and a heating load that a smaller twin a few blocks away simply does not.
Budget for the transfer tax early. Philadelphia charges 4.578% and custom splits it evenly, so at the $775,000 sold median the buyer’s share is roughly $17,700 at settlement. On the Hill that is frequently the largest closing line after the down payment, and it is negotiable, which makes it useful in a slower negotiation.
Read the buyer guide →Thirty-five homes were active at the end of June against seven closings. That ratio is the whole conversation. Chestnut Hill buyers are patient, well advised, and comparing your house against a real set of alternatives, so a listing priced to test the market mostly succeeds at teaching the market that your house is available.
The homes that do move here move fast. Well-prepared listings typically go under agreement in the first week or two, which is what holds the 17 day average down while slower listings drift. Presentation carries more weight at this price point than almost anywhere else I sell, because the buyer paying $900,000 has seen what good looks like.
Read the seller guide →Figures are from the most recent monthly Bright MLS pull for 19118. For the twelve-month trend and a fuller breakdown, see the Chestnut Hill market data.
He was communicative, kind, and always replied in a timely manner — and went above and beyond to help my clients get their deposit in on time. I would love to work with Henry again.
Henry walked me through the entire process as a first-time seller. Extremely professional, and responsive and timely with every question. Highly recommend.
Henry has tremendous knowledge and experience, with great communication and professionalism. Patient and supportive at every step — I would definitely love to work with him again.
Chestnut Hill sits at the top of Northwest Philadelphia, in zip code 19118, where Germantown Avenue reaches its highest point before crossing into Montgomery County. For the architecture, the commercial district, the rail lines and month-by-month market data, I keep a detailed guide.
Read the full Chestnut Hill neighborhood guideIn June 2026 the list median was about $895,000 against a sold median of $775,000. Part of that is mix, because only seven homes closed and low volume makes any median unstable. Part of it is genuine: a share of standing inventory is priced above what buyers here are currently paying. For a buyer that means asking prices are a starting point rather than a verdict. For a seller it means the comparable sales that matter are the closed ones, not the neighbors still sitting.
Philadelphia charges a total realty transfer tax of 4.578%, made up of 3.578% to the city and 1% to the Commonwealth, and buyer and seller customarily split it evenly at about 2.289% each. At the June sold median of $775,000 that is roughly $17,700 per side. Chestnut Hill sits inside the city line despite feeling suburban, so buyers coming from Montgomery County are often surprised by this number.
The roof first, because slate and tile on a large house is expensive to replace and frequently repairable well past the point people assume. Then the heating system and its distribution, since square footage here often outruns equipment installed for a different era. Then water: grading, gutters, downspout discharge and the sewer lateral. Stone houses are forgiving structurally and unforgiving about moisture.
The June average was 17 days, but the average is doing a lot of work. Well-prepared listings usually go under agreement in the first week or two. Listings that miss on price or presentation can sit for months. There is very little middle ground here, which is why the first three weeks on market matter more than anything that happens after.
They are genuinely different products, not better and worse. Chestnut Hill gets you the commercial corridor, larger lots, a deeper high-end comparable set for resale, and a longer average hold. Mt Airy gets you a lower entry price, more transaction volume and therefore more choice, and much of the same park access. The transfer tax and school district are identical since both sit in Philadelphia. I sell in both and can walk you through the trade honestly.
If you are trying to decide between listing now and waiting, that is a worthwhile conversation given what current inventory looks like. Call 484-571-4577 and I will show you what is actually selling and at what discount to ask.
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