Selling your Franklin County home this spring can be a smart move, but spring is a timing window, not a guarantee. The 2026 local numbers swung enough from month to month that your pricing, the competing inventory, and your own moving schedule will decide your result more than the season will. Spring 2027 is the next window, so you have time to plan it well.

Key Takeaways

• Franklin County recorded 136 closed sales at a $290,000 median sold price in May 2026, per the most recent monthly report I have, and that figure describes the county, not your house.

• Franklin County's reported days on market moved from 15 (median, May 2026) to 29 (average, August 2026) to 41 (average, September 2026), so a fast spring is not something to assume.

• Active listings in Franklin County reached 443 in September 2026, which means a spring seller should expect to compete with real inventory.

• The September 2026 sold-to-list-price ratio was 95.7%, down from 98.1% in August, so pricing discipline matters more than the listing date.

• Your own timeline, including where you're moving next, should set your listing date before the calendar does.

Is spring really the best time to sell a Franklin County home this spring?

Spring is often a strong window because buyer activity tends to pick up, but it is not a promise. In my 22 years of full-time selling, I've seen well-priced homes move quickly in January and overpriced homes sit through May.

The regional numbers do show a spring lift. The Central Pennsylvania 2026 Housing Market Report showed closed sales up 11.8% from April 2026 to May 2026 across its reporting area. The median sold price in that area was $311,000, up 4.0% from May 2025.

Here's the part sellers miss. In that same report, Franklin County's median days on market in May 2026 was 15, which was four days higher than May 2025. Even in a busy month, homes took longer to sell than they had a year earlier.

Why a seasonal bump doesn't equal a better result for you

A seasonal lift raises the number of buyers looking. It also tends to raise the number of sellers listing. If you list into a crowded field with an average presentation and an optimistic price, the lift works against you.

That's why I walk my clients through three questions before we ever talk about a list date:

1. What does your home compete against in its price range and condition right now?

2. What does your own next move require, and when?

3. What would waiting cost you or save you, in your situation?

Your answers are specific to you, and that's where a local market analysis earns its keep.

What do the 2026 Franklin County numbers say about timing?

They say conditions change fast within a single year. The figures below are the most recent verified data I have, and they come from different sources and measures, so read them as signals rather than a clean trend line.

The August and September figures come from my own analysis of South Central PA inventory using Bright MLS data. In one month, average days on market went from 29 to 41, and the share of list price sellers received slipped from 98.1% to 95.7%.

I also break the county down by city in my Franklin County market update for August 2026, which is useful because a county-level median hides a lot. A Chambersburg townhouse, a farmette outside Greencastle, and a home in Penn National don't behave like one market.

Should you list before spring if inventory is already high?

It depends on your home and your goals, but higher inventory is a reason to price carefully and prepare well, not an automatic reason to rush or to wait. With 443 active listings reported in September 2026, buyers have choices. Homes that show well and are priced to the market still get attention. Homes that aren't priced to the market get compared and passed over.

If you missed the fall window, you haven't lost your chance. I covered that in Selling This Fall? You Haven't Missed Your Window, and the same logic applies when you're deciding between a late-winter and a spring launch.

Why shouldn't you treat any county number as your home's value?

A county median doesn't price your house. The $290,000 median sold price from May 2026 blends every property type, size, age, and condition in Franklin County. Your home's number depends on its own features, location, updates, and the buyers active at the moment you list.

Every situation is different, and the only way to know for sure is to run the numbers with someone who knows this market.

How do you decide if spring fits your own plan?

Start with your next move, not the calendar. Your listing date should follow the date you need to be in your next home, not the other way around.

How much time should you allow between an accepted offer and moving out?

Allow enough time for the settlement date in your agreement of sale to work for both your buyer and your next purchase. In Pennsylvania, your title company handles settlement and the handling of funds, and the closing date is a negotiated term in your contract. I'll help you build a timeline that doesn't leave you with two homes or none.

Don't assume a spring listing leads to a quick closing. The 2026 swings in days on market show that marketing time can run well past what you'd hoped.

Does it make sense to sell in Pennsylvania and buy in Washington County, Maryland?

It can, but treat them as two separate markets. Realtor.com reported a $335,000 median listing price, 47 median days on market, and 876 properties for sale in Washington County, Maryland in September 2026. The Federal Reserve Bank of St. Louis' FRED series put the median listing price at $332,400 that month. Both are asking-price measures, not completed sales.

Those numbers can help you think about a move toward Hagerstown or elsewhere in Washington County. They don't predict what your Franklin County home will sell for or how long it will take. Since I work both sides of the state line, I can help you line up the sale and the purchase together.

How do you know your home is priced correctly?

You know by comparing it to recent, nearby, similar sales and to the homes you'll be competing against, not by looking at a county average. Buyers react to price in the first couple of weeks on the market. A price that misses that moment is hard to recover from.

Condition matters too. If you're weighing updates before listing, my post on whether kitchen updates are worth it before selling in PA will help you decide where to spend and where not to.

This is exactly the kind of question I walk my clients through before we list, and I'd rather do it in the fall or winter than the week you want to go live.

What should you do now to be ready for spring?

Use the months between now and spring to get a clear read on your price, your condition, and your timeline. A seller who has done that can launch the moment the data says it makes sense.

• Get a local market analysis of your specific home, using the newest numbers available when you're ready to list.

• Decide on your next move, including whether you're buying in Franklin County, Washington County, or elsewhere.

• Walk the home like a buyer and list the repairs and updates that would come up in a showing or inspection.

• Set your launch date from your timeline, then check the latest local data right before you list.

The Central Pennsylvania figures I cited are regional and monthly. Before you list, we'll look at the newest figures for your price range, your area, and your property type.

FAQ

Is spring really the best time to sell a house in Franklin County, PA?

Spring is often a strong window, but it isn't guaranteed to be best for your home. Regional closed sales rose 11.8% from April to May 2026, yet Franklin County's median days on market in May 2026 was still four days higher than a year earlier. Your price and preparation matter as much as the season.

What is the median price of homes in Franklin County, PA?

The most recent verified report I have shows a $290,000 median sold price for Franklin County in May 2026, based on 136 closed sales. That's a county-wide figure covering every kind of property, so it isn't an estimate of what your home would sell for.

How long are homes taking to sell in Franklin County?

It varies by month and by property. Reported days on market were 15 (median) in May 2026, 29 (average) in August 2026, and 41 (average) in September 2026. Those measures differ, but they show that marketing time can change quickly within a year.

Should I list before spring if there are already more homes for sale?

Not automatically. With 443 active listings reported in September 2026, a seller faces real competition, but a well-priced, well-prepared home can still stand out. Whether to list early or wait depends on your home, your price range, and your timeline, so let's look at your numbers.

Does it make sense to sell in Pennsylvania and buy in Washington County, Maryland?

It can, as long as you plan both transactions together. Washington County had a $335,000 median listing price and 876 properties for sale in September 2026 per Realtor.com, but it's a separate market from Franklin County. I can help you coordinate timing so the two transactions fit your schedule.

Ready to decide on your spring timing?

Spring may be the right time to sell, or it may not be, and the answer comes from your home, your price, and your plans, not from a seasonal rule. If you want a straight read on your timing and a real market analysis of your property, I'm glad to walk you through it. REACH OUT TO JAY TODAY!

About Jay Starr

Jay Starr, REALTOR® and Team Leader of The Jay Starr Team at RE/MAX 1st Advantage, is a 22-year full-time real estate professional serving South-Central Pennsylvania and Central Maryland, with hundreds of homes sold, 40+ five-star reviews, and the Certified Luxury Home Marketing Specialist designation. His service area includes Franklin, Fulton, Adams, Cumberland, Bedford, and Huntingdon Counties in PA, as well as Washington County, MD.

