Joycesellshomes

10/24/2026

Here's a number that trips people up: "the Lancaster County median home price is $370,000."

That figure is real. LCAR's September 2026 report put the county median sold price at $370,000, up about 4.2% from last September. But it describes every sale from Lititz to Quarryville to Columbia in one line, and a single line can't do that.

Zoom into the City of Lancaster and the picture changes. Redfin's data for the three months ending September 2026 shows a city median sale price around $264,874. Same county, same month, a six-figure difference.

Neither number is wrong. They answer different questions. The county figure tells you what's happening broadly. The city figure tells you what a rowhome buyer in Lancaster actually faces. A neighborhood, a school district, a street with parking versus one without: each of those moves the number more than the headline ever will.

This is why I get nervous when I see a listing priced off a county-wide average, or a buyer convinced they're priced out because of a stat they saw on the news. Pricing a home is a comparable-sales job, not a headline job. With 20+ years of helping people buy and sell here, I'd rather look at the four or five homes that actually match yours.

Curious what your specific block looks like right now? Send me a message and I'll pull the numbers for your neighborhood.

Sources: LCAR September 2026 market report; Redfin city data.



Affiliated with Lusk & Associates Sotheby's International Realty, part of a brand founded NYC 1976.

10/14/2026

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2026 marks 50 years of Sotheby's International Realty. Founded in New York in 1976 by Sotheby's, the auction house established in 1744, the residential brand set out to bring the same care and exacting standards to exceptional homes.

For Lancaster County clients, that history has practical meaning. Lusk & Associates Sotheby's International Realty joined the brand in September 2014, and I'm proud to be part of that local affiliation. Its global network can help local listings reach international buyers and connect clients moving beyond South Central PA with trusted real estate professionals worldwide. I pair that reach with 20+ years of local experience. If a move is on your mind, I'm happy to be a resource.

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50 years. A global network. A local connection. ✨

Founded in New York in 1976 by Sotheby's, the auction house established in 1744, Sotheby's International Realty connects local listings with international buyers and clients with trusted referrals worldwide.

Lusk & Associates Sotheby's International Realty joined the brand in September 2014. Proud to bring that reach to Lancaster County and South Central PA.



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In 2026, Sotheby's International Realty marks its 50th anniversary. Founded in New York in 1976 by Sotheby's, the auction house established in 1744, the residential brand was created to bring care and standards to exceptional homes.

Lusk & Associates Sotheby's International Realty joined the brand in September 2014. As an affiliated agent, I value what its global network can mean for Lancaster County clients: international exposure for local listings and trusted referrals to reputable real estate professionals worldwide. I pair that reach with 20+ years of experience and knowledge of Lancaster County and South Central Pennsylvania. I'm glad to help clients navigate their next move, wherever it leads.

10/09/2026

This looks like fun..

Lancaster Kidpreneur Day is this Saturday, October 10, from 10 AM to 1 PM at Binns Park, 120 N. Queen St.

More than 45 kids are running 36 businesses for the morning, from slime and crochet to pumpkins, custom t-shirts and LEGO minifigures. It's free and open to the public. Bring some cash and bring your friends.

Presented by Shirk Pest Solutions, with JK Mechanical, Hinkle Insurance Agency, fix (IT) chix and Signarama.

10/08/2026

Your down payment is only part of the cash-to-close equation. 🏡

In Lancaster County, LCAR’s August report showed a $385,000 median sold price, with the year-to-date median at $360,000. Buyer-side closing costs commonly land around 2%–5% of the purchase price, separate from the down payment.

That’s roughly:
$7,700–$19,250 on a $385,000 purchase
$7,200–$18,000 on a $360,000 purchase

Costs that may appear at or around settlement include lender origination and underwriting fees, appraisal, title search and title insurance, recording fees, prepaid property taxes, homeowners insurance escrow, and the first year of flood or other required coverage.

Also budget for a home inspection and, when applicable, radon, well, septic, or pest inspections; HOA transfer or capital-contribution fees; and moving costs.

Pennsylvania realty transfer tax, state plus local, is roughly 2% combined in this area. It’s often split between buyer and seller by custom, but the contract controls, so confirm the terms.

Seller concessions or lender credits can sometimes offset part of the total, depending on the lender, loan type, property, and contract.

This is the practical companion to the rent-vs-buy math, and the part many buyers wish they knew before writing an offer. Want to build a real budget for a specific property? Let’s talk. Confirm the details with your lender and title company, since estimates vary and are not fixed.

10/06/2026

Rents are easing in Lancaster County. Home prices are not. So, is it time to stop renting? The honest answer: maybe, but the math depends on your timeline, cash, loan, and plans.

