Scanning Lebanon County listings and wondering if it is a good time to buy or sell? You are not alone. The headlines can feel noisy, and it helps to focus on a few clear numbers that tell the real story. In this guide, you will learn how inventory, months of supply, and days on market work together, how to pull Lebanon County data, and what the signals mean for your next move. Let’s dive in.
Key market terms to know
Inventory (active listings)
Inventory is the number of residential properties for sale that are active on the MLS at a single point in time. To compare month to month, use the same source and the same snapshot date. Exclude non-arm’s-length or duplicate listings when possible, since they can inflate counts.
What to remember:
- Pick a consistent snapshot date each month.
- Use the same MLS source for apples-to-apples comparisons.
- Watch for coming-soon or withdrawn statuses that can skew totals.
Months of supply (absorption rate)
Months of supply shows how long it would take to sell all current active listings at the current sales pace. The formula is simple: Months of supply = Active listings divided by average monthly closed sales. Average monthly closed sales is often the last 12 months of closed sales divided by 12.
How to read it:
- Under 3 months often means a seller’s market.
- Around 4 to 6 months is closer to balanced.
- Over 6 months leans to a buyer’s market.
Keep in mind seasonality and short-term spikes. If many listings are overpriced or distressed, the metric can look tighter than what buyers actually feel on the ground.
Days on market (DOM)
DOM measures time from listing to contract. Many reports use median DOM for closed sales in a period, which reduces outliers.
Important notes:
- Some MLS systems reset DOM when a listing is withdrawn and relisted. Ask whether you are looking at Cumulative DOM or Current DOM.
- Shorter DOM usually indicates stronger demand and good pricing.
- Higher-priced segments often have longer DOM, so compare by price band for useful context.
Where to find Lebanon County data
Use these sources to build a reliable monthly snapshot:
- Bright MLS: Pull active listings, new listings, pending sales, closed sales, median sale price, median DOM, and sale-to-list-price ratio. Confirm whether DOM is cumulative or current.
- Local REALTOR association reports: Look for monthly county snapshots and context on seasonality.
- Public cross-checks: County dashboards from public sites can show inventory, median listing price, DOM, and months of supply. Definitions can differ from MLS, so note the source and method if you compare.
Practical monthly checklist:
- Snapshot date: Choose a consistent day, such as the first of each month.
- From your MLS, pull:
- Active residential listings (count)
- Closed residential sales for the last 12 months (count)
- Median closed sale price (monthly and 12-month rolling)
- Median DOM (clearly label cumulative vs current DOM)
- New listings (monthly)
- Pending sales (count)
- Sale-to-list-price ratio (median)
Quick Lebanon County snapshot
Use this simple template at the top of your monthly update. Replace the placeholders with current MLS numbers and include the data date.
- Active listings: [number] (data as of [date])
- Months of supply: [number] (12-month rolling sales method)
- Median DOM: [number] (label cumulative or current)
- Median sale price: [number] (month and 12-month rolling)
Example only, for illustration:
- Active listings: 180
- Closed sales last 12 months: 1,440 (average 120 per month)
- Months of supply: 180 divided by 120 = 1.5 months
- Interpretation: 1.5 months often signals a strong seller’s market with faster sales.
Always label examples as hypothetical and date-stamp real figures when you publish.
How to calculate the numbers
Months of supply formula
- Step 1: Count active listings at your snapshot date.
- Step 2: Sum closed sales for the prior 12 months.
- Step 3: Divide those closed sales by 12 to get average monthly sales.
- Step 4: Divide active listings by average monthly sales.
Example: 150 active listings divided by 75 average monthly sales equals 2.0 months of supply.
DOM best practices
- Use median DOM to reduce outlier effects.
- Confirm whether your MLS reports cumulative or current DOM.
- Track DOM by price band. Entry-level homes often move faster than higher-priced homes.
Simple visuals to track
- Active listings and median sale price over the last 24 months. Add the snapshot date and source.
