Pittston Housing Market: Price Trends And Inventory

Thinking about buying or selling in Pittston and wondering why some homes move fast while others linger? In a small borough, numbers can look noisy from month to month, and it is hard to know what is signal and what is just a blip. This guide breaks down Pittston’s price trends, list-to-sale price ratios, days on market, and inventory by property type so you can time your move and negotiate with confidence. Let’s dive in.

Why Pittston trends move the way they do

Pittston sits along the Susquehanna River between Wilkes‑Barre and Scranton, with quick access to the I‑81 corridor. That location pulls in commuters and local buyers who value close-in amenities and manageable travel times.

As a small borough, Pittston produces a smaller number of sales. That means monthly stats can swing when one or two unusual properties close. You will get clearer insight by looking at rolling 90‑day, 180‑day, and 12‑month trends instead of single-month snapshots.

Housing stock also shapes results. Older single‑family homes, small multifamily buildings, and a limited number of condos dominate the market. New construction is lighter than in surrounding suburbs, so inventory mostly comes from resales and investor activity. Local tax millages, mortgage rates, commuting patterns, and rental demand all feed into affordability and price sensitivity.

Price trends you can trust

The median sale price is your best quick read on direction in a small market. The median smooths out very high or very low outliers better than an average.

• Use a 3‑month median for a near‑term view and a 12‑month median to see the broader arc and seasonality.
• Expect occasional bumps if a renovated multiunit or a unique property closes. That is normal in a small sample.
• If the 3‑month median rises above the 12‑month median for several periods, near‑term price momentum is likely positive. The reverse suggests softening.

List-to-sale ratios: what they signal

The list‑to‑sale price ratio compares the final sale price to the final asking price. It tells you how close buyers and sellers are meeting.

• How to read it: Ratios near or above 100% often point to strong demand and sharp pricing. Ratios several points below 100% point to more negotiation room.
• Use rolling 90‑ and 180‑day windows so one unusual sale does not mislead you.
• Sellers can use this metric to set pricing and concession expectations. Buyers can use it to shape offers and anticipate counters.

When you check this by property type or price band, you will often see different stories. Move‑in ready single‑family homes can sell right at asking, while higher‑priced or investor‑oriented listings might trade below list depending on financing costs and rent assumptions.

Days on market: timing expectations

Days on Market (DOM) tracks how long it takes for a property to go under contract. Shorter DOM often means stronger demand.

• Use 90‑ and 180‑day medians for the clearest picture. Longer horizons smooth seasonal slowdowns and one-off listings.
• DOM varies by price point and condition. Updated homes that show well usually move faster. Properties that test higher pricing can sit longer, especially if price reductions happen late.
• If DOM is trending up in your segment, plan for longer marketing periods and consider pricing and prep that attract early attention.

Inventory and months of supply

Inventory drives leverage. Months of supply compares how many homes are for sale to the recent sales pace.

• Rough rule of thumb: under about 3 months often favors sellers, around 4–6 months is closer to balanced, and above 6 months gives buyers more leverage.
• In small boroughs, a few new listings or a slow closing month can swing this number. Look at 3‑ or 6‑month average sales rates to stabilize the math.
• Segment inventory by property type and price band. Single‑family, multifamily, and condos can behave differently at the same time.

By property type in Pittston

Single‑family homes

Single‑family demand comes from local families, downsizers, and commuters. Condition and curb appeal matter. Well‑maintained, updated homes near amenities often sell closer to list with shorter DOM. Supply usually rises in spring as more owners list.

Multifamily investor lens

Small multifamily buildings often trade based on income and cap rate rather than pure comparables. Interest rates and local rent strength drive investor math. Inventory can be cyclical as investors enter or pause. Expect tighter DOM for investor‑ready properties and more variability in pricing when financing costs shift.

Condos and townhomes

Condominiums are less common. Association fees, maintenance, and financing eligibility are key. Buyers weigh total monthly cost and loan options. With fewer sales, condo metrics can be choppy month to month, so use longer trend windows.

Price bands to watch

Breaking the market into price bands reveals where competition is hottest:

• Under $150k: Entry‑level homes and some investor opportunities. These can draw multiple buyer types, so condition and financing flexibility matter.
• $150k–$300k: Broad middle of the owner‑occupant market. Updated homes here can sell fast if priced to recent comps.
• $300k+: Smaller pool of buyers and more sensitivity to mortgage rates. Expect a wider range of DOM and more negotiation, especially for unique homes.

Check list‑to‑sale ratios and DOM within your target band. That will tell you how aggressive to price, how quickly to act, and how to structure offers.

How to apply the data

Use the same approach local pros use so you do not get thrown off by noise:

1. Pull a 12‑month view. Start wide to see the big picture.
2. Zoom to 180 and 90 days for near‑term movement. Note any shift in list‑to‑sale ratio and DOM.
3. Segment by property type and price band. Compare single‑family versus multifamily and your target budget.
4. Reality‑check the outliers. Estate sales, major rehabs, or unusually large homes can skew medians.
5. Decide your plan. Use the signals to set price, concessions, and timing.

Timing tips for sellers

• Prep to win the first two weeks. Fresh paint, curb appeal, and basic repairs usually return more than big renovations in borough markets.
• Price to the 90‑day comps. If the 90‑day list‑to‑sale ratio is tight, position near recent solds to create early urgency.
• Watch DOM in your band. If it is rising, plan for a longer runway or a slightly more conservative price.

Timing tips for buyers

• Anchor to the list‑to‑sale ratio of similar homes. If most are closing near asking, craft your offer accordingly and lead with clean terms.
• Be flexible on condition. Homes that need modest updates can offer value if your time horizon is longer.
• Track months of supply. If supply is building in your band, you can negotiate more on price, repairs, or credits.

Affordability factors to remember

Monthly cost is more than price and rate. Local property and school tax millages vary across Luzerne County and can change carrying costs from one neighborhood to another. If you are comparing single‑family and small multifamily, model insurance, utilities, and maintenance along with potential rent income or vacancy.

How Luxe Homes supports your move

You get local guidance backed by hands‑on experience with both residential and small multifamily transactions. Our team pulls Pittston‑specific MLS data, segments it by property type and price band, and helps you set strategy. If you are investing, we can pair acquisition advice with leasing and property management so your plan runs smoothly from closing to cash flow.

Ready to unpack your segment and build a clear plan? Connect with Luxe Homes Real Estate LLC to Schedule an Investment or Property Consultation.

FAQs

What is the list‑to‑sale price ratio in Pittston and why does it matter?

• It is the final sale price divided by the final list price. In Pittston, use a rolling 90‑ to 180‑day window to see how close offers land to asking so you can set price targets or offer strategies.

How many months of supply indicate a seller’s market in Pittston?

• Under about 3 months often favors sellers, around 4–6 months is closer to balanced, and above 6 months tilts toward buyers. Use a smoothed sales pace to reduce small‑market swings.

How long do Pittston homes typically take to sell?

• Look at 90‑ and 180‑day median DOM for similar homes in your price band and condition. Updated homes tend to sell faster, while higher‑priced or over‑tested listings can sit longer.

How should Pittston buyers plan their negotiation strategy?

• Check recent list‑to‑sale ratios for comparable properties. If most close near 95–100% of the final list price, aim offers in that range and strengthen terms like timing and contingencies.

Are duplexes and small multifamily buildings a good investment in Pittston?

• They can be, but evaluate local rents, expenses, vacancy, and financing. Investor demand shifts with interest rates, so compare current cap rates on recent sales to your loan terms before you offer.