RE/MAX 1st Advantage · (717) 658-0177

Equal Housing Opportunity. Jay Starr, Licensed Real Estate Salesperson, regulated by the Pennsylvania Real Estate Commission. This article is general information, not legal, tax, or financial advice; confirm your own numbers with your title company, tax advisor, or lender.

What happens if you're underwater on your mortgage in Pennsylvania?

If you're underwater on a mortgage in Pennsylvania, your total payoff is higher than what a sale would likely put in your pocket after closing expenses. That doesn't force you to list tomorrow. The smart sequence is to confirm every lien, get written payoff statements, establish current value, build a property-specific proceeds estimate, and then talk with your servicer about a short sale or an alternative.

Key Takeaways

• Being underwater means your lien payoffs exceed your likely net sale proceeds, and only a property-specific valuation and proceeds estimate can tell you whether that's true for your home.

• Your lender's written payoff statement can differ from the balance on your monthly statement because it may include accrued interest, fees, and other contractual amounts.

• A short sale requires your lender or servicer to review and approve the proposed transaction before closing can proceed, and you should ask in writing whether approval releases all remaining liability.

• Washington County, Maryland showed a $339,950 median sold price and 47 median days on market in September 2026, but countywide figures can't tell you whether your individual home is underwater.

• Alternatives to listing right away can include a loan modification, forbearance, a repayment arrangement, renting the property, or a conversation with a HUD-approved housing counselor.

How do I know if I'm really underwater on my mortgage in Pennsylvania?

You find out by comparing your written payoff statements against a current valuation and a property-specific proceeds estimate. A county median price can't answer this for you. Here's the order I walk my clients through before we ever discuss a listing.

Step 1: Get the payoff, not just the balance

Request a written payoff statement from every lienholder. The payoff figure can differ from the balance shown on your monthly statement because it may include accrued interest, fees, and other contractual amounts.

A second mortgage, a home-equity line, a judgment lien, or a tax lien can materially change what has to be resolved at closing. Homeowners often forget about one of these until the title company finds it.

Step 2: Establish what the home is worth today

Get a current comparative market analysis or an appraisal for your specific property. Condition, lot, additions, deferred maintenance, occupancy, and competing listings all move the number. A median listing price doesn't account for any of them.

This is where local knowledge matters. Two homes a few miles apart in the same county can sit in very different positions.

Step 3: Build a proceeds estimate before you commit

A proceeds estimate starts with the expected sale price and subtracts the amounts paid from closing proceeds. Those categories include:

• Lien payoffs (every mortgage, line, judgment, or tax lien)

• Brokerage or service charges, which are fully negotiable and not set by law

• Title company charges

• Recording-related charges

• Prorations, such as property taxes

• Pennsylvania Real Estate Transfer Tax, which involves a state portion and a local portion depending on the municipality, with the buyer/seller split set by your agreement of sale

Don't plug a generic "cost to sell" percentage into a calculator and call it done. A real estimate is built from your actual payoffs and your actual contract terms. For more on how those categories work, see my breakdown of what sellers pay at closing in South Central PA.

Your specific number depends on your payoffs, condition, and timing. That's exactly what a property-specific proceeds estimate with me is for, and it costs you nothing to run before you decide anything.

Can I sell my Pennsylvania home if the sale won't cover the loan?

Yes, but if the sale proceeds fall short of your lien payoffs, the lender or servicer generally has to review and approve the transaction before closing. That process is a short sale. It's different from an ordinary sale at a price lower than what you paid.

The question isn't whether you're selling for less than your purchase price. It's whether the total needed to satisfy liens and approved closing expenses exceeds the money the sale produces.

What does a short-sale review involve?

A short-sale file commonly includes the following, though requirements vary by servicer and by whether other lienholders are involved:

• A hardship explanation

• Financial information about your household

• An authorization letting the servicer speak with your representatives

• An executed purchase contract

• A settlement or proceeds estimate

• Documentation supporting the property's market value

Don't treat that list as universal. Your servicer will tell you what it requires. Because lender review takes time, build that into your plans. My post on how long it takes to close on a house in Pennsylvania covers the standard timeline, and a short sale adds the lender's review on top of it.

A Pennsylvania closing, including a short sale, is handled through a title company, which works with the servicer on the payoff and the approved settlement figures.

Will my lender forgive the remaining balance?

Don't assume it will. Approval of a short sale may address the lien without necessarily resolving every possible deficiency or tax consequence.

Ask the lender in writing whether approval releases all remaining liability, and get their terms before you sign anything. Then run those terms past a Pennsylvania or Maryland attorney and a tax professional where appropriate. I'm your real estate guide here, not your legal or tax advisor, and I'll tell you when a question belongs with one of them.

How does a second mortgage or home-equity loan change things?

It adds another party who has to be paid or has to agree to release. Each additional lienholder can add review steps and negotiation. This is the main reason I want every lien identified before an offer is ever accepted.

Do I have to list right away, or are there alternatives?

No, you don't have to list immediately. If you don't need to sell right now, there are options to examine first, and a lender conversation usually comes before any sign goes in the yard.

Depending on your situation, alternatives to listing may include:

• A loan modification

• A repayment arrangement or forbearance

• A refinance, where one is available to you

• Renting the property

• Bringing cash to closing to cover the gap

• A bankruptcy consultation with a qualified attorney

Eligibility and consequences are specific to your facts. Your mortgage servicer can explain the workout options it offers, and a HUD-approved housing counselor can help organize your payoff information, budget, hardship documentation, and servicer communications without forcing a listing decision. You can verify counselors through HUD's official housing-counseling directory.

Here's what I tell every homeowner in this spot: don't let panic set your timeline. Get the facts first. Sometimes the answer is to sell, sometimes it's to hold, and sometimes it's to start with the servicer. You can't choose well until the numbers are on the table.

What do local market numbers tell me about my mortgage in Pennsylvania and Maryland?

They give you context, not an answer. Market conditions in South Central Pennsylvania vary substantially by county and municipality, and public medians can't establish whether your individual home is underwater. The Pennsylvania Association of REALTORS® housing report publishes monthly MLS-based data on listings, sales, inventory, and months of supply. It's a good place to see the broader Pennsylvania picture.

On the Maryland side of my market, the most recent figures I can cite are from September 2026. They show a market with more available listings and longer marketing time than a tightly constrained one:

Those county figures come from Realtor.com's Washington County market page, a portal, so I treat them as a secondary indicator. The Federal Reserve Bank of St. Louis FRED series reports a median listing price in the same range. The statewide numbers come from Maryland REALTORS® and are Maryland-wide, not Washington County figures.

Be careful with all of these. A county median describes a county. It says nothing about your home's condition, your lot, your exact location, or your lien stack. Maryland also applies its own transfer-tax and recording rules plus county requirements, so a Washington County Maryland property follows a different set of rules than one in Franklin or Cumberland County, Pennsylvania.

When I work with a homeowner anywhere in South Central Pennsylvania or Washington County Maryland, I start with their county and municipality, not a regional average. If you're weighing a possible shortfall on your mortgage in Pennsylvania or just across the line in Maryland, a local valuation and proceeds estimate is the fastest way to see where you actually stand.

FAQ

What's the difference between my mortgage balance and my payoff amount?

The balance is what your monthly statement shows, while the payoff is the written figure your lender provides to satisfy the loan. The payoff can be higher because it may include accrued interest, fees, and other contractual amounts. Request it in writing from every lienholder before you estimate your position.

Should I list my house immediately or talk with the lender first?