- Months of supply by month for the last 12 months. Color code under 3, 3 to 6, and over 6 months.
- Median DOM by month for the last 12 months. Add a line for a longer-term median.
- Inventory by price band with the average DOM for each band.
Always include source and method on each chart. Note whether months of supply uses a 12-month rolling average or a shorter window.
What today’s signals can mean
Scenario A: Falling inventory, falling months of supply, falling DOM
- Demand is outpacing supply. Sellers often have the advantage.
- Buyers should be ready to act quickly with pre-approval.
- Sellers can benefit from strong pricing and solid presentation to capture top offers.
Scenario B: Rising inventory, rising months of supply, rising DOM
- The market is cooling or moving toward a buyer’s market.
- Buyers have more choice and more negotiating room.
- Sellers should focus on competitive pricing, strong condition, and flexible terms.
Scenario C: Inventory stable, DOM rising, sale-to-list ratio slipping
- The issue may be price expectations or listing quality rather than pure supply.
- Review price bands. Some ranges may be slow while others stay competitive.
Scenario D: Inventory rising, prices still rising
- Demand remains strong, or higher-priced listings are lifting the median.
- Study unit sales and pendings by price band for clarity.
Price bands and local nuance
In counties with rural and small-town mix like Lebanon County, entry-level and mid-market segments can behave differently from higher price ranges. That is why it helps to break out metrics by price band, such as under 200,000 dollars, 200,000 to 300,000, 300,000 to 400,000, and over 400,000 dollars. You can also compare boroughs and townships to see where homes move faster.
If you commute to nearby employment centers, local demand can vary by access to routes toward Lancaster, Hershey, Harrisburg, Reading, or Philadelphia. Pair that local insight with the core metrics to understand the level of competition for your specific price point.
How to read a market report
Here is a one-paragraph explainer you can use each month: Inventory tells you how many homes are for sale right now. Months of supply compares that inventory to how fast homes are selling. DOM measures how long homes sit before going under contract. Together, these numbers show whether buyers or sellers hold the advantage and how quickly you may need to act.
Reader checklist:
- Months of supply: Is it under 3, 3 to 6, or over 6 months?
- DOM trend: Is time to contract getting shorter or longer?
- Inventory level: Are choices expanding or shrinking?
- Sale-to-list ratio: Are homes closing near asking price?
- Price bands: Which ranges look most competitive this month?
When to update your view
A monthly cadence works well. Include both the latest month and a 12-month rolling view to smooth seasonality. Year-over-year comparisons help control for spring and holiday swings. Always date-stamp your figures and cite your source and DOM definition.
Get local guidance you can use
If you want a clear plan to buy or sell in Lebanon County, our team can help you read the numbers for your price range and town. We offer pricing guidance and home valuations, listing strategy and marketing, buyer planning and pre-approval steps, relocation support, new construction guidance, and investor analysis. For a local, data-informed plan, reach out to the Thomas Bechtold Team.
FAQs
Is now a good time to sell in Lebanon County?
- Check months of supply, DOM, inventory, and sale-to-list ratio. Under 3 months of supply with falling DOM often favors sellers.
How fast are homes selling in Lebanon County right now?
- Look at median DOM for the most recent month and the 12-month rolling median. Confirm whether DOM is cumulative or current.
How much buyer competition should I expect in Lebanon County?
- Review active listings and months of supply. Lower supply and shorter DOM often mean more competition and fewer days to decide.
What does a balanced market look like in Lebanon County?
- A range near 4 to 6 months of supply is often considered balanced. Local norms vary by price band and season.
How should I price my home in Lebanon County?
- Study recent closed sales, DOM, and the sale-to-list-price ratio in your price range. Strong condition and accurate pricing reduce time on market.
How often should I check Lebanon County housing data?
- Monthly snapshots with 12-month rolling views work well. Use year-over-year comparisons to account for seasonal swings.
