August 2025 Single Family Real Estate Market Update: Pittsfield & Berkshire County

The August numbers are in, and they reveal a lot about where the Berkshire County real estate market is heading — especially in Pittsfield. With inventory moving, buyers negotiating, and prices balancing affordability with demand, here’s what you need to know.

📊 Inventory Snapshot

• Pittsfield: 199 total listings in August

  • 85 Active

  • 71 Pending/Contingent

  • 43 Withdrawn/Expired/Cancelled

• Berkshire County overall: 890 total listings

  • 481 Active

  • 243 Pending/Contingent

  • 166 Withdrawn/Expired/Cancelled

👉 Pittsfield accounts for more than 20% of all Berkshire County listings. What’s more, a larger share of Pittsfield homes are already under agreement compared to the county as a whole — a strong sign of steady buyer demand inside the city.

💵 Pricing Trends

• Pittsfield:

  • Median List Price: $339,450

  • Median Sold Price: $292,000

  • Average List Price: $455,955

  • Average Sold Price: $371,908

• Berkshire County overall:

  • Median List Price: $479,000

  • Median Sold Price: $410,000

  • Average List Price: $725,997

  • Average Sold Price: $539,840

👉 Pittsfield continues to be the affordability anchor of Berkshire County. With median prices about 30% lower than the county, buyers are finding better entry points here compared to luxury-driven markets like Great Barrington, Lenox, or Williamstown.

⏱ Days on Market

• Pittsfield:

  • Median DOM: 42 days

  • Average DOM: 61 days

• Berkshire County overall:

  • Median DOM: 51 days

  • Average DOM: 77 days

👉 Homes in Pittsfield are moving faster than the county average. With a six-week median selling time, Pittsfield inventory is turning over steadily. Buyers are acting quickly on well-priced homes, particularly in the mid-$300K range.

🔮 Where Are Prices Headed?

The August data shows a clear pattern:

• Demand is strongest in the mid-market ($250K–$400K range), where homes are moving faster and with fewer price cuts.

• Sellers are negotiating: While median list prices hover in the mid-$330Ks, final sales are coming in closer to $290K. Buyers still have leverage in this market.

• Luxury listings face headwinds: Higher-end properties are boosting averages but often take longer to move, especially with today’s interest rates.

👉 Forecast: Expect steady-to-slight appreciation in Pittsfield pricing through fall, driven by affordability and active buyer demand. The entry and mid-tier markets should remain competitive, while higher-priced homes may see more days on market and potential reductions.

🏡 Final Takeaway

Pittsfield continues to be one of the most active and affordable corners of the Berkshire County real estate market. With homes selling faster than the county average and buyers keeping a close eye on value, sellers can feel confident about steady demand. Buyers, meanwhile, will find more options in Pittsfield than in higher-priced neighboring towns — but competition remains strong in the sweet spot of the market.

📞 Ready to Make Your Move?

Whether you’re looking to sell your home for top dollar or find the right property in Pittsfield or greater Berkshire County, having the right local Realtor makes all the difference.

👉 Contact Cory Evangelisto with Nocher Realty today at 413-358-3056 or [email protected] to schedule a consultation. Let’s talk strategy, pricing, and how we can make your real estate goals a reality this fall.