Gather your payoff statements and a current valuation first, then talk with your servicer before committing to a listing strategy. If the sale may not cover your liens, lender approval is part of the process anyway. Knowing your numbers and options going in puts you in a stronger position.

Will my lender forgive the remaining balance after a short sale?

Not automatically. Short-sale approval may address the lien without resolving every deficiency or tax consequence. Ask the lender in writing whether approval releases all remaining liability, and consult an attorney and tax professional about the terms.

How does a second mortgage or home-equity line affect a short sale?

Each additional lienholder has to be paid or has to agree to a release, which can add review steps and negotiation. A judgment lien or tax lien can do the same. Identifying all of them early keeps surprises away from the closing table.

Can a loan modification or bankruptcy be an alternative to selling?

They can be, depending on your situation. A loan modification, forbearance, or repayment arrangement is a conversation with your servicer, and a HUD-approved housing counselor can help you prepare. Bankruptcy is a legal decision, so talk to a qualified attorney before relying on it.

Ready to see where you actually stand?

Being underwater on a mortgage in Pennsylvania is stressful, but it's a problem with a process. Confirm the liens, get the payoffs, establish current value, build a proceeds estimate, and talk to your servicer before you decide whether to list, pursue a short sale, or hold. I'll help you work through each step with your specific property in mind, and if the facts call for an attorney or tax professional, I'll tell you that too.

Divorce can complicate this picture, so if that applies to you, read my post on what divorcing homeowners need to know about selling a house in Pennsylvania.

REACH OUT TO JAY TODAY! for a current valuation and a property-specific proceeds estimate before you commit to anything.

About Jay Starr

Jay Starr, REALTOR® and Team Leader of The Jay Starr Team at RE/MAX 1st Advantage, is a 22-year full-time real estate professional serving South-Central Pennsylvania and Central Maryland. With hundreds of homes sold, 40+ five-star reviews, and the Certified Luxury Home Marketing Specialist designation, he is known for guidance across luxury homes, large land tracts, farms, hunting properties, residential estates, and investment properties. His service area includes Franklin, Fulton, Adams, Cumberland, Bedford, and Huntingdon Counties in PA, as well as Washington County, MD.

RE/MAX 1st Advantage · (717) 658-0177

Equal Housing Opportunity. Jay Starr, Licensed Real Estate Salesperson, Pennsylvania Real Estate Commission. This article is general information, not legal, tax, or financial advice; confirm your own numbers with your title company, tax advisor, or lender.

How does a probate property sale work in South-Central Pennsylvania?

A probate sale in South-Central Pennsylvania starts at the county Register of Wills, which appoints the executor or administrator who can act for the estate. Before the home is listed, you need to confirm that appointment and whether the will gives the personal representative the power to sell real estate. If that authority is missing or unclear, court authorization through the Orphans' Court may be required, so the order of operations matters more than speed.

Key Takeaways

• Probate in Pennsylvania is opened with the Register of Wills in the county where the decedent was domiciled at death, which may not be the county where the property is located.

• An executor's appointment does not by itself settle every title or court-approval question, so confirm any power of sale in the will with the estate attorney before listing.

• Estate records are kept county by county, so the probate file and the recorded deed can sit in two different courthouses.

• A Washington County, Maryland property follows Maryland probate and land-record procedures, not Pennsylvania's.

• The purchase agreement for an estate sale should spell out who signs, what approvals are required, and the deadline for delivering marketable title.

I've walked a lot of families through estate sales over 22 years, and the stress rarely comes from the market. It comes from not knowing the process. Here's how I break it down for my clients.

Who has authority to sell a probate property in South-Central Pennsylvania?

The personal representative (the executor named in the will, or an administrator appointed when there's no will) holds that authority, and it begins with an appointment from the Register of Wills. From there, whether they can sell the real estate depends on what the will says and what Pennsylvania law allows.

Step 1: Start with the Register of Wills

In Pennsylvania, probate begins with the Register of Wills in the county where the decedent was domiciled at death. That office accepts the will and appoints the executor or administrator. Estates can be opened whether or not there's a will, and when there isn't one, the Register of Wills handles the appointment of an administrator, as the Cumberland County FAQs explain.

Expect to gather a death certificate, the original will and any codicils, affidavits or renunciations if they're required, and the county's filing fees. The Union County Register of Wills publishes a good example of this checklist, but requirements and fees vary by county. Call the specific office before you assume your county matches.

Step 2: Confirm the power of sale

Pennsylvania law gives a personal representative authority to sell certain estate real property when the will or governing law permits it. The statutory framework sits in Title 20 of the Pennsylvania Consolidated Statutes, including 20 Pa.C.S. §§ 3351 and 3353. If the authority is absent, restricted, or unclear, court authorization through the Orphans' Court may be required.

That is a legal question, not a real estate one. Your estate attorney should confirm the authority, not the listing agreement and not me. What I do is make sure that question gets answered before we put a sign in the yard, because a buyer's title company will likely be asking for it.

Step 3: Don't assume appointment clears everything

Being appointed does not eliminate every title issue. Liens, mortgages, municipal claims, and heir questions can still surface. I tell executors to treat the appointment as the first gate, not the last one.

Which county handles the probate and which handles the deed?

Probate is handled in the county where the decedent was domiciled, while the deed and land records are in the county where the property sits. Those can be different counties, and in South-Central Pennsylvania that happens more often than people expect.

There is no single statewide probate-search portal. Estate records are maintained at the county level, so a buyer's title review has to identify both counties. If a parent lived in Cumberland County but owned a second home or farm in Fulton or Franklin County, you're working with two courthouses.

Record Where it lives, Why it matters in the sale Will appointment of executor or administrator Register of Wills in the decedent's county of domicile shows who has legal authority to act for the estate recorded deed and land records county where the property is located shows how title is held and what is recorded against it Mortgages, liens, municipal claims property county and local municipality must be addressed before marketable title can be deliveredCourt authorization, if required Orphans' Court needed when sale authority is absent, restricted, or unclear

Your title company reconciles all of this: the representative's authority, the recorded deed, liens, and any estate documents it requires. Bring it in early. For the Franklin County side of this, I've covered the details in my guide to probate home, farm and land sales in Franklin County, and my Chambersburg probate guide goes deeper on that area.

What if the property is in Washington County, Maryland?

A Maryland property is governed by Maryland probate and land-record procedures, so don't carry Pennsylvania assumptions across the state line. Use the Washington County Register of Wills and the Maryland estate file to verify the personal representative's appointment and authority. Current public notices are available through the Maryland Register of Wills notice search, and the Washington County office is identified there at 100 West Washington Street in Hagerstown.

How should you structure the contract and timeline for an estate sale?

Build extra room into the purchase agreement for the things estates actually need: attorney review, title clearance, possible court authorization, heir issues, and delivery of fiduciary documents. I can't give you an honest fixed number of weeks, because no standard timeline exists. The pace depends on whether there's a will, whether it grants sale authority, whether court approval is needed, any title defects, any creditor or heir disputes, and the condition of the property.

What the purchase agreement should address

• Who has authority to sign and how that authority will be documented.

• Required approvals, including any court authorization.

• Property condition, especially for a home that's been vacant or needs work.

• Possession and personal property, including what stays, what goes, and who clears it out.

• The deadline for delivering marketable title, with realistic room for the estate's paperwork.

How financing context affects estate buyers

Estate homes often sit in as-is condition, so buyer financing and cash offers both come into play. For national context, the average 30-year fixed mortgage rate was 6.86% in September 2026, up from 6.67% in August 2026 and 6.35% in September 2025, according to the National Association of REALTORS®. That's a national figure, not a local one, but it explains why some buyers need extra payment room and why a clean, well-documented estate file helps an offer hold together.

