South Hills Real Estate Market: What's Selling and What's Sitting in 6 Pittsburgh Areas (Oct 2026)

Short answer: Supply is low in all 6 South Hills areas. Every one has under 3 months of homes for sale. But not every home sells. Homes priced right move. Homes priced high sit. The slow spots are homes over $1M and homes under $200k.

Data per Area Pro, Apr 13 to Oct 12, 2026, as of Oct 12, 2026.

This update covers six school district areas south of Pittsburgh. Four are in Allegheny County: Mt. Lebanon, Upper St. Clair, South Fayette and Bethel Park. Two are in Washington County: Peters Township and Canon-McMillan.

How to read "months of supply"

Months of supply tells you how long it would take to sell every home for sale now, at the current pace.

• About 6 months is balanced.
• Under 6 months favors sellers.
• Over 6 months favors buyers.

The South Hills is under 3 months in all 6 areas. That is low. But the number changes a lot by price range, and that is where the real story is.

Peters Township real estate market

Peters Township is two different markets.

• 19 homes for sale over $1M. 0 pending.
• Months of supply under $500k: 2.0
• Months of supply $500k to $1M: 2.1
• Months of supply $1M and up: 9.5
• Average sold price: $610,921, the highest of the 6 areas

What it means: Under $1M, sellers still have the edge. Over $1M, buyers have the leverage. At 9.5 months, the top end is the only spot in this report past the 6-month "balanced" line.

Mt. Lebanon real estate market

Mt. Lebanon is hot at the top and slow at the bottom.

• Homes $500k and up sold for 103.3% of list price.
• Months of supply $200k to $500k: 1.3
• Months of supply $500k and up: 1.3
• Months of supply under $200k: 4.3
• Under $200k: 16 for sale, vs 22 sold in 6 months

What it means: $500k+ homes in Mt. Lebanon go over asking. Lower-priced homes take longer, and buyers have more choice there.

Upper St. Clair real estate market

In Upper St. Clair, the $1M line matters.

• Homes $1M and up sold for 93.6% of list price.
• Homes $500k to $1M sold for 100.6% of list price.
• Months of supply under $500k: 1.9
• Months of supply $500k to $1M: 1.7
• Months of supply $1M and up: 3.0

What it means: Under $1M, homes sell near or over asking. Over $1M, buyers negotiate.

Canon-McMillan real estate market

Canon-McMillan is busy, but buyers have choices.

• 313 homes sold, the most of the 6 areas
• 72 days to sell on average, the slowest of the 6
• Months of supply under $200k: 1.8
• Months of supply $200k to $500k: 2.0
• Months of supply $500k and up: 2.3

What it means: Lots of sales and lots of choice. Homes priced high wait.

South Fayette real estate market

South Fayette is where buyers have the most room.

• About $14,000 off the first list price, on average, by the time a home sold
• Homes sold for 98.1% of list price, the lowest of the 6 areas
• Months of supply under $200k: 2.4
• Months of supply $200k to $500k: 1.5
• Months of supply $500k and up: 2.6

What it means: Homes sell here, but many sell after a price cut. A first price that is too high often costs the seller time and money.

Bethel Park real estate market

In Bethel Park, the middle is on fire.

• Homes $300k to $500k sold for over 100% of list price.
• Homes under $200k sold for 94.5% of list price.
• Months of supply under $200k: 2.9
• Months of supply $200k to $500k: 1.6
• Months of supply $500k and up: 1.3

What it means: $300k to $500k homes sell fast. Under $200k, buyers push on price.

The real story in the South Hills

1. Low supply everywhere. All 6 areas are under 3 months.
2. But not every home sells. Over $1M and under $200k, buyers have room.
3. Price is the difference. Priced right, it moves. Priced high, it sits.

This fits what we see across Pittsburgh. The market is flattening, not crashing. Buyers are pickier, and they pass on homes that feel overpriced. For the bigger picture, see our Pittsburgh housing market update for the week of October 12.

What it means for sellers

• Know your price range, not just your area. A $400k home and a $1.2M home in the same area are in different markets.
• Your first price matters most. In South Fayette, the average home gave up about $14,000 from its first price.
• Over $1M, expect to negotiate. Upper St. Clair $1M+ homes sold for 93.6% of list, and Peters Township has 19 for sale over $1M with 0 pending.
• In hot ranges, a fair price can still draw strong offers. Mt. Lebanon $500k+ homes sold for 103.3% of list.

If you want to avoid the common traps, read 4 pricing mistakes in a flattening Pittsburgh market.

What it means for buyers

• Under $500k in most South Hills areas, be ready to move fast. Supply is tight.
• Over $1M, you have room to negotiate, mostly in Peters Township and Upper St. Clair.
• Under $200k in Mt. Lebanon and Bethel Park, buyers have more say on price.
• In Canon-McMillan, homes take longer to sell on average, so you may have more time to decide.
• Look at how long a home has been for sale. A home that has sat may have room on price.

Common questions

Is the South Hills a seller's market right now?
Mostly, yes. All 6 areas have under 3 months of supply. But homes over $1M and under $200k give buyers more room. Data per Area Pro, Apr 13 to Oct 12, 2026.

Which South Hills area sold the most homes?
Canon-McMillan, with 313 sales from Apr 13 to Oct 12, 2026. It also had the slowest average time to sell, at 72 days.

Are homes in Mt. Lebanon selling over asking?
Homes $500k and up did. They sold for 103.3% of list price on average. Homes under $200k were slower, at 4.3 months of supply.

Is the luxury market slow in Peters Township?
Over $1M, yes. There were 19 homes for sale over $1M and 0 pending, with 9.5 months of supply. Under $1M, supply was about 2 months.

Where do South Hills buyers have the most room to negotiate?
South Fayette. Homes sold for 98.1% of list, the lowest of the 6 areas, and about $14,000 below the first list price on average.

Which counties are the South Hills areas in?
Mt. Lebanon, Upper St. Clair, South Fayette and Bethel Park are in Allegheny County. Peters Township and Canon-McMillan are in Washington County.

Matt Durbin | eXp Realty
(412) 998-8896 | Broker: (888) 397-7352
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