Henry Meigs is a licensed REALTOR® with Berkshire Hathaway HomeServices Fox & Roach. He represents buyers and sellers throughout Roxborough and Philadelphia’s 19128.
Roxborough closed 63 sales in June, more than the other eight towns I cover combined. That volume is the single most useful thing about buying here. You will see genuine options in your price range, the comparable sales are current and plentiful, and an appraisal is far less likely to come in short than in a thin market.
The June median was $400,000 with most sales between roughly $315,000 and $445,000, and the full range ran $195,000 to $695,000. The stock is a mix of rowhouses, twins and detached homes, so at a given number you are often choosing between house types rather than between houses. That is a real choice and worth thinking through before you tour.
Volume cuts both ways. A deep buyer pool means well-priced listings draw competition quickly, so the 25 day average understates the pace on anything desirable. Have your financing genuinely 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 June against 63 closings. That is an unusually well-cleared market, and it is why Roxborough sellers can be more confident about timing than sellers a mile in any direction. The buyer pool here is deep and consistent rather than seasonal.
The flip side is that your house is being compared against a lot of recent, very legible evidence. In a neighborhood with 63 monthly closings, 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.
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.
Roxborough occupies the high ground between the Schuylkill Valley and Wissahickon Valley Park, above Manayunk, in zip code 19128. For the trailheads, Ridge Avenue, the housing stock and month-by-month market data, I keep a detailed guide.
Read the full Roxborough neighborhood guideYes, though not in the way a low-inventory market is competitive. Roxborough closed 63 sales in June with 69 new listings, so there is genuine supply. The competition concentrates on well-priced homes, which draw multiple offers quickly while the overall average sits at 25 days. Practically, that means you should be fully prepared before you tour, but you are unlikely to be shut out of the neighborhood entirely.
That was the June median, and at that number you are usually choosing between house types rather than compromising. Depending on the block it buys a well-kept rowhouse, a twin, or in some cases a small detached home needing work. The middle half of June sales ran roughly $315,000 to $445,000, so $400,000 sits comfortably inside the ordinary market rather than at either edge.
It genuinely does. Appraisal problems usually come from thin comparable data, which is a real risk in low-turnover markets like Wyndmoor or Oreland. With 63 closings in a 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 rather than discovering later.
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 June median of $400,000 that is roughly $9,156 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 I will tell you what your house is worth today or what the one you are looking at should sell for.
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