Money questions belong in a personal conversation

Closing costs, inheritance-related taxes, recording charges, and county probate fees vary by jurisdiction, and I won't guess at them here. Your estate attorney, tax advisor, and title company can confirm the numbers that apply to your estate. If you want to understand the categories first, my post on what sellers pay at closing in South Central PA is a good starting point. Broker fees are fully negotiable and not set by law, and we'd talk through that in a consultation, not on a blog page.

FAQ

Do I need probate court approval to sell a house in Pennsylvania?

Not always. If the will or governing law gives the personal representative the authority to sell, court approval may not be required. If that authority is absent, restricted, or unclear, Orphans' Court authorization may be needed, so have the estate attorney confirm before you list.

Can an executor sell an inherited home before probate is finished?

Often the sale happens while the estate is still open, but only once the personal representative has been appointed by the Register of Wills and has authority to sell. Don't market the property until your estate attorney confirms where you stand. The estate does not have to be fully closed for the sale to proceed, but the authority has to be in place first.

Which Pennsylvania county handles probate if the property is in a different county?

The Register of Wills in the county where the decedent was domiciled at death generally handles the probate. The deed and land records stay in the county where the property is located. Your title company will check both.

How long does it take to sell an estate property in South-Central Pennsylvania?

There's no verified standard timeline, so beware of anyone who promises one. It depends on whether there's a will, whether it grants sale authority, whether court approval is needed, title issues, heir or creditor disputes, and the condition of the home. I'll give you a realistic plan once I know your estate's specifics.

How does buying a probate property in Washington County, Maryland work?

It follows Maryland probate and land-record procedures, not Pennsylvania's. A buyer or title company verifies the personal representative's appointment and authority through the Washington County Register of Wills and the Maryland estate file. Don't assume Pennsylvania rules apply just because the property is close to the state line.

Selling a probate property comes down to getting the authority, the records, and the contract right before the home ever hits the market. I help executors and heirs across South-Central Pennsylvania and Washington County, Maryland line those pieces up alongside their estate attorney and title company, so the sale moves forward without avoidable surprises.

If you're handling an estate home, farm, or land tract, REACH OUT TO JAY TODAY! and we'll map out your next steps.

About Jay Starr

Jay Starr, REALTOR® and Team Leader of The Jay Starr Team at RE/MAX 1st Advantage, is a 22-year full-time real estate professional serving South-Central Pennsylvania and Central Maryland. With hundreds of homes sold, 40+ five-star reviews, and the Certified Luxury Home Marketing Specialist designation, he is known for expert guidance across luxury homes, large land tracts, farms, hunting properties, residential estates, and investment properties. Outside of real estate, Jay manages over 10 honeybee hives and harvests local honey, a hobby that reflects his commitment to stewardship, community, and the rural lifestyle many of his clients value.

RE/MAX 1st Advantage · (717) 658-0177

Equal Housing Opportunity. Jay Starr, Licensed Real Estate Salesperson, regulated by the Pennsylvania Real Estate Commission. This article is general information, not legal, tax, or financial advice; confirm your own numbers and authority with your estate attorney, title company, tax advisor, or lender.

A County-by-County Look at September 2026

Which Pennsylvania and Maryland counties are still selling homes above asking price? In September 2026, only Lancaster County (103.1%) and Perry County (102.6%) averaged above original list price. Chester, York, Cumberland and Washington counties closed at 97.6% to 99.5%, and Franklin, Adams and Fulton closed below 96%.

Two sellers listed their homes in September 2026. One was in Perry County, PA, where the average home closed at 102.6% of its first asking price. The other was in Fulton County, PA, where the average closed at 94.4%. On a $300,000 first price, that is a gap of roughly $24,600 between the two (8.2 points x $3,000 per point). The state is the same. The market is not.

I pulled September numbers for nine counties across south-central Pennsylvania and northern Maryland, using Bright MLS data through MarketStats by ShowingTime, and ranked them. The pattern is clear: inventory reached a two-year high in seven of the nine, new contracts fell below last September in all nine, and the sold-to-list ratio now separates the strong markets from the softening ones.

Which counties are still selling above asking price?

Sold-to-original-list-price compares the final sale price with the first price a home was listed at, so price reductions pull it down. A reading above 100% means the average buyer paid more than the first asking price.

Lancaster County stands out because it has stayed above 100% in every one of the last 24 months. Chester County is the one to watch: its 99.5% reading is the first below 100% since February, after 102.5% in June.

Perry and Fulton counties are small markets. Perry recorded 35 closed sales and Fulton recorded 5, so one or two sales can move their medians and ratios. Treat those two as directional.

Why did inventory reach a two-year high in seven counties?

Active Listings hit the highest count in the two years of data in Lancaster (779), York (1,051), Chester (1,020), Cumberland (595), Washington County, MD (536), Franklin (443) and Adams (325). Only Perry County (72 listings, down 15.3% from last September) and Fulton County (20) did not.

The more important number is on the other side. New pending contracts were below last September in all nine counties:

• York: 440, down 17.1%
• Washington, MD: 137, down 9.9%
• Chester: 456, down 6.0%
• Cumberland: 264, down 5.0%
• Lancaster: 453, down 3.2%
• Adams: 94, down 1.1%
• Franklin: 162, down 0.6%
• Perry: 31, down 27.9%, and Fulton: 4, down 73.3% (both very small markets)

More homes on the market and fewer new contracts is how inventory builds. In York County, new listings actually fell 9.4% to 556, so its two-year-high 1,051 listings came from slower sales, not a surge of new sellers.

How many months of supply does each county have?

Months of supply here is Active Listings divided by that month's Closed Sales. It is a simplified measure, but it lets you compare counties on one scale.

• Washington, MD: 536 / 126 = 4.3 months (3.2 a year ago)
• Fulton: 20 / 5 = 4.0 months
• Adams: 325 / 112 = 2.9 months
• Franklin: 443 / 173 = 2.6 months
• Cumberland: 595 / 265 = 2.2 months
• York: 1,051 / 487 = 2.2 months
• Perry: 72 / 35 = 2.1 months
• Chester: 1,020 / 529 = 1.9 months
• Lancaster: 779 / 457 = 1.7 months

Washington County, MD has the most room for buyers to negotiate, and its 97.6% ratio and 40 days on market reflect it. Lancaster has the least, and its 103.1% ratio and 20 days on market reflect that.

How fast are homes selling in each county?

Lancaster (20 days), Cumberland (21), York (23) and Chester (24) are all moving in under a month. Adams averaged 33 days, Perry and Washington County, MD 40, Franklin 41, and Fulton 76.

Franklin County's move is the sharpest: 41 days in September against 29 in August, and its ratio dropped from 98.1% to 95.7% in the same month.

What does this mean for sellers?

Your first price carries more weight than it did in the spring. In the counties below 98%, Franklin, Adams, Fulton and Washington County, MD, buyers are negotiating roughly 2% to 6% off the first asking price. If you list 5% high, you should plan to give that back, and you will have spent weeks of market time getting there.

In Lancaster, Chester and Cumberland counties, demand still supports strong pricing, but the cushion is thinner. Chester County's drop below 100% is the early sign.

What does this mean for buyers?

More homes to compare, and more negotiating room in the counties with 2.6 or more months of supply. Check current mortgage rates through Freddie Mac's Primary Mortgage Market Survey before you set a budget, because the monthly payment moves more than a 2% price concession does.

FAQ

Is September 2026 a buyer's market or a seller's market in south-central Pennsylvania? It depends on the county. Lancaster, Chester, York and Cumberland counties have about 1.7 to 2.2 months of supply, which still favors sellers. Washington County, MD (4.3 months) and Fulton County (4.0 months) lean toward buyers.

