If you’re still deciding who to hire, here’s why Bucks & Montgomery County home sellers work with me, Josh Wernick.

Why Bucks County Is a Great Place to Sell Right Now

• Bucks County PA features a hotbed of highly desirable communities. Average listing price has held steady for months over $510,000. There is strong demand for properties in one of the nations most sought after seller’s markets. Homes in Newtown, Richboro, Doylestown, Chalfont, Warrington, Warminster, Jamison, Furlong, Southampton, Washington Crossing, Churchville, Holland all spend less than two weeks on the market.

  Step 1: Decide If Now Is the Right Time to Sell

  • Factors: your plans, equity, condition of home

  • Seasonal patterns (spring rush, fall buyers, etc.)-Everyone thinks nothing happens until spring, but winter buyers are serious

  • When it’s better to prep first vs rush to market- If you are trying to capitalize on an extremely hot market that looks like it may shift quickly, ruching to market may make sense, otherwise it’s always best to prep for the most ROI

  Step 2: Understanding What Your Bucks County Home Is Worth

  • CMA vs online estimates- there is no substitute for a Comparative Market Analysis by a licensed professional. Online estimates are commonly off by six figures, rendering them useless.

  • Unique local factors (school districts, development vs older neighborhoods, commute routes)- there are a lot of very strong and highly desirable school districts in Bucks County PA. Proximity to major business hubs in the Philadelphia area make commuting a possibility.

  • Why “my neighbor sold for X” is not a full pricing strategy- yes the home is in your area, but is it actually a comp to your home?

  Step 3: Preparing Your Bucks County Home for the Market

  • Decluttering, minor repairs, curb appeal

  • What matters in older Bucks homes (stone homes, colonials, etc.)- this area features many historic homes built in the 1900’s or earlier. It’s important to consider what buyers of these types of structures expect. It’s also important to know what types of inspections may get tricky (ie. Stucco inspections)

  • When to consider staging and professional cleaning- always clean, (Deep Clean) your home for best ROI

  Step 4: Choosing the Right Listing Agent in Bucks County

  • Questions to ask- a lot of questions can be answered by checking online profiles, focusing on agents with local market expertise and a proven track record. A realtor’s number of sales cannot be the deciding factor alone. Making sure the realtor has adequate time for YOUR sale is critical. Will they be handling your transaction themselves or farming it out to others once you sign the listing agreement? (I do not do this)

  • Why local knowledge of specific towns is critical- If a realtor doesn’t know your area it could lead to complications. Zoning, development and environmental issues can impact the quality of living.

  • I handle all of my sales personally with 100% focus on my clients in Bucks County PA.

  Step 5: Marketing Your Home to Today’s Buyers

  • Online first impressions (photos, copy, virtual tours)- In a sellers market, dozens of buyers are circling properties days before they hit the active market

  • Open house strategy in Bucks- Would you like the realtor representing you in the sale of your home to cover all open houses? Good! contact me. I won’t have other people filling in for me at open houses.

  • Reaching out-of-area buyers who want Bucks but don’t know the micro-markets yet. A good realtor finds ways to market the home to buyers outside the immediate area in order to maximize profit for clients.

  Step 6: Showings, Feedback, and Adjusting Strategy

  • How to handle showings with kids/pets- Try to make accommodations to have your home empty at the time of showings. You are trying to sell one of your biggest assets.

  • Interpreting early feedback and activity- early feedback can tell you a lot about your pricing strategy.

  • When to adjust price or improve condition- Sometimes getting the home sold will require investment to repair items. Sometimes it can be made up for simply by dropping the asking price.

  Step 7: Offers, Negotiations, and Inspection in Bucks County

  • Multiple offer situations- 2025 has been a year of multiple offers with the waiving of inspections in order to get the sale done

  • Common inspection issues in older Bucks homes- water issues in the basement, foundation issues, outdated electrical boxes could all be issues to rectify

  • Appraisals and what happens if value comes in low- Someone will have to make up the difference. The appraisal is what the bank will safely lend against the property. Think of it as a governor on how much you can actually profit from the sale of your home.

  Step 8: From “Under Contract” to Closing Day

  • Title, mortgage payoff, utilities, movers

  • What can delay closing and how you help keep it on track- failing to get mandatory municipal inspections or missing deadlines for paperwork can throw a wrench in the process

  Section: Special Situations for Bucks County Sellers

  • Selling an estate property- you must first complete the probate process to get legal authority, which involves filing documents like the death certificate and will with the Bucks County Orphans Court. Once you are the legal representative, you can prepare the property for sale by obtaining the correct insurance, inventorying and clearing out contents, and making necessary repairs. Work with a real estate agent to determine fair market value and market the property, or work with an estate sale company to liquidate the contents

  • Selling after many decades in the home- chances are near 100% that all online estimations of your property value are wildly inaccurate- get a CMA- contact me

  • Selling a rental property- you must navigate the legal requirements for tenants, such as honoring the existing lease and handling security deposits properly. It is critical that you understand tenant rights.

  FAQ Section

  • “How long does it usually take to sell a house in Bucks County?”

    Some areas are spending less than 2 weeks on the market. Higher priced homes in areas like New Hope spend longer periods of time on the market ~50 days

  • “What are typical closing costs for sellers in Bucks County?”

    Every transaction is different but there are a number of costs you can count on at closing: Safely estimate 2-5% of the home’s price.

  • “Do I need to renovate my kitchen/bath before selling?”

    This is a question that is unique to your home and the best answer is to have a realtor look at your kitchen or bathroom before shelling out money to renovate if it will not provide ROI

• Ready to Plan Your Sale?

  • Schedule a consult

  • Helping homeowners in Doylestown, New Hope, Chalfont, Warrington, Newtown, Richboro, Churchville, Southampton, Holland, Washington Crossing, Furlong, Warminster, Jamison, Buckingham, Danboro, New Britain.

For even more information check out my:

Bucks and Montgomery County Profit Guide

If you’re still deciding who to hire, here’s why Bucks & Montgomery County home sellers work with me, Josh Wernick.

Selling in Montgomery County instead? Check out the Montgomery County Guide