Pennsylvania residents lost more than $537 million from cybercrimes last year, according to the Federal Bureau of Investigation’s 2025 IC3 report. Pennsylvania ranked sixth in the country, with more than 31,000 complaints filed. Losses for the state were up 34% compared to 2024.

Overall, internet crimes defrauded Americans across the country of nearly $21 billion, with cryptocurrency and artificial intelligence-related complaints among the costliest.

Nationwide, real estate crime complaints rose to 12,370 in 2025, up 32% from 9,359 in 2024. Real estate crimes resulted in more than $275 million in losses across the country, up nearly 62% from the previous year.

Last year in Pennsylvania, there were 424 real estate cybercrime victims, resulting in $7.249 million in victim losses, which is more than three times the losses in 2024.

“PAR receives more calls each year regarding a host of cybercrimes, like deed and title fraud, consumer wire fraud scams and vacant land listing scams,” says PAR Chief Legal Officer Hank Lerner.

“In addition, the State Real Estate Commission has recently issued sanctions in several cases where licensees were fooled by cybercriminals or did not follow appropriate procedures to protect the clients’ personal information,” Lerner says. “Agents have a responsibility to protect their clients’ information and educate them about the potential for wire fraud.”

According to the FBI, cryptocurrency crimes reported the highest losses, totaling more than $11 billion. “Costly tactics used by scammers also include compromised corporate emails, tech support fraud and personal data breaches,” the FBI noted in a release.

What do Americans think about newly constructed homes versus existing homes? A survey of homebuyers and current homeowners, conducted by 2-10 Home Buyers Warranty, reveals home preferences and assumptions. 

Homebuyer Preferences 

Homebuyers said they thought old homes are better constructed (77%) compared to new homes (23%). They also believed old homes hold better value (59%), and 58% said they would pay more for an old home (if it was in good condition) than a new home. 

The top pros homebuyers listed for old homes were: 

1. Lower price (42%) 
2. Established neighborhood (41%) 
3. Location (36%) 

The top pros for new homes were: 

1. Minimal repairs (49%)
2. Energy efficiency (49%) 
3. Under warranty (42%) 

Overall, among the homebuyers surveyed, 62% preferred old homes, and 38% preferred new homes. 

Additionally, 59% of buyers said they think there is a stigma around new construction, and 88% said new builds are overpriced. 

Homeowner Thoughts 

The homeowners who were surveyed had similar sentiments to the homebuyers. The survey revealed that 81% of homeowners thought old homes were better constructed, 66% believed old homes hold better value and 59% said they would pay more for an old home. 

Homeowners also listed the same top pros for both old and new homes as the homebuyers, and overall, 60% of homeowners said they prefer old homes, compared to 40% who chose new builds. 

New Home Stats 

Eighty-nine percent of new homeowners said they were their homes’ first occupants, and 48% said they lived in a custom build. Fifty-three percent said they had a structural warranty. 

Additionally, 14% of new home homeowners said they encountered a major issue in the first two years of occupancy, with the top systems affected being plumbing, HVAC and the roof. The average cost of repair was $4,461. 

Old Home Stats 

Seventy-seven percent of homebuyers reported that they saw more available old homes than new homes in their markets, and 73% said they have primarily looked at old homes. For homeowners, 59% said they lived in a home built in 1999 or earlier. 

Moreover, 32% of those who lived in both old and new homes said they preferred old homes. 

Nearly half (45%) of recent homebuyers said they signed documents they didn’t fully understand when purchasing their home, according to a survey by Smallpdf. 

The documents that they found most confusing were: 

1. Escrow instructions (31%) 
2. Title insurance (26%) 
3. Closing disclosure (21%) 
4. Property disclosures (19%) 
5. Homeowner’s insurance documents (19%) (tie) 
6. Purchase agreement (18%) 

Additionally, they reported that they spent an average of seven hours reviewing, signing and managing closing documents, but they only actually read 61% of the documents presented during closing.  

The top reasons homebuyers signed closing documents without fully understanding them were: 

1. Too many documents to review thoroughly (40%) 
2. Language was too complex or technical (31%) 
3. Trusted the process, didn’t think it necessary (25%) 
4. Felt pressured to sign quickly (24%) 
5. Assumed agent or attorney reviewed them (24%) (tie) 

Paperwork proved to be a key stressor for more than 1 in 4 (27%) buyers, who described this part of the homebuying process as very or extremely stressful. 

So what do homebuyers want most at closing? The survey said: 

1. Clearer, plain-language explanations (61%) 
2. Shorter, more concise documents (59%) 
3. Fewer total documents required (38%) 
4. Visual summaries or infographics (16%) 
5. Standardized formats across all transactions (15%) 

While Realtors® may not be able to reduce the number of forms required in a homebuying transaction, they are trusted real estate experts who can provide guidance and explain the process along the way, making it easier to understand and helping buyers feel more confident in their purchase.  

We’re beginning to see artificial intelligence everywhere, and for many Realtors®, that includes AI-enhanced listing photos. How is AI being used to change home listings? And, more importantly, what legal and ethical issues can arise from using AI-enhanced photos? 

Realtors® Report Seeing More AI Photos in Listings 

PAR asked Realtors® whether they’ve been seeing AI-enhanced photos in home listings, and the common answer was yes. 

“I’ve absolutely seen this!” shared Tamara Ruckdeschel, a member of the Lawrence-Mercer Association of Realtors®. “Especially in bathrooms, where something simple like closing the toilet lid, closing the shower curtain and removing clutter from surfaces makes a world of difference. These simple AI adjustments work wonders in all rooms.” 

Using AI to close a toilet lid or remove some clutter can be a quick and easy fix, but Realtors® are also seeing other AI enhancements – ones that are a bit more misleading. 

“I’ve seen AI photos that eliminate stains in flooring, add fire in non-functioning fireplaces and more,” said Jennifer Burns, a member of the Realtors® Association of Metropolitan Pittsburgh. “It can be deceptive if not checked properly.” 

“Most of what I have personally encountered with AI has been related to enhancements in listing photos – things like overly aggressive photo enhancements, altered exteriors and virtual staging that makes a property appear materially different from how it looks in person,” Tricia Como, a member of the Greater Harrisburg Association of Realtors®, commented. