Butler County Real Estate Market Update: August 2026

If you’ve been keeping an eye on the Butler County real estate market and wondering what’s happening, August gave us an interesting picture.

There are more homes to choose from, properties are spending a little more time on the market, and buyers are still making moves. For both buyers and sellers, that means having a good strategy matters.

August 2026 Butler County Market at a Glance

• 🏡 1,051 Active Listings
• 💰 $411,583 Average Listing Price
• 🏷️ $401,472 Average Sale Price
• 📅 54 Average Days on Market
• 🔑 246 Homes Sold

With 1,051 active listings, buyers have plenty of homes to consider. At the same time, 246 homes sold during August, showing that transactions are still happening throughout Butler County.

Homes averaged 54 days on the market, while the average sale price came in at $401,472, compared with an average listing price of $411,583.

So, what does all of that mean if you're thinking about making a move?

Buyers: You Have Options

Having more homes available gives buyers an opportunity to compare properties, ask questions, and really think about what works for their needs and budget.

But more options don't mean the right home will wait around forever.

If you find a home that checks the important boxes, being prepared with your financing and knowing what you're comfortable offering can put you in a better position to move forward confidently.

Sellers: Give Buyers a Reason to Choose Your Home

With buyers having more choices, simply putting a home on the market isn't enough.

Price it right. Prepare it well. Market it strategically.

The average listing price in August was $411,583, while the average sale price was $401,472. Every property and neighborhood is different, but those numbers are another reminder of why starting with the right pricing strategy matters.

And with 246 homes sold in August, buyers are purchasing homes. The goal is to make sure your property is positioned to get their attention.

Good presentation, strong marketing, and an understanding of your local competition can make a difference.

What Does the August Market Mean for You?

There isn't one answer that works for every buyer or seller.

The bigger question isn't simply, “Is now a good time?”

It's “What makes sense for me right now?”

Your neighborhood, price range, goals, timeline, and financial situation all play a role.

If you're buying, selling, or planning ahead, let's talk through your options and look at what the Butler County market means for your specific situation.

Tammy Grassi Real Estate Team

📱 724-321-0336

🏢 Achieve Realty Inc.

📞 Office: 724-933-1980

📧 tammy@tammygrassi.com

Local Expertise. Real Results.

A new price brings a new opportunity at 805 Pittsburgh Rd!

Now offered at $175,000, this 2-bedroom, 1-bath ranch offers affordable one-level living on approximately half an acre, just over the Middlesex Township line with a Mars Area School District address.

Inside, the spacious living room features original hardwood floors and a classic brick fireplace, giving the home plenty of warmth and character. The eat-in kitchen provides a comfortable space for everyday meals, while both bedrooms also feature hardwood flooring.

The property includes an attached 1-car garage and a large unfinished basement, providing plenty of additional storage and possibilities for how you use the space.

Property Highlights

• New Price: $175,000
• 2 Bedrooms
• 1 Full Bathroom
• 924 Sq. Ft.
• Approximately 0.50 Acre
• Mars Area School District address
• Easy one-level ranch living
• Original hardwood floors
• Classic brick fireplace
• Eat-in kitchen
• Attached 1-car garage
• Large unfinished basement
• Convenient location just off Route 8
• Close to shopping, dining and major routes
• Plenty of opportunity to personalize the home

Whether you're searching for your first home, looking to simplify with one-level living, or simply want an affordable property with character and outdoor space, 805 Pittsburgh Rd is worth a closer look.

Ready to see it in person? Contact Tammy Grassi Real Estate Team with Achieve Realty to schedule your private showing.

805 Pittsburgh Rd, Butler, PA 16002 | MLS #1750700 | $175,000

Welcome to the neighborhood, Tyler and Faith! 🏡🔑 

Your first attempt at finding a home didn’t lead you where you hoped it would—but you didn’t give up. I truly appreciate you trusting us to help you start fresh, navigate the process, and finally get those keys in your hands!

You both did an amazing job communicating exactly what you wanted and needed in a home. You stayed on top of every detail, responded quickly, and handled everything asked of you along the way. That kind of teamwork makes all the difference!

The home you chose is a wonderful first home with plenty of room to raise your girls, make beautiful memories, and continue growing your family. We couldn’t be happier for all of you! 💛

If your first attempt at buying a home hasn’t worked out—or you simply don’t know where to begin—don’t get discouraged. 

