More homes sell in Roxborough than in any other neighborhood I cover, so a house here usually has recent sales to compare against.
Roxborough closed 39 sales in September, 17 more than the next busiest town on my list. That volume helps a buyer. You will see several options in your price range, and the comparable sales are current and plentiful, which gives an appraiser more to work with.
The September median was $350,000, the lowest monthly figure of the past year, one month after August’s $420,000 set the high. The 12-month range is $350,000 to $420,000, an unusually steady band. The stock is a mix of rowhouses, twins and detached homes, so at a given number you are often choosing between house types. That choice is worth thinking through before you tour.
Volume cuts both ways. Well-priced listings draw competition quickly, and September’s 23-day average overstates how long the desirable ones last. Have your financing fully underwritten and know your inspection posture before you go out, because you will not have a week to think about the good ones.
Read the buyer guide →Sixty-nine homes came to market in September against 39 closings and 30 new pendings, and inventory reached 143 homes, the highest count of the past year. You are listing against more active listings than at any point in 12 months, in a market that averaged 23 days to a contract. Even February, the slowest month of the past year, closed 26 sales.
The flip side is that your house is being compared against a lot of recent, very legible evidence. In a neighborhood that closes more than 40 sales in a typical month, buyers and their agents know exactly what your price should be, and there is no information gap to price into. Getting the number right the first week is worth more than any negotiating strategy afterward.
Read the seller guide →Figures are from the most recent monthly Bright MLS pull for 19128. For the twelve-month trend and a fuller breakdown, see the Roxborough market data.
Based on information from Bright MLS for 9/1/2026 through 9/30/2026; data is reliable but not guaranteed.
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Roxborough occupies the high ground between the Schuylkill Valley and Wissahickon Valley Park, above Manayunk, in zip code 19128. The trailheads, Ridge Avenue, the housing stock and the monthly market data are covered in the guide.
Yes, for well-priced homes. Roxborough closed 39 sales in September with 69 new listings, so there is plenty to choose from. The competition concentrates on well-priced homes, which move fast. September’s average was 23 days. Practically, that means you should be fully prepared before you tour, but you are unlikely to lose out on every house you like.
That is above the September median of $350,000 and close to the 12-month median of $395,000, and at that number you are usually choosing between house types. Depending on the block it buys a well-kept rowhouse, a twin or in some cases a small detached home needing work. The monthly median has held between $350,000 and $420,000 over the past year, so $400,000 sits comfortably inside the ordinary market.
It does. Appraisal problems usually come from thin comparable data, which is a risk in low-turnover markets. With more than 40 closings in a typical month, a Roxborough appraiser has current, nearby, similar sales to work from. That reduces the chance of a low appraisal derailing a deal, and it is worth knowing if you are stretching on price.
The usual Northwest Philadelphia set applies: roofs at or past service life, older electrical service in unrenovated houses, and clay sewer laterals that crack and take on roots. Roxborough also has enough rowhouse stock that party wall and shared roof questions come up, and those are worth clarifying in writing before settlement.
Roxborough is in Philadelphia, so the total realty transfer tax is 4.578% and the buyer’s customary half is about 2.289%. At the September median of $350,000 that is roughly $8,000 at settlement. Budget for it alongside title, lender fees and escrows, and remember the split is negotiable in the agreement of sale.
This market moves on current information, and I am in it weekly. Call 484-571-4577 and we can put a current number on your house, or on the one you are looking at.
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