Chestnut Hill is next door to Mt Airy, where I live, and I work with buyers and sellers throughout the neighborhood.
In September, six homes closed at a median of $799,500. The 30 homes still for sale carry a median asking price of $1,295,000, so some are priced above where recent sales landed. Comparing each listing with specific closed sales shows which.
Monthly sold medians here have swung between $700,000 and $2,065,000 over the past year, so the "Chestnut Hill price" is close to meaningless as a planning figure. What you are 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 does not.
Budget for the transfer tax early. Philadelphia charges 4.578%, and by local custom buyer and seller split it evenly, so at the $1,295,000 median list price the buyer’s share is roughly $29,600 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 homes were active at the end of September, about 3.3 months of supply at August’s sales pace, and 18 new listings came to market during the month. Buyers here can compare your house against 30 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, and 12 homes went under agreement in September, the most of any month in the past year. 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.
Based on information from Bright MLS for 9/1/2026 through 9/30/2026; data is reliable but not guaranteed.
He gave us clear guidance in preparing to list our home, and throughout the process. He communicated clearly, kept us apprised throughout, and was always available for our questions.
Henry is thorough, professional and attentive. He made a complicated transaction go smoothly, and helped us to make a big life transition with minimal angst.
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. My guide to the neighborhood goes into the architecture, the commercial district, the rail lines and the monthly market numbers.
Because monthly volume is low enough that either number can swing. In July 2026 a luxury-heavy month put the sold median at $1,187,500 against an $862,000 active list median; in September the sold median was $799,500 while the active list median stood at $1,295,000. Underneath the swings, 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. For a seller it means the comparable sales that matter are the closed ones.
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 September median list price of $1,295,000 that is roughly $29,600 per side. Chestnut Hill is part of Philadelphia despite its suburban feel, so the city rate applies.
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 September average was 31 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 different places, and neither is the better buy. 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 is 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 we can go through what is selling and how closing prices compare with asking prices.
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