Unsure where to price your Brodheadsville home right now? You are not alone. Public websites often disagree, and a few recent sales can swing the numbers in a small market. In this guide, you will see today’s local pricing picture, a clear step-by-step plan to set your list price, smart prep that moves the needle, and the best timing to list in the Poconos. Let’s dive in.
Brodheadsville market snapshot
Pricing varies by how you draw the map and which month you review. According to Redfin’s Brodheadsville snapshot, the most recent monthly median sale price is about $328,000, with average days on market near 45 days (page updated Dec 2025 to Jan 2026). At the ZIP level, Redfin’s 18322 ZIP report shows a median near $322,500 for Jan 2026.
For context across the broader region, Realtor.com’s Monroe County summary reported a median around $353k to $354k and 80 to 86 median days on market in Dec 2025. Different public sites also show different medians for Brodheadsville itself, which is a reminder that each source uses its own sample window and filters. You can see that variation on Realtor.com’s Brodheadsville page.
The takeaway is simple: use these snapshots for context, then set price with an MLS-backed CMA that fits your exact address and condition. The local authority for Monroe County is PMAR; start with their PMAR market statistics and your agent’s CMA for the most current picture.
Set your pricing zone
Your first job is to define the most relevant comp pool. In Brodheadsville and the West End, that often means same subdivision or immediate area, similar lot size, and comparable price band. Confirm whether your address maps to the Brodheadsville CDP, Chestnuthill Township, or simply sits within 18322, since those lines change which sales count as true comps.
Aim to compare like for like. A split-level on a wooded acre may pull different buyers than a newer colonial on a cul-de-sac, even if the square footage is similar. Keep the geography tight so a few outliers do not distort your target.
Build a CMA that works
A strong CMA looks at more than closed sales. Ask your agent to include three slices so you see both value and momentum, as outlined in NAR’s consumer guide to pricing:
- Closed sales from the last 60 to 90 days that match your home’s type and condition.
- Pending sales to show where buyers are writing contracts right now.
- Active listings, which are your current competition in buyers’ search results.
Then review the adjustment notes. Price should reflect condition, updates, lot, garage, finished basement, and any features buyers value locally. If your kitchen and baths are newer than the comps, that matters. If your roof, septic, or HVAC is at end of life, that matters too.
Read the speed of the market
Speed indicators help you calibrate confidence. City-level data shows Brodheadsville homes averaging about 45 days to sell, while county-wide medians have run 80 to 86 days in recent months. Shorter days on market and sale-to-list ratios near 100 percent signal stronger pricing power. Longer times suggest either conservative pricing or the need for sharper condition and marketing.
Ask your agent for MLS speed metrics in your exact price band and neighborhood so you are not guessing off broad county averages.
Pick a pricing tactic
Most sellers benefit from a market-price approach anchored in the CMA. It meets buyer expectations, supports strong appraisal odds, and avoids early cuts that erode leverage. In select cases where inventory is thin and DOM is fast, a modest under-price can create urgency. If you consider that tactic, ask your agent to show the math in the CMA before you commit.
Prep that moves the needle
Buyers in 2024 to 2025 continue to prefer move-in-ready homes. Staging and strong visuals help homes sell faster and, in many cases, for more. NAR’s 2025 staging report found that staging often reduces time on market, and many agents saw higher offers for staged homes.
Here is a prioritized prep list for a typical single-family in Brodheadsville:
Immediate, high impact
- Deep clean, declutter, and neutral paint.
- Landscaping tune-up, fresh mulch, pressure wash, and front door refresh.
- Stage key rooms and invest in professional photography or virtual staging. If you use virtual staging, disclose it in your listing remarks per MLS rules.
Mid-cost, if budget allows
- Minor kitchen refresh with painted or refaced cabinets, updated hardware, and new counters.
- Bathroom refresh with a new vanity, lighting, and fixtures.
- Replace worn flooring in high-traffic spaces.
Bigger-ticket, case by case
- Full kitchen overhauls or major additions should be weighed against neighborhood ceilings. The 2025 Cost vs Value report shows exterior curb-appeal projects and a minor midrange kitchen remodel often recoup more than many large projects.
Time your listing
Seasonality matters in the Poconos. Nationally, Realtor.com’s analysis of the best week to sell points to mid April as the sweet spot for higher prices, faster sales, and fewer competing new listings. Locally, primary residences tend to follow that spring cycle, while certain vacation-style properties see stronger interest into summer or winter.
If you can, plan your prep so you can go live by mid April. If your property has clear second-home or rental appeal, weigh an early summer launch. Always verify the timing with fresh PMAR/MLS data before you set dates.
What to bring your agent
Help your agent price with precision by bringing:
- Utility and tax bills, plus a list of recent repairs or upgrades with receipts.
- Any permits, engineering, septic, roof, HVAC records, and a recent inspection if available.
- A request for a full CMA packet: closed, pending, and active comps for 30, 60, and 90 days, with an adjustment grid and notes from NAR’s consumer guide to pricing.
- Local speed metrics: days on market for similar homes, months’ supply, and sale-to-list ratio.
- A written pricing plan for day 1 and what you will do at 30, 60, and 90 days if feedback or showings are soft.
Your next step
You do not need to guess at a number. Lean on MLS data, a tight comp set, and a marketing plan that makes your home stand out online from day one. If you are weighing timing, condition updates, or pricing tactics in Brodheadsville, we are here to help you make a confident move.
Ready for an address-specific CMA and a clear plan? Connect with Kelly Realty Group for a free Poconos market consultation.
FAQs
What are current Brodheadsville prices and DOM?
- Recent snapshots show a median near $328,000 and about 45 days on market at the city level, with the 18322 ZIP near $322,500 and county medians around $353k to $354k and 80 to 86 days, per Redfin and Realtor.com.
How do I price if websites disagree?
- Use an MLS-backed CMA with closed, pending, and active comps in your immediate area, then adjust for your home’s condition following NAR guidance.
Which updates pay off before listing?
- Focus on curb appeal, light cosmetic refreshes, staging, and professional photos; nationally, minor midrange kitchen updates and exterior projects often recoup well per the Cost vs Value report and NAR staging data.
When is the best time to list in the Poconos?
- Mid April is a strong national window for sellers, while vacation-style homes may benefit from early summer; verify timing with your agent’s current PMAR/MLS data.
Should I under-price to spark a bidding war?
- Consider it only when inventory is tight and DOM is fast in your exact price band, and ask your agent to show the CMA evidence before using this tactic.
