The Murrysville Median Is Two Markets Wearing One Price Tag

Check three different sites for the median home price in Murrysville this year and you will get three different answers, and none of them are lying to you. In June 2026, homes in Murrysville sold for a median of $317,000. A month later, homes listed for sale carried a median asking price of $354,000. By August, that asking-price median had dropped to $329,000. Meanwhile, the trailing twelve months on another portal put the median sale price at $400,000, up 13 percent year over year.

If you are comparing Murrysville to other Westmoreland County towns before you commit to a search area, that spread is disorienting. It looks like the market cannot decide what it wants to be. It can. The number just isn't measuring one market. It's measuring two.

A Small Sample Size With a Big Swing Built In

Murrysville is not a high-volume market. Sixty-one homes sold in June 2026, down from 77 the same month a year earlier. Over a full year, roughly 151 homes changed hands, with about 30 actively listed at any given time. In a town of just under 20,400 residents, that means a single month's median is built from a few dozen transactions, not a few hundred.

That matters because Murrysville's active inventory doesn't sit on one continuous price curve. It sits on two. One is the resale market: ranch and colonial homes in established neighborhoods like Whispering Springs and Westmoreland Farms, mostly trading in the $250,000 to $450,000 range. The other is a wave of new construction, almost all of it inside the Franklin Regional School District boundary, priced from the mid $500,000s past $900,000.

When a handful of new-construction closings land in the same month as a batch of resale sales, the median jumps. When they don't, it settles back down. Neither number is wrong. Neither one tells you what a buyer with a specific budget will actually find on the ground.

What Each Tier Actually Looks Like

The New Construction Names Worth Knowing

If you're cross-shopping Murrysville against other Pittsburgh-area suburbs, these are the developments currently anchoring the top of the market, and each one tells you something different about what that price actually buys:

• Siena Ridge, built by Suncrest Homes off Hills Church Road and Sinan Farm Drive, spans 74 homesites averaging three quarters of an acre across 34 acres of green space, with walking trails and sidewalks built in. The builder's own current pricing lists home and lot packages starting in the high $900,000s, though earlier marketing for the same community advertised estate packages from $649,900. That gap alone shows how much a "starting price" depends on the floor plan and how quickly it can move.
• Barrington Heights, built by Patalsky Homes off Cline Hollow Road, offers lots up to three acres, a size point that puts it closer to a country setting than a typical subdivision.
• Regan Ridge brings luxury condominiums to the district priced from $995,000, the highest new-construction entry point currently marketed in Murrysville.
• Hillstone Village, built by KACIN Homes, offers single-family and carriage homes starting at $539,900, the most accessible entry point into new construction in the township right now.

None of these compete with a $280,000 resale ranch for the same buyer. They compete with each other, and with new construction in Penn Township and other nearby districts. Folding them into the same median as older housing stock is a bookkeeping convenience, not a reflection of how buyers actually shop.

The District Boundary and School Profile

Franklin Regional's academic standing is one aspect buyers may weigh when comparing communities. Franklin Regional ranks in the top 5 percent of Pennsylvania's 678 school districts, placing 32nd overall on combined math and reading proficiency, with 62 percent of students proficient in math against a 38 percent state average and 79 percent proficient in reading against a 55 percent state average.

The district covers roughly 38 square miles and serves Murrysville along with parts of Export and Delmont, which is why some of these new-construction communities carry a Murrysville address even when they sit closer to the Export line. For a buyer comparing school-driven value across townships, that boundary, not the municipal line on a map, is doing most of the work.

What the Days on Market Numbers Confirm

The same two-tier pattern shows up in how long homes sit before selling, and the spread here is even wider than the price data. In June 2026, homes sold after a median of 27 days on market, down from 37 days the year before. In July, that figure was 31 days, a 16 percent drop year over year. In August, it moved to 37 days, an 11 percent drop from the prior year. Those are fast numbers, consistent with resale homes in established neighborhoods that move quickly when priced right.

Set against that, a full trailing-twelve-month view puts average days on market at 74, more than double any single recent month. Separately, active listings are averaging 44 days on market and drawing roughly one offer each. The gap between a 27-day month and a 74-day year isn't a contradiction. It's the same story the price data tells: quick-moving resale homes pull the short-term number down, while custom and semi-custom new construction, much of it not finished until a buyer selects a floor plan and finishes, pulls the long-term average up.

The Town Keeps Investing While Builders Keep Building

None of this is happening in a vacuum. Murrysville Council has continued approving projects that support both ends of the market. Council approved a land development plan for Franklin Regional Senior High School to resurface its athletic fields with synthetic turf and upgrade sidewalks, support buildings, bleachers, dugouts, batting cages, and the tennis court. Council also approved the Haymaker Park Ball Field land development on Reed Boulevard, a mixed-use zoning parcel.

On the commercial side, council held a public hearing this year on a liquor license transfer that will bring Coast & Main Seafood and Chophouse to 4420 William Penn Highway, a roughly 100-seat restaurant with outdoor dining planned to open with dinner service and weekend brunch. That kind of investment, paired with continued new-home construction inside the school district, is the backdrop that keeps both the $280,000 resale ranch and the $950,000 custom build finding buyers in the same town.

What This Means If You're Comparing Murrysville to Somewhere Else

If a median price is the first filter in your search, widen it before you narrow it. Ask which tier a listing actually belongs to. A $329,000 asking price in Murrysville might be a well-kept resale colonial close to downtown; a carriage home at Hillstone Village, still under construction, starts at $539,900. Those are different purchases with different timelines, and the median alone won't tell you which one you're looking at.

A Few Questions Worth Asking

Why does the median price for Murrysville look so different depending on which site I check? Portals sample different windows and different transaction types, some tracking closed sales and others tracking current asking prices. Because Murrysville's total sales volume is modest, a handful of high-priced new-construction closings landing in any single month can swing the number substantially in either direction.

Is new construction in Murrysville really priced that differently from resale? Yes. Current new-construction communities inside Franklin Regional School District start at $539,900 for Hillstone Village and range up to $995,000 for Regan Ridge's condominium product, while resale inventory across the township has traded mostly between $250,000 and $450,000 over the past year.

Does a longer average days-on-market figure mean homes in Murrysville are sitting unsold? Not on its own. It usually reflects the mix. Resale homes in established neighborhoods have closed in under 30 to 40 days in recent months, while custom and semi-custom new construction takes longer by design, since many homes aren't finished until a buyer selects a floor plan and finishes.

If you're trying to figure out which of these two Murrysville markets actually fits your budget and timeline, that's exactly the kind of question worth working through with someone who tracks both sides of the township closely. Elizabeth Bires has spent years walking buyers through Westmoreland County's resale and new-construction markets side by side. Let's Connect and figure out which one is yours.