Updated October 2026. Prices read on each company’s site on October 31, 2026. Lehigh Valley sales figures from Greater Lehigh Valley REALTORS’ September 2026 report, published October 15, 2026.
In Allentown and the Lehigh Valley, flat fee MLS costs $89 to $399 upfront, from the eight companies we priced on October 31, 2026. Listings here go on Greater Lehigh Valley MLS. Beycome puts you there for $99, with $0 at closing. One local rule to plan for: Allentown requires a city pre-sale inspection, even for sale-by-owner homes.
See the $99 Allentown listing on Greater Lehigh Valley MLS, with the MLS photo maximum and up to 12 months.
Jump to: ⏱️ Market · 📸 Photos & price · 🏢 Our order · 📍 Pre-sale inspection · 💲 2.5% tax · ❓ FAQ
Lehigh Valley quick facts
- Lehigh and Northampton counties had 580 closed sales in September 2026 at a $375,000 median, up 6.8% in a year.
- Homes sold in about 20 days on average, for 100.8% of list price.
- Allentown’s transfer tax rose to 2.5% on January 1, 2026: $7,892.50 on a $315,700 home.
- The city pre-sale inspection costs $100 for up to three units, and you have five business days after listing to request it.
How fast are Lehigh Valley homes selling right now?
Fast, and close to asking. Greater Lehigh Valley REALTORS reported 580 closed sales across Lehigh and Northampton counties in September 2026, down 6.1% from a year earlier. The median price was $375,000. Average days on market came in at 20 days, and sellers got 100.8% of list price.
Inventory is creeping up, though. There were 963 homes for sale, up 10.8%, which works out to 1.8 months of supply. That’s still a seller’s market, but buyers have a little more to choose from than last fall. Price right from day one.
Inside the city, the typical Allentown home was worth $315,700 in September 2026, up 3.8% over the year (Zillow Home Value Index). Bethlehem came in at $361,000 and Easton at $383,000.
Which plans give you the most listing for the money?
We sorted this table by what buyers see first, photos and time on market, then by price. Totals use the $375,000 Lehigh Valley median from September 2026.
| Entry plan | Photos | Months listed | Due now | Due when it sells | Total on $375,000 | Lehigh Valley MLS named | Changes |
|---|---|---|---|---|---|---|---|
| Beycome Basic | MLS max | 12** | $99 | $0 | $99 | Yes | Unlimited, free |
| Homecoin | Max | 12 | Lehigh Valley price not shown ($199 for Bright) | $0 | not stated | No | 10 free |
| HomeZu MLS Listing Only | 25+ | 6 | $399 | 0.1% | $774 | No | not stated |
| Houzeo Bronze | 25 | 6 | $399 | $0 | $399 | Yes (GLVR data credit) | 10 |
| List With Freedom Gold | 25 | 6 | $89 | 0.5% | $1,964 | Yes | Free, unlimited |
| ISoldMyHouse Get LISTED | 10 | 6 | $299 | None stated | $299 | No | not stated |
| Brokerless $99 | 6 | 6 | $99 | $0 | $99 | Yes | Free status changes |
| Fizber MLS Boost | 6 | 6 | $270 (was $295) | 0.1% | $645 | No | not stated |
On a $375,000 sale, a 0.5% closing fee is $1,875. That’s the gap between an $89 plan and a $1,964 bill. Transfer tax, title and any buyer’s agent pay are extra with all of them. For a side-by-side of these companies nationally, see our US flat fee MLS comparison.
Our order for Allentown sellers
1. Beycome is Allentown’s #1 flat fee MLS service for 2026
$99 on Greater Lehigh Valley MLS with nothing due at closing. Max photos. A 12-month term, the longest Pennsylvania and the MLS allow. Unlimited free changes, e-signature, online offers and ShowingTime where the MLS offers it. Artur, our AI assistant, helps with offers on Basic and Enhanced, and Concierge adds a dedicated expert. In a market where homes go under contract in about three weeks, being able to fix a price or swap a photo the same day helps.
You can also buy with us next. Our buyer program is open to every buyer, with no upfront fee. So far we’ve helped 22,000+ homeowners save over $225 million, with a home sold every 30 minutes (Beycome internal data, October 2026).
2. Houzeo Bronze
$399 flat, $0 at close, 25 photos, 6 months and 10 changes. Its Pennsylvania page carries Lehigh Valley MLS listing data. Skip the upper tiers if cost matters: Platinum is $499 plus 1.25%, or $5,186.50 on $375,000.
