Photo: Mvincec. Original uploader was Mvincec at en.wikipedia · Public domain142 homes sold in Butler in the last year, at a typical $118K
Almost every sale is a house. Below: what each kind of home sells for, what your budget buys, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where Butler homes are listed.
Every place Butler homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to Butler.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
Houses are 80% of Butler’s sales, at a typical $119K
142 homes sold in the year to May 2026.
typical sale · 114 sold in 12 months
- Per square foot
- $81PA $183
- Days to sell
- 68
- Sold over asking
- 17%
- Listings with a price cut
- 25%
Multi-family (2–4 units): 28 sold, typical $118K
Too few sales in 12 months for reliable figures.
About as many homes sell as usual, at 1.6 times the 2016 price
142 sales in the last year, against 203 in 2020 and a low of 112 in 2012. The typical sale went from $73K in 2016 to $118K.
Source: Redfin Data Center, MLS sales. Typical price and $/sq ft are the monthly medians, weighted by sales.
What $150K buys in Butler
Check a listing against what Butler homes sold for
Against the town’s median price per square foot over the last 12 months. A rough check: condition, lot and location within town move a price more than this can see.
Bidding wars in Butler are back to pre-pandemic levels, but half fewer homes come up for sale
We read every month of Butler’s home sales since 2012 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to May 2026, 142 sales.
If you’re buying in Butler
- Shop in October. It brings about 20 new listings a month, close to the busiest month, with fewer bidding wars (14% over asking).
- Some room to negotiate. 22% of listings cut their price, about as many as before the pandemic.
- Offer under asking. Buyers paid 93.4% of the list price on average; 14% paid over.
- You’ll usually have time. Only 32% of homes go under contract within two weeks; the typical one takes 67 days.
Summer brings both the most homes and the most bidding wars
June has the most new listings (about 21 a month), and the most competition: 23% close over asking. October offers nearly as much choice with fewer homes bid up (14%). October has the least competition (14%).
Averages for each calendar month, 2015 on.
Calmer than the 2021 frenzy, and calmer than Pennsylvania
| Butler now | 2017–19 | 2021 peak | PA now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 14% | 15% | 28% | 33% |
| Gone within two weeksShare of homes under contract within 14 days | 32% | 19% | 47% | 46% |
| Listings with a price cutShare of homes for sale that cut their price | 22% | 21% | 16% | 26% |
| Price paid vs. askingAverage sale price ÷ list price | 93.4% | 94.1% | 96.9% | 98.9% |
| Days to sellMedian days from listing to contract | 67 | 119 | 61 | 37 |
56 homes for sale on a typical day
That’s 46% fewer than in 2017–19 and well under 2016’s 120.
1 in 4 listings has cut its price
22% in the last year, against 21% in 2017–19 and 26% across Pennsylvania.
Butler ranks 255th of 261 busy Pennsylvania markets for bidding wars
Share of sales over asking in the last year, among towns with 60 or more sales. Butler is one of the state’s calmer markets.
Source: Redfin Data Center, city market tracker, January 2012 to May 2026 (MLS sales, not seasonally adjusted). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical Butler home costs about $765 a month
Price: Butler’s typical sale, last 12 months. Property tax at Butler’s 1.5% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether Butler is affordable on local pay is on Cost of living.
Six things worth knowing
New listings in June
The month with the most choice. December has the fewest, about 11.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $118K home, about $1,790 a year.
Taxes vs. neighborsSchools
The schools grade for Butler, from test results, graduation and how much students grow.
Schools in ButlerCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
No busy market nearby sells for less a square foot; Meadowood, Homeacre-Lyndora, Oak Hills, Meridian, Shanor-Northvue and Connoquenessing Township for far more
The busier markets within 25 miles of Butler, by what sold. Prices, taxes and how far a paycheck goes next door are on Cost of living.
| Sold | Typical sale | $/sq ft | Over asking | Days to sell | |
|---|---|---|---|---|---|
| Butler | 142 | $118K | $76 | 14% | 67 |
| Homeacre-Lyndora | 97 | $251K | $175 | 15% | 66 |
| Shanor-Northvue | 62 | $330K | $176 | 18% | 77 |
| Meridian | 51 | $300K | $166 | 35% | 71 |
| Connoquenessing Township | 40 | $391K | $172 | 8% | 99 |
| Meadowood | 34 | $248K | $177 | 21% | 42 |
| Oak Hills | 24 | $330K | $221 | 25% | 79 |
Redfin Data Center, June 2025 to May 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to Butler, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Butler. People who follow the town see it, and so do people comparing Butler with their own town. No commission, no listing fee.
Questions about buying a home in Butler
What do homes sell for in Butler, PA?
142 homes sold in the year to May 2026 at a typical $118K, $76 a square foot.
Is Butler a buyer’s or seller’s market?
A balanced market: 61 homes were for sale in May 2026 and 11 sold, about 5.5 months of supply. Buyers paid 93.4% of asking on average, and 22% of listings cut their price.
When is the best time to buy in Butler?
June brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Butler?
About 1.5% of a home’s value a year. On a $118K home that’s near $1,790.
Where can I see homes for sale in Butler?
Zillow, Redfin, Realtor.com and Homes.com all carry Butler’s MLS listings; the search links above open each one filtered to Butler.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).