Sometimes you just need a fresh plan, clear communication, and the right guidance. Send us a message, and let’s talk about your next step!

#WelcomeHome #FirstTimeHomeBuyers #NewHomeowners #HomeSweetHome #GrowingFamily #ButlerCountyRealEstate #PittsburghRealEstate #GrassiRealEstateTeam #AchieveRealty 

Brokered by Achieve Realty, Inc.

☎️ 724-933-1980

Welcome home, Adam and Rena! 🏡🔑

It’s been a long search—but boy, when the right house comes on the market, you just KNOW! I’m so happy you found this great home in a neighborhood that keeps you close to family. I can’t wait to see how you transform it and make every part of it your own!

You were both fantastic communicators and stayed on top of every single item on the to-do list. You made the entire process feel like a true team effort, and that makes such a difference!

Thank you for trusting us, sticking with us, and hanging in there for the long “Hall.” 😉 It was absolutely worth the wait, and we’re so grateful that you allowed us to be part of your journey. Wishing you many happy years and wonderful memories in your new home! 💛

Still searching for the home that gives you that “this is the one” feeling? Don’t give up! We’ll listen to what matters most to you, keep you informed, and be ready to move when the right home finally appears. Send us a message and let’s get your search started! 📲

#WelcomeHome #JustSold #NewHomeowners #HomeSweetHome #CloseToFamily #PittsburghRealEstate #ButlerCountyRealEstate #GrassiRealEstateTeam

Brokered by Achieve Realty, Inc.

☎️ 724-933-1980

JUST LISTED: 128 Porterfield Hill Rd, Cowansville, PA 16218

If you’ve been searching for privacy, acreage, and true one-level living, this Sugarcreek Township property has so much to offer!

128 Porterfield Hill Rd, Cowansville, PA 16218 is now offered at $240,000 and sits on 4.5 serene, partially wooded acres in the Karns City Area School District.

The well-maintained 1992 Commodore manufactured home offers 3 bedrooms, 2 bathrooms, and 1,809 square feet, with a spacious open floor plan designed for comfortable everyday living.

At the heart of the home is a huge 16x26 living room with plenty of room to gather. The eat-in kitchen was remodeled in 2019 and features a corner pantry cupboard and a bright, window-lined dining area. The stove, refrigerator, dishwasher, washer and dryer—and even the kitchen table with six chairs—are included.

The owner's suite provides plenty of space of its own, along with an oversized shower and a huge walk-in closet.

Major Updates Already Done

Several important improvements were completed in 2026, including a new propane forced-air furnace, new central air conditioning, new hot water tank, pressure tank, and backflow valve, all with transferable warranties.

More Space Downstairs

The home also offers a full 1,809-square-foot basement with Bilco door access. Basement improvements include new windows installed in 2021, new lighting, and an updated electrical panel.

One of the property's most unique features is a residential elevator connecting the main level and basement, providing convenient access between both floors. There is also an additional toilet in the basement.

4.5 Acres to Enjoy

Outside, you'll find plenty of space to enjoy the peaceful surroundings. The home features ramp access to the covered porch, an open deck, two-car covered parking, and a detached 16x24 outbuilding for additional storage.

The property is served by a private well and sand-mound septic system, which was serviced in 2025. The existing OGM lease will transfer to the new buyer.

With acreage, privacy, major mechanical updates, accessibility features, and plenty of additional space, this is a property that deserves a closer look.

128 Porterfield Hill Rd is clean, solid, and ready for its next chapter.

Ready to see it for yourself? Contact the Tammy Grassi Team to schedule your private showing.

🔗 Full property details, photos, and additional information:

Some homes come to market under circumstances no family should ever have to navigate.

This home became part of an estate following a heartbreaking loss, and we are deeply grateful to the family for trusting us to handle the sale with the care and respect it deserved. While nothing can change the circumstances that brought the property to market, there is something hopeful about seeing a home begin a new chapter and once again become a place where a family can grow, build, and make memories. 💛

The new owners are hardworking local folks who were searching for more room for both their growing family and their growing business. We couldn’t be happier for them, and I can’t wait to see how they transform this home and make it their own! 🏡

A special thank-you to Jared Sullivan for another great experience. He is always wonderful to work with and consistently does whatever it takes to keep things moving and get the job done!