3. Brokerless
Its Pennsylvania page names Lehigh Valley MLS. $99 and no closing fee, but 6 photos and 6 months. A Lehigh Valley twin or a Saucon Valley colonial needs more than six shots.
4. ISoldMyHouse
$299 for 10 photos and 6 months, $399 for max photos and a year. No Lehigh Valley MLS mention on the page we read.
5. Homecoin
Great terms on paper: max photos, 12 months, no closing fee. But the Pennsylvania page only shows a $199 Bright MLS price. Ask what Lehigh Valley costs before you order.
6. Fizber
$270 on sale, with a 0.1% success fee in Pennsylvania per its own page. Six photos for six months.
7. HomeZu
$399 upfront and 0.1% at closing. The 12-month term is a $99 extra.
8. List With Freedom
Names Greater Lehigh Valley MLS and starts at $89. Gold’s 0.5% fee at closing makes it the priciest entry plan here on a median Lehigh Valley sale.
What is Allentown’s pre-sale inspection?
It’s a city safety and maintenance check, and it applies whether you list with an agent or by owner. The city’s Pre-Sales Inspection Procedure names For Sale by Owner sales directly. Here’s how it works:
- Within five business days of offering the home for sale, you request and pay for the inspection.
- Residential fees are $100 for up to three units, plus $25 for each extra unit. That includes one re-inspection within 30 days.
- A second re-inspection costs $75 per unit. After that, $150 per unit.
- The inspection report is good for one year.
- If the home passes, you get a Certificate of Compliance.
What if the inspector finds problems? You can fix them before settlement. Or the buyer can take them on. In that case the city needs a signed, notarized Acceptance Form at least 3 days before the transfer, and you give the buyer a copy of the report. After settlement, a Buyer’s Information Report goes to the city within three days.
Sell smarter
List your home on the MLS from $99
A flat fee instead of a percentage, and $0 to Beycome at closing. You stay in control of your sale.
Sell your home →Buy smarter
Get up to 2% back at closing
On homes listed by other agents, Beycome credits you up to 2% of the price at closing (1% kept, $1,499 minimum; not on FSBO homes or homes listed by Beycome sellers).
Buy a home →Apply online through the city’s portal, by mail, or in person at City Hall, 435 Hamilton Street, third floor. Book it the week you list, so the report is ready when buyers’ agents ask. These rules cover the City of Allentown. Bethlehem, Easton and the townships set their own.
How much is the transfer tax in Allentown in 2026?
2.5% for properties in the City of Allentown, up from 2% on January 1, 2026. The state keeps its 1%. The city’s share went from 1% to 1.5%. The city says the rate depends on the day the deed is submitted for recording, not the settlement date.
| Where in Lehigh County | State + local | On $315,700 | Half, if split |
|---|---|---|---|
| City of Allentown | 1% + 1.5% = 2.5% | $7,892.50 | $3,946.25 |
| Most other Lehigh County towns | 1% + 1% = 2% | $6,314.00 | $3,157.00 |
The Lehigh County Recorder of Deeds fee schedule lists both rates. Pennsylvania makes buyer and seller jointly liable, so split it in your agreement of sale. The 2026 increase adds $1,578.50 on a typical Allentown home. For the full statewide picture, read selling a Pennsylvania home without a realtor. Need your parcel number? Our Pennsylvania property tax search guide has each county’s lookup.
What if you want someone negotiating with you?
Beycome Concierge is $999 until November 2, 2026 ($1,399 list price), with $0 at closing. A dedicated expert negotiates with you, always on your side, and every decision stays yours. List With Freedom Platinum Plus runs $395 plus 0.25%, $1,332.50 on $375,000, with a transaction coordinator. Here’s what Concierge covers.
Do you need a realtor in Allentown? No, it’s not required; it’s your choice. Some sellers want an agent to run everything. Others are happy to handle showings for the savings. As an example, a 3% listing commission on $375,000 is $11,250. With a $99 listing and $0 at closing, $11,151 of that stays with you.
Ready to go? Start your Pennsylvania listing for $99.