What does "sold-to-original-list-price" mean? It is the final sale price divided by the first price the home was listed at. A ratio of 95.7% means the average home sold for 4.3% less than its first asking price.

Why do small counties like Perry and Fulton swing so much? Each had very few sales in September, 35 in Perry and 5 in Fulton. With so few sales, one high-priced or low-priced home can change the median by double digits.

Where do these numbers come from? Bright MLS data, compiled by MarketStats by ShowingTime and calculated October 8, 2026. For regional context, see Bright MLS and NAR Research and Statistics.

Want These Numbers for Your Own Home?

Text or call Jay Starr, REALTOR® with RE/MAX 1st Advantage, at (717) 658-0177 for a free home value review, serving Franklin, Fulton, Cumberland and Adams counties, PA, and Washington County, MD, or visit https://www.jaystarr.com/cma/property-valuation/

What should you know before buying hunting land in Franklin and Fulton Counties?

If you're shopping Franklin and Fulton Counties for Outdoor Enthusiasts, three things decide whether a property works: its legal access, its position relative to large public land, and the hunting rules that apply to that exact parcel. The area has major State Game Lands tracts, including State Game Lands No. 124 at 6,835 acres on the Franklin and Fulton County border. Pennsylvania and Maryland publish separate rules, so a property near the state line needs state-specific verification before you rely on any season schedule.

Key Takeaways

• State Game Lands No. 124 covers 6,835 acres along Tuscarora and Dickeys Mountains on the Franklin and Fulton County border, and State Game Lands No. 65 covers 6,000.71 acres in western Fulton County.

• Pennsylvania seasons and bag limits vary by species, Wildlife Management Unit, and season year, so the same dates do not apply to every parcel.

• Washington County, Maryland sits in Deer Management Region A, Zone 2 for its western portion, so a Maryland parcel near the Pennsylvania line needs its own zone check.

• Pennsylvania's Hunter Access Program classifies enrolled private land as Open Access, Reservation Access, or Permission Access, and none of those categories means unrestricted public access.

• Fall turkey season in the listed Pennsylvania WMUs and in Washington County, Maryland both open October 31, 2026, so the season is only weeks away.

How do State Game Lands shape hunting land in Franklin and Fulton Counties for Nature Enthusiasts?

Large State Game Lands tracts set the character of the surrounding private land, because they define the terrain, the habitat, and how much open ground sits next to your boundary. I walk my clients through this before we ever look at a listing.

Tuscarora and Dickeys Mountains on the county line

The Pennsylvania Game Commission describes State Game Lands No. 124 as a 6,835-acre tract along the summits of Tuscarora and Dickeys Mountains. It's open for general use year-round, subject to posted restrictions, and motorized vehicles are generally prohibited on gated roads and trails.

That matters if you're picturing a property that sits at the edge of a mountain tract. Ridge terrain, hardwood cover, and limited motorized access make for a very different setting than rolling farm ground, and the two don't price or function the same way.

Western Fulton County and State Game Lands No. 65

State Game Lands No. 65 holds 6,000.71 acres in one tract in Brush Creek and Belfast townships. Properties in or near that part of Fulton County should be evaluated against the large public block, the access roads that serve it, and the township-level development pattern around it.

Both counties fall in the Game Commission's Southcentral Region, but I don't treat them as interchangeable. A mountain-edge tract, a stream-bottom parcel, and a mixed woodland and field property each serve a different purpose, and I help buyers match the land to how they actually plan to use it. If you want a broader look at the market for this kind of ground, my guide to hunting properties in South Central PA covers the investor side, and I explain why buyers are drawn to large rural tracts here.

What should you verify before buying recreational land near the state line?

Verify four things before you make an offer: legal access from a public road, the species and season rules for that parcel, the wildlife management zone, and whatever sits on the boundary. A parcel that looks perfect on a map can be landlocked or governed by different rules than the one next door.

Confirm legal access first

Confirm the parcel is legally accessible from a public road, that no portion is landlocked, and that any recorded easements actually provide the access you're counting on. Your title company can help sort out what the records show, and I'll flag access questions early so they don't surface late in the process.

Match the parcel to the right season and zone

Pennsylvania's seasons and bag limits vary by species, Wildlife Management Unit, and season year. For example, the 2026-27 fall wild turkey season includes October 31 to November 15 in WMUs 1A, 2G, 3A, 4A, 4B, and 4D. These are season-specific dates, not permanent ones, so check them each year.

Across the line, Maryland's 2026-27 hunting calendar places Washington County in bear hunt zones 1 and 2, where applicable permits are required. It also notes that not all listed species occur in every county. Maryland DNR announced that Washington County hunters may take fall turkey from October 31 through November 8, 2026, with a bag limit of one turkey per hunter.

For deer, Maryland's regulations place Washington County in Deer Management Region A, Zone 2, defined as the western portion of the county. The boundary follows county lines, state boundaries, and specified roads, including the area around Clear Spring, so the exact location of a parcel matters.

What to checkPennsylvania (Franklin and Fulton)Maryland (Washington County)Who sets the rules Pennsylvania Game Commission, Maryland Department of Natural Resources, How seasons are organized by species, Wildlife Management Unit, and season year by species and zone, with permits for bear in zones 1 and 2 Deer zoning Verify the WMU for the parcel Region A, Zone 2 covers the western portion of the county Public land types State Game Lands, such as SGL 124 and SGL 65 State forests, state parks, Wildlife Management Areas, and other designated areas Fall turkey opening, 2026 October 31 in the listed WMUs October 31 through November 8 in Washington County

Maryland also lists multiple categories of public hunting land, which is useful context if you're comparing a Washington County parcel against what's nearby. Your exact season schedule depends on your parcel, your species, and your permits, so verify it with the agency before you rely on it.

How do you match a property to the way you'll use it?

Start with your use, then work backward to the land: the species you want to pursue, how much privacy you need, how you'll reach the property, and what's next to it. This is exactly the kind of question I walk my clients through before we tour anything.

Private land and the Hunter Access Program

If you already own or are buying land, it's worth knowing that Pennsylvania's Hunter Access Program partners with private landowners to supplement public land. Enrolled properties may be Open Access, Reservation Access, or Permission Access, and reservations can be made up to 14 days in advance. If you're evaluating a property that's already enrolled, don't treat those categories as unrestricted public access. Ask what the agreement says and how it affects your plans.

Questions I'll work through with buyers

• Is the parcel reachable by a public road or a recorded easement?

• Which WMU or Maryland zone applies, and which species does the property actually support?

• How does the parcel sit next to State Game Lands, roads, trails, and neighboring homes?

• Does the terrain suit your plans, whether that's mountain ridge, creek bottom, or mixed woodland?

• Is there any enrollment, easement, or agreement already on the land?

Local pricing and inventory shift, so for current numbers I'd point you to my latest Franklin County market update and a conversation about the specific tract you have in mind. What a given property is worth depends on its access, terrain, and size, and that's where a local market analysis comes in.

FAQ

How much private acreage do I need for hunting in Franklin or Fulton County?

For deer hunting, it's as much the shape of the parcel as the total acreage. There isn't one number that works for every buyer. The right acreage depends on the species you're after, how you hunt, the terrain, and what borders the property. A smaller parcel next to a large State Game Lands tract can serve differently than a similar parcel surrounded by homes, so I look at the setting, not just the size.

Can I hunt on Pennsylvania State Game Lands near my property?

Generally yes, subject to posted restrictions and the rules for the species and season. For a tract like State Game Lands No. 124, the Game Commission states it's open for general use year-round, and motorized vehicles are generally prohibited on gated roads and trails. Always check the specific tract's map and posted rules before you plan around it.