Here’s one current snapshot:
• Median rent: about $1,625/month, down roughly 4% year over year, according to Realtor.com. Rents vary widely by property and neighborhood.
• Median sold price: $385,000 in LCAR’s August report, unchanged from June.
• At a mortgage rate near 7%, even with 20% down ($77,000), principal and interest would be roughly $2,047/month on a 30-year loan: before taxes, insurance, maintenance, or HOA fees.
• Buying also means closing costs and prepaid escrow, so cash needed upfront is more than the down payment.

That means buying is not automatically cheaper than renting, and it is not a shortcut to a smaller monthly bill.

The longer-term question is different. If you expect to stay 5–10 years, part of your payment may build equity, while buying and selling costs are spread over more time. Appreciation is never guaranteed, though, and your results depend on the property, neighborhood, financing, and market.

Renters have leverage right now, too. More rental inventory and softer rents may create room to negotiate a renewal while saving and getting pre-approved.

After 20+ years serving Lancaster County and South Central PA, I’m happy to help you compare the real numbers for your situation. Confirm loan details with a lender; this is general information, not financial advice.

09/28/2026

Could early fall give home shoppers a little more breathing room?

Realtor.com, reported by the Pennsylvania Association of Realtors on Sept. 28, identifies Sept. 27–Oct. 3 as the prime national homebuying week of 2026. Its analysis projects about 32% more active listings than at the start of the year across the greatest number of metros. Buyers are expected to save roughly $14,000 compared with the summer price peak, while list prices are estimated to be about 3.5% below their seasonal peak.

Realtor.com Senior Economist Hannah Jones describes the opportunity as “more choices and less urgency.” She also advises treating it as a strategic window, not a deadline. Shopping earlier may bring the broadest selection of fresh listings, while waiting later may offer additional price flexibility.

Important local note: These are national projections, not Lancaster County statistics. Conditions here vary by property, neighborhood, and price point. Buyers should be prepared with pre-approval and a budget that includes taxes, insurance, and closing costs.

Sellers can benefit from active fall shoppers, too. Well-priced, well-prepared homes can still stand out.

After 20+ years serving Lancaster County, I’m happy to talk through your specific timing and goals. Reach out anytime.

Source: https://www.parealtors.org/blog/best-time-to-buy-is-now-says-realtor-com/

09/28/2026

https://www.smithsonianmag.com/history/during-the-american-revolution-the-city-lancaster-pennsylvania-served-as-the-united-states-capital-for-just-one-day-180989544/

The nascent nation's leaders fled to the inland city as the British advanced on Philadelphia in September 1777. They held one meeting at the local courthouse before moving on to York

09/26/2026

Lancaster makes history today! 🎉

Lancaster Capital Day is happening Saturday, Sept. 26, from 10 a.m.–5 p.m. in downtown Lancaster, centered on Penn Square and the surrounding blocks of King and Queen Streets.

This free, family-friendly festival celebrates Lancaster’s brief time as the nation’s capital. On Sept. 27, 1777, the Continental Congress met here after fleeing Philadelphia during the Revolutionary War. Today’s celebration is also part of America’s 250th anniversary, with the theme “Lancaster Makes History.”

Come enjoy the Capital Day Parade at 11:45 a.m., historic walking tours and actors, history tables, art exhibits, kids’ activities, food vendors, costume contests with awards at 12:15 p.m., and music and dance on the Hamilton and Fulton stages through 5 p.m.

No tickets are needed, and the festival is free and open to the public. Take a stroll downtown and celebrate the people, places, and stories that make Lancaster such a special community.

Details: https://lancastercapitalday.org/

09/25/2026

Diane Coffey we contributed to these numbers girl!

You asked, we delivered! Here’s our Oktoberfest weekend by the numbers:

09/23/2026

Rain and wind made Tuesday’s Lancaster-Lebanon League golf championships at Four Seasons Golf Club in Landisville a true test of patience and skill, and the student-athletes rose to the challenge.

Congratulations to Ephrata’s Makenna Heckman, who won the girls title in a five-hole playoff over Cedar Crest’s Bryn Brandt after both carded 2-over 74. Manheim Township’s Sophia Panagopoulos placed third with an 86, and Manheim Township captured the girls team championship.

In the boys competition, Annville-Cleona sophomore Benjamin Allwein was the only golfer under par, winning with a 1-under 71. Hempfield’s Luke Bahling finished second at 74, followed by Pequea Valley’s Chase Dizel at 75 and Donegal’s Ryan Smeltz at 76.

Team honors went to Hempfield in Class 3A (+22). The program’s 13th league crown and first since 2004. Annville-Cleona and Pequea Valley shared the Class 2A title at +28.

It was a pleasure being there. The Lancaster-Lebanon area golf community’s future is in good hands with these athletes. Golf, open space, and community pride are such a natural part of life here in Lancaster County. Congratulations to all the student-athletes, coaches, and teams who made this championship special! ⛳