More Pennsylvania guides: Flat Fee MLS Philadelphia (2026): 8 Bright MLS Plans Ranked, Flat Fee MLS Pittsburgh (2026): 8 West Penn MLS Options Ranked, How to Sell Your Philadelphia House Without a Realtor (2026), How to Sell Your Pittsburgh House Without a Realtor (2026), How to List Your Pennsylvania Home on the MLS by Owner (2026), Pennsylvania Seller Disclosure Form: What Sellers Must Disclose (2026), Pennsylvania Realty Transfer Tax: Who Pays and How Much (2026), Pennsylvania FSBO Agreement of Sale: What It Must Include (2026), Do You Need a Lawyer to Sell a House in Pennsylvania? (2026).
Allentown and Lehigh Valley FAQ
Which MLS covers Allentown and the Lehigh Valley?
Greater Lehigh Valley MLS, run by Greater Lehigh Valley REALTORS. Beycome lists there for $99 with $0 at closing.
Do I need a pre-sale inspection to sell my Allentown house by owner?
Yes. The city requires it for sale-by-owner homes too. Request it within five business days of listing. It costs $100 for up to three units.
What is the transfer tax in Allentown?
2.5% since January 1, 2026: 1% state and 1.5% city. On $315,700 that’s $7,892.50, split as your agreement of sale says.
How long do Lehigh Valley homes take to sell?
About 20 days on average in September 2026, per Greater Lehigh Valley REALTORS, with a $375,000 median price.
How much does flat fee MLS cost in Allentown?
$89 to $399 upfront in October 2026. With closing fees, totals on $375,000 ranged from $99 to $1,964.
How long does a flat fee listing last in the Lehigh Valley?
With Beycome, up to 12 months, the maximum the state and MLS allow in Pennsylvania. Many entry plans elsewhere run 6 months.
What happens if my Allentown inspection finds violations?
Fix them before settlement, or the buyer signs a notarized Acceptance Form at least 3 days before the transfer and takes them on.
Commission figures are examples only. Real estate commissions are not set by law or by NAR rules and are fully negotiable. Sellers choose whether to offer any compensation to a buyer’s agent, and how much; since August 17, 2024, those offers can’t be shown on the MLS.
Competitor prices as of October 31, 2026, from each company’s Pennsylvania or pricing page; some service details come from pages read October 20, 2026. Totals use the $375,000 Lehigh and Northampton median for September 2026 and add only each company’s stated closing fee. “No” in the MLS column means the page we read didn’t name Lehigh Valley MLS.
Beycome prices: Basic $99 in Pennsylvania, Enhanced $399, Concierge $999 until November 2, 2026, 9 a.m. ET ($1,399 list price). “$0 at closing” means no Beycome fee at closing. Transfer tax, inspection fees, title and any buyer’s agent pay still apply.
* No cancellation fee. Listings under contract can’t be canceled. No refund once the listing is live.
** Listing term: the maximum the state and MLS allow, 12 months in Pennsylvania (24 months in most other states).
General information, not legal or tax advice. Reviewed by Beycome Brokerage Realty LLC, licensed real estate brokerage (PA #RB070477).
Sources
- Greater Lehigh Valley REALTORS, September 2026 housing report, published October 15, 2026.
- City of Allentown, Pre-Sale Inspections and Pre-Sales Inspection Procedure, read October 31, 2026.
- City of Allentown, Realty Transfer Tax increase, January 1, 2026.
- Lehigh County, Recorder of Deeds fee schedule, effective January 1, 2026.
- Pennsylvania Department of Revenue, Realty Transfer Tax.
- Zillow Research, Zillow Home Value Index, September 2026.
- NAR, Settlement FAQs.
- Competitor pages read October 31, 2026: Brokerless, Fizber, Homecoin, HomeZu, Houzeo, ISoldMyHouse, List With Freedom.
- Beycome, listing package features, October 2026.
Disclosure & Disclaimer
Beycome provides real estate services through affiliated licensed brokerages and has a commercial interest in the services and business models discussed on this blog. Content reflects Beycome’s perspective and may promote our services; it should not be treated as independent or neutral reporting.
Articles are provided for general informational and educational purposes only, not as financial, tax, legal, or investment advice or a recommendation for your particular situation. Reading this blog does not create a brokerage, advisory, or other professional relationship.
Information, opinions, pricing, service descriptions, and comparisons reflect the sources and information available when an article was published or last updated and may change. Although we aim for accuracy, we do not guarantee that all content is complete, current, or applicable to your circumstances. Laws, market conditions, and service availability vary by location. Examples and estimated savings are illustrative, depend on stated assumptions, and do not guarantee individual results.
Verify relevant information directly and consult qualified professionals before making decisions. Beycome services are subject to applicable agreements, eligibility requirements, and state-specific terms.