What hunting seasons apply to a property near the Franklin and Fulton County line?

It depends on the species and the Wildlife Management Unit the parcel falls in. The Pennsylvania Game Commission sets seasons and bag limits by species, WMU, and season year, so confirm the dates for your exact parcel each year. I help buyers find the right unit before they commit.

Does Washington County, Maryland have different deer and turkey rules from nearby Pennsylvania?

Yes, Maryland sets its own rules through the Department of Natural Resources. Washington County's western portion falls in Deer Management Region A, Zone 2, and the 2026 fall turkey season there runs October 31 through November 8. Pennsylvania's rules differ by WMU, so a property near the state line needs state-specific verification.

Can private land be enrolled in Pennsylvania's Hunter Access Program?

Yes, the Game Commission partners with private landowners through the program, and enrolled land can be classified as Open Access, Reservation Access, or Permission Access depending on the agreement. If you're thinking about enrolling land you own or buy, review the program terms with the Game Commission first, since enrollment affects who may use the property.

Ready to look at land in person?

Buying land across Franklin and Fulton Counties for nature enthusiasts rewards the buyer who checks access, zones, and boundaries first. I've guided hundreds of clients through rural land purchases over 22 years, and I'll help you narrow the search to parcels that fit how you plan to use them.

REACH OUT TO JAY TODAY!

About Jay Starr

Jay Starr, REALTOR® and Team Leader of The Jay Starr Team at RE/MAX 1st Advantage, is a 22-year full-time real estate professional serving South-Central Pennsylvania and Central Maryland. He holds the Certified Luxury Home Marketing Specialist designation and is known for expert guidance across luxury homes, large land tracts, farms, hunting properties, residential estates, and investment properties in Franklin, Fulton, Adams, Cumberland, Bedford, and Huntingdon Counties in PA and Washington County, MD. Outside of real estate, Jay manages over 10 honeybee hives and harvests local honey.

RE/MAX 1st Advantage · (717) 658-0177

Equal Housing Opportunity. Jay Starr, Licensed Real Estate Salesperson, regulated by the Pennsylvania Real Estate Commission. This article is general information, not legal, tax, or financial advice; confirm your own details with your title company, tax advisor, or lender, and verify current hunting rules with the Pennsylvania Game Commission or Maryland DNR.

Do expired listings in South-Central Pennsylvania offer investment opportunities?

Yes, but only the ones that pass a hard screening. Expired listings in South-Central Pennsylvania offer investment opportunities when the sale failed for a fixable reason, such as overpricing or weak marketing, and the owner is still willing to sell at a number that works for you. Expired status alone is not a discount, so verify ownership, liens, condition, and zoning before you make an offer.

Key Takeaways

• Pennsylvania's statewide median days on market was 51 in September 2026, up from 41 in May, so overpriced listings are sitting longer before they run out their term.

• Washington County, Maryland is a separate market: a January 2026 regional report showed 92 sales, a $307,000 median price, and 53 median days on market.

• Pennsylvania's state realty transfer tax is 1% of the value transferred, local taxes may add to it, and who pays what is negotiated in the agreement. Another 1% realty transfer tax is also collected and goes to local authorities.

• An expired listing does not prove the owner wants to sell, the property is distressed, or the price is negotiable, so verify before you offer.

• The best expired deals I see failed for fixable reasons (price, photos, exposure), not for structural, water, or title problems that no price can cure.

Which expired properties in Pennsylvania offer investment opportunities, and which are traps?

The good ones failed for a reason that a better price or better marketing can fix. The traps failed because of a problem the owner can't or won't solve. From the outside, both look identical: a listing that ended without a sale.

An expired listing generally means the owner's listing agreement ended without a closing. It does not tell you the owner wants out, the house is distressed, or the property is legally available to an investor. That is why I treat expired status as a lead, never as a deal.

Why do listings expire without selling?

When I review one, I'm looking for the real reason. The usual suspects:

• Asking price above what recent nearby sales support

• Condition issues that showed up in showings or a buyer's inspection

• Financing problems that killed a contract

• Title complications such as liens or ownership questions

• Poor marketing, like weak photos or thin exposure

• The owner changed their mind and no longer wants to sell

Is an expired listing priced lower than an active one?

Not automatically. Sometimes the owner is more flexible after months without an offer. Other times they're still anchored to the old number. You can approach an owner without competing against active offers, but you'll need to bring a price grounded in comparable sales and verified repair costs, not in the hope of a markdown.

Is South-Central Pennsylvania one market?

No. Lancaster, York, Adams, Cumberland, Dauphin, Fulton, and Franklin Counties each have their own pricing, zoning, municipal inspection requirements, and local transfer-tax rules. Washington County, Maryland, including the Hagerstown area, is a different state with different rules, so I analyze it separately. When a client asks me about expired properties, the first question is always which county and which municipality.

How do I vet an expired listing before making an offer?

Work through status, ownership, comps, condition, and title in that order, and don't write an offer until each step checks out. This is the same workflow I walk my clients through:

1. Confirm the listing is truly expired. It may have been withdrawn, canceled, or relisted under a new number.

2. Verify the owner through the county's official property or assessment records.

3. Review the listing history: price changes, photographs, disclosures, and any stated reason for withdrawal.

4. Compare recent nearby sales and competing active listings from the relevant local MLS or REALTOR® association.

5. Inspect the property: structure, roof, mechanical systems, water intrusion, septic or sewer arrangements, and access.

6. Check the paper trail: zoning, permits, municipal requirements, flood exposure, tax status, judgments, and recorded liens.

7. Bring in a title company early to identify title issues and coordinate the transaction.

What title, lien, or zoning problems sink an expired property?

Unpaid taxes, judgments, and recorded liens can follow a property, and a zoning mismatch can ruin a rental or resale plan. A permit gap can also turn a "simple" renovation into a municipal headache. In Pennsylvania, your title company runs the title search and handles the closing. Zoning and permit questions go to the municipality itself, which is why the county and township matter so much.

Hidden acquisition costs are the other thing that catches investors off guard, and I cover them in buying costs that catch South Central Pennsylvania buyers off guard.

What do the 2026 numbers say about how long homes take to sell?

Homes are taking longer to sell across Pennsylvania in 2026, which gives overpriced listings more time to run out their term. The Federal Reserve Bank of St. Louis, citing the underlying housing series, shows Pennsylvania's median days on market climbing through the year:

Month (2026)Pennsylvania median days on market (statewide) May-41, June-44, July-46, August-51, September-51

That is a statewide figure, not a South-Central Pennsylvania number, and your county or township may look different. The most recent regional report I can point to for Washington County, Maryland is from January 2026. The Maryland REALTORS® / Bright MLS regional housing report recorded 92 sales, a $307,000 median price, and 53 median days on market that month. Treat those as January numbers, not a read on today's conditions.

The takeaway for an investor is practical. When marketing times stretch, pricing mistakes get punished, and some of those mistakes end up as expired listings. If you want to understand the supply side of that, I wrote about why home inventory hit a 5-year high in South Central PA. Your specific county's comps are what actually set your offer, and that's where a local analysis earns its keep.

How should I structure an offer on an expired property?

Build the offer around verified repair needs, a realistic resale or rental value, your financing terms, your inspection rights, and a clearly defined closing timeline. Don't build it around the expired label. A strong offer on a weak-looking listing is still a weak offer if the repair estimate was a guess.

What costs should I plan for?