If you’re responsible for selling a loved one’s home or navigating an estate property, you don’t have to figure it all out alone. We’ll help you understand the process, determine what truly needs to be done, and handle the sale with patience, compassion, and respect. Send us a private message whenever you’re ready to talk.

#NewBeginnings #EstateProperty #EstateRealEstate #LocalFamilies #Homeownership #ButlerCountyRealEstate #GrassiRealEstateTeam

Brokered by Achieve Realty, Inc.

☎️ 724-933-1980

SOLD in Millvale! 🎉🏡

Thank you to our friend Karen for the opportunity to sell this turnkey investment property in the thriving Millvale suburb of Pittsburgh North. We truly appreciate your trust in our team!

Are you thinking about buying your first investment property, adding to your existing portfolio, or selling an investment you already own? We can help you evaluate the opportunity, understand the local market, and navigate the process from beginning to end. Send us a message and let’s talk real estate investing! 🔑📈

#SoldInMillvale #MillvaleRealEstate #PittsburghNorth #InvestmentProperty #RealEstateInvesting #PittsburghRealEstate #GrassiRealEstateTeam

Brokered by Achieve Realty, Inc.

☎️ 724-933-1980

Under Contract: 375 Violet Ct in Saxonburg, PA

We’re excited to share that 375 Violet Ct, Saxonburg, PA 16056 is officially UNDER CONTRACT!

Located in The Plantation at Saxonburg, this beautifully maintained, custom-built all-brick ranch offered an impressive combination of quality, space and true one-level living.

Built by Clark Harvey Builders, the home features 3 bedrooms, 4 baths, 2,647 square feet and a 3-car attached garage. Inside, vaulted and tray ceilings add architectural character, while the spacious living room with gas fireplace, gorgeous kitchen with granite countertops and stainless steel appliances, and bright sunroom create inviting spaces throughout the home.

The spacious primary suite includes its own sitting area and private en suite bath, while first-floor laundry adds to the convenience of one-level living. Outside, a composite deck with adjustable awning overlooks the beautifully maintained yard.

One of the home’s standout features is its expansive lower level, offering an incredible amount of additional space and possibilities. Residents of The Plantation also enjoy community amenities including a clubhouse, swimming pool, fitness room, kitchen and gathering space.

Now, this beautiful Saxonburg property is one step closer to welcoming its next owners!

Thinking about selling a home in Saxonburg, Butler County or the surrounding Western Pennsylvania area? Let’s talk about your property, your goals and the marketing strategy that can help get you moving.

Tammy Grassi | Achieve Realty Inc.

📱 724-321-0336

☎️ 724-933-1980

Some homes come with a little extra piece of your heart. This beautiful home belonged to my friends Pam and Dan, and it was such a privilege to help them sell it. 💛🏡

Pam was one of my very first “mom friends” when my oldest son was preschool age. She welcomed me into an already-established Bunco group—I was the young mom being welcomed by the OG moms! 🎲 Those Bunco girls… you know who you are! You gave me so many wonderful memories, so much laughter, and so much love. I will always cherish that time and the fun we shared in this home.

And as beautiful as this house is, what made it special was the HOME Pam and Dan created—a place filled with love, laughter, and the memories of raising a wonderful family. Their children are grown now, and it’s time to pass this beautiful place on to a new family to make memories of their own. 💙

Pam and Dan, thank you for trusting me with this meaningful chapter. It was an honor to be part of it, and I’m wishing you so much happiness in what comes next!

Thinking about selling your luxury home or planning a move out of state? From showcasing the details that make your home special to coordinating the timing of your sale and move, we’ll help you put a plan together. Send me a message—let’s talk about where life is taking you next! 📲

#104PrimroseCircle #JustSold #LuxuryRealEstate #PennsylvaniaRealEstate #OutOfStateRelocation #GrassiRealEstateTeam #NewBeginnings

Brokered by Achieve Realty, Inc.

 ☎️ 724-933-1980

Honored to be named a FastExpert Top Agent in Valencia. I’m grateful to work in communities where relationships matter and trust is built over time. Thankful for every client, conversation, and referral that led here.

DM me anytime.