I won't put a total on the page, because your number depends on the property, the county, and your financing. Here are the categories to investigate before you offer:

• Acquisition financing and any private-investor charges

• Inspection and due diligence

• Title search, title insurance, and recording

• A survey, where needed

• Transfer taxes

• Municipal or county requirements

• Insurance, utilities, and other holding costs

• Repairs and resale expenses

Many of these are negotiable between buyer and seller, while statutory taxes and recording requirements are set by the jurisdiction. On transfer tax specifically, the Pennsylvania Department of Revenue states that the state realty transfer tax is 1% of the value transferred, that grantor and grantee are jointly and severally liable to the Commonwealth, and that an additional 1% local tax applies. How the cost is split is typically negotiated in the agreement, so confirm it in your own contract and with your title company.

How do I approach the owner?

Carefully. Before anyone reaches out, confirm the old listing agreement has actually ended and understand why the owner pulled back. A respectful, specific approach works far better than a generic cash-offer letter. In my experience, owners respond when they see you've done real homework on their property. I handle this outreach for my clients so it's done properly and the negotiation stays professional.

If you're weighing a rental hold rather than a flip, compare what's on the market in Pennsylvania multifamily and income properties against what an expired single-family property would need to rent for.

FAQ

How do I find expired listings in South-Central Pennsylvania?

The most reliable way is to have an agent with MLS access search expired, withdrawn, and canceled statuses county by county. Then confirm each owner through the county's official property or assessment records. That second step weeds out listings that were simply relisted under a new number.

Can I contact the owner of an expired listing directly?

Often yes, once you've confirmed the listing agreement has ended and the owner is identified through county records. The approach matters, though. Start by understanding why the property didn't sell, and consider having an agent make the contact so the conversation stays professional.

Why did this Pennsylvania property expire without selling?

The common causes are an asking price above comparable sales, condition problems, failed financing, title complications, weak marketing, or an owner who changed their mind. The listing history (price changes, photos, disclosures) usually points to the answer. Your job is to decide whether the cause is fixable at a price that works for you.

What should I inspect before offering on an expired property?

Start with the structure, roof, mechanical systems, water intrusion, septic or sewer arrangements, and access. Properties that sat unsold sometimes sat because of exactly these issues. Tie your offer to what the inspection finds, not to the listing description.

What title, lien, or zoning problems should I check before buying in Pennsylvania or Washington County, Maryland?

Check tax status, judgments, recorded liens, zoning, permits, municipal requirements, and flood exposure. In Pennsylvania, your title company identifies title issues and coordinates the closing. Maryland has its own rules, so I analyze Washington County separately and connect you with a qualified closing professional there.

Ready to look at expired properties with real numbers?

Expired homes in Pennsylvania offer investment opportunities only when the numbers, the paperwork, and the owner's motivation line up. The work is in sorting the fixable from the traps, and that's what I do with my clients before we ever write an offer. I'll pull the county and municipal comps, review the listing history, and help you decide whether a property deserves an offer.

REACH OUT TO JAY TODAY!

About Jay Starr

Jay Starr, REALTOR® and Team Leader of The Jay Starr Team at RE/MAX 1st Advantage, is a 22-year full-time real estate professional serving South-Central Pennsylvania and Central Maryland. With hundreds of homes sold, 40+ five-star reviews, and the Certified Luxury Home Marketing Specialist designation, he is known for expert guidance across luxury homes, large land tracts, farms, hunting properties, residential estates, and investment properties in Franklin, Fulton, Adams, Cumberland, Bedford, and Huntingdon Counties in PA, as well as Washington County, MD.

RE/MAX 1st Advantage · (717) 658-0177

Equal Housing Opportunity. Jay Starr, Licensed Real Estate Salesperson, regulated by the Pennsylvania Real Estate Commission. This article is general information, not legal, tax, or financial advice; confirm your own numbers with your title company, tax advisor, or lender.

If you’re considering moving to Chambersburg, Pennsylvania, you may be surprised to discover that there is a commercial airport just across the Maryland state line. Hagerstown Regional Airport – Richard A. Henson Field (HGR/KHGR) provides a convenient alternative to beginning every trip at one of the larger Washington, D.C., Baltimore or Harrisburg airports.

HGR is a small regional airport, and that is part of its appeal. Rather than navigating a major metropolitan airport, travelers have a compact terminal, inexpensive parking and easy access from Interstate 81. The airport is located about five miles north of Hagerstown and only about half a mile from the Pennsylvania state line. Allegiant Air

For someone relocating to Chambersburg or South Central Pennsylvania, HGR can be particularly useful for leisure travel to Florida and the Southeast.

And if you’re flying into Hagerstown to explore Chambersburg-area real estate, you can start your home search before you arrive. Jay Starr with RE/MAX 1st Advantage serves buyers and sellers throughout Chambersburg and South Central Pennsylvania. His website includes live property searches covering Chambersburg and communities throughout the region, with listing data updated frequently. Jay Starr

Search Chambersburg PA homes for sale at JayStarr.com

Jay Starr | RE/MAX 1st Advantage
Phone: 717-658-0177
Email: Jay@JayStarr.com
Website: JayStarr.com

Which Airlines Fly From Hagerstown Regional Airport?

This is a much simpler answer than it would be at a major airport.

As of October 2026, Allegiant Air is the only scheduled commercial passenger airline operating from Hagerstown Regional Airport. Current schedules show three nonstop destinations: Orlando/Sanford, St. Petersburg/Clearwater and Myrtle Beach. FlightConnections

Allegiant Air operates HGR as a leisure-focused airport rather than a traditional connecting hub.

That distinction is important.

You aren’t going to fly from Hagerstown to Chicago, Atlanta or New York and connect into a huge airline network. Instead, HGR provides convenient nonstop service to a small number of popular vacation destinations.

For many Chambersburg residents, that can still be extremely useful.

Where Can You Fly Nonstop From Hagerstown?

Hagerstown currently has nonstop Allegiant service to:

Orlando/Sanford, Florida (SFB) — year-round
St. Petersburg/Clearwater, Florida (PIE) — seasonal
Myrtle Beach, South Carolina (MYR) — seasonal

Washington County confirms all three destinations on its current airport website. Washington County

The airport's October 2026 schedule remains fairly active for its size. Current flight data shows roughly 30 arriving flights during October, or about seven per week, across the three destinations. FlightConnections

That means HGR isn't designed to replace a major international airport. It serves a different purpose: making certain leisure trips considerably easier for people living in the Hagerstown–Chambersburg region.

Hagerstown to Orlando/Sanford

The most established route from HGR is Orlando Sanford International Airport (SFB).

Unlike the other current destinations, Orlando/Sanford operates year-round. Washington County's 2026 schedule called for service three times weekly during much of the summer. The fall schedule has flights on Mondays and Fridays during September and increases to Mondays, Wednesdays and Fridays beginning in October. Washington County

Flight time is a little over two hours. Current route data lists the scheduled nonstop trip at roughly 2 hours and 9–16 minutes, depending on the flight schedule. FlightConnections

And this is where the small airport can become particularly appealing.

Recent Allegiant searches showed October and November 2026 one-way economy fares as low as approximately $68–$73 on selected Hagerstown-to-Orlando/Sanford dates. Those fares can change rapidly and optional services may cost extra. Allegiant Air

Check Allegiant Hagerstown–Orlando fares

Orlando Sanford is north of central Orlando and provides access to the greater Central Florida region, including Orlando's attractions as well as Daytona Beach, New Smyrna Beach, Cocoa Beach and Port Canaveral. Washington County

For Chambersburg residents who regularly vacation in Florida, having this service nearby can be a meaningful convenience.

Hagerstown to St. Petersburg/Clearwater

Allegiant also connects Hagerstown with St. Pete-Clearwater International Airport (PIE) on Florida's Gulf Coast.

The route is seasonal, but 2026 brought a significant expansion.

Hagerstown Regional Airport announced that St. Pete/Clearwater flights would operate on Sundays and Thursdays throughout the summer and, for the first time, continue through August, September, October and into November rather than taking the traditional late-summer and early-fall break. Washington County

The route provides direct access to the Tampa Bay region and Florida's Gulf beaches.

For a Chambersburg resident with a second home in Florida—or simply someone who enjoys escaping Pennsylvania winter weather—that's a potentially valuable local connection.

Check Allegiant flights and current fares

Hagerstown to Myrtle Beach

The third current nonstop destination is Myrtle Beach International Airport (MYR).

For 2026, Myrtle Beach service began May 22. Flights operated Mondays, Fridays and Saturdays through August 15, then shifted to Mondays and Fridays through November 2. Washington County

That schedule makes the route particularly useful during the summer vacation season while extending it far enough into autumn for travelers who prefer visiting the South Carolina coast outside peak summer.

Washington County describes Myrtle Beach as offering approximately 60 miles of coastline, making the flight a natural leisure route for residents of the four-state region. Washington County

Instead of driving hundreds of miles down I-81 and I-95, Chambersburg-area residents can begin their trip from a small airport close to home.

How Much Does It Cost to Fly From Hagerstown?

HGR's airline model is different from that of a traditional full-service airport.

Allegiant operates as an ultra-low-cost carrier, meaning the advertised base airfare may not represent the total cost of your trip. Travelers should compare the cost of checked or carry-on luggage, seat selection and other optional services when evaluating a fare.

Recent October 2026 searches provide a useful example:

The $68–$73 Orlando examples were displayed by Allegiant for selected October and November 2026 travel dates and are fare snapshots, not guaranteed or typical fares. Allegiant Air

There is another cost worth considering: parking.

Allegiant's HGR airport information currently lists airport parking at a maximum of approximately $5 per day, with the first hour free, although travelers should confirm the latest rate directly with the airport. Allegiant Air

That can make the total trip cost substantially different from flying from a larger airport after adding fuel, tolls and airport parking.

HGR Isn't Your Only Airport Option

Someone moving to Chambersburg shouldn't evaluate Hagerstown Regional Airport as though it needs to provide every possible flight.

It doesn't.

Instead, think of HGR as one part of the region's transportation network.

For Orlando, St. Pete/Clearwater and Myrtle Beach, the little airport just across the state line may be extremely convenient.

For destinations elsewhere in the United States or internationally, residents can use larger regional airports.

Hagerstown transportation planning documents identify Washington Dulles International Airport (IAD) at approximately 65 miles away and Baltimore/Washington International Thurgood Marshall Airport (BWI) and Reagan National Airport (DCA) at roughly 75 miles from Hagerstown. Hagerstown

That gives Chambersburg-area residents an interesting combination: a small leisure airport nearby plus access to several major metropolitan airports when a larger route network is needed.

Flying Into Hagerstown to Look at Homes in Chambersburg?

If you're coming to South Central Pennsylvania specifically to explore real estate, prepare for your visit before boarding your flight.

• Contact Jay before you travel. Give Jay Starr your budget, property requirements, preferred communities and how much time you'll have available for showings.
• Start searching before you arrive. Browse Chambersburg homes for sale. Jay's site includes homes, condos, land and other property types and allows buyers to save searches and receive listing alerts. Jay Starr
• Don't limit your search to Chambersburg. Jay serves a much broader South Central Pennsylvania market, including Greencastle, Waynesboro, Shippensburg, Fayetteville, Mercersburg, Saint Thomas, Fort Loudon and other surrounding communities. Jay Starr
• Save homes before your trip. That helps Jay see which properties, locations and price points are getting your attention.
• Spend time exploring communities. A relocation trip shouldn't consist entirely of walking through houses. Explore downtown Chambersburg, drive the routes you would actually use and visit surrounding towns.
• Think about I-81 access. Both Chambersburg and HGR benefit from the Interstate 81 corridor, so your home's location relative to the interstate may matter if you expect to use Hagerstown frequently.
• Keep some flexibility in your itinerary. If one property stands out, you'll appreciate having time available for a second showing.
• Use a local buyer's agent. A buyer relocating from outside the area needs more than listing photographs. Local knowledge can help you understand how Chambersburg, Greencastle, Waynesboro and the surrounding rural communities differ.

Start With Chambersburg Homes for Sale

Chambersburg provides a broad mix of real estate, from starter homes and townhouses to larger properties, new construction, historic homes, land and luxury residences.

Jay's dedicated Chambersburg search can be filtered by property type, price, bedrooms, bathrooms, lot size and square footage. The website also offers saved searches, email alerts and interactive map searching. Jay Starr

Explore Chambersburg PA homes for sale

For someone researching the area from another state, that's a much better starting point than trying to understand the market from a handful of individual listings.

Explore More of South Central Pennsylvania

One of the advantages of working with Jay is that the search doesn't need to stop at the Chambersburg borough line.

His buyer resources currently include communities such as Greencastle, Waynesboro, Shippensburg, Fayetteville, Mercersburg, Mont Alto, Saint Thomas, Fort Loudon, McConnellsburg, Newburg, Newville, Orrstown and Spring Run, among others. Jay Starr

Explore South Central Pennsylvania homes

A relocation buyer may arrive thinking Chambersburg is the obvious choice and discover that a surrounding community better matches the acreage, housing style, price point or setting they're seeking.

That's exactly why seeing the region in person matters.

Looking for Luxury Homes in Central Pennsylvania?

Jay's website also covers the upper end of the Central Pennsylvania market.

His luxury real estate coverage includes custom estates, historic properties, country residences and distinctive homes throughout Central Pennsylvania. Jay Starr

Explore Central Pennsylvania luxury real estate

For buyers coming from more expensive metropolitan areas, exploring the broader region can reveal very different combinations of acreage, home size and setting.

Why Hagerstown Regional Airport Matters When Moving to Chambersburg

Airport access probably won't be the first item on your home-buying checklist.

But it can become a useful lifestyle benefit after you move.

If your family vacations in Orlando every year, HGR's year-round Sanford service could be extremely convenient.

If you enjoy Florida's Gulf Coast, St. Pete/Clearwater provides another nonstop option.

If Myrtle Beach is a favorite summer destination, you may be able to fly there from practically your own backyard.

And when you need a much larger network, Washington Dulles and BWI provide access to domestic and international destinations.

HGR also continues to invest in its facilities. Washington County notes that the airport has an expanded terminal waiting area, a passenger boarding bridge and runway improvements. Washington County

It's a small airport—but for the routes it serves, that may be precisely the advantage.

Fly Into Hagerstown and Discover Chambersburg

Online listings can show you prices, photographs and square footage.

They can't completely tell you what living in South Central Pennsylvania feels like.

Fly into Hagerstown.

Drive north into Pennsylvania.

Explore Chambersburg.

Visit Greencastle.

Drive through Waynesboro.

Explore the countryside around Fayetteville and Saint Thomas.

Look at homes in different settings and price ranges.

Then decide which combination of house, community and lifestyle feels right.

Jay Starr with RE/MAX 1st Advantage can help you turn that visit into a focused home search throughout Chambersburg and South Central Pennsylvania. His website provides live inventory, market information and property searches throughout the region. Jay Starr

Contact Jay Starr

Jay Starr
RE/MAX 1st Advantage
Phone: 717-658-0177
Email: Jay@JayStarr.com
Website: JayStarr.com

Your flight gets you to Hagerstown. Jay can help you discover where you want to call home in South Central Pennsylvania.

Airline routes, frequencies, operating dates and fares change frequently. Flight and pricing information in this article was checked in October 2026. Always verify current schedules, fares, baggage charges and optional fees directly with the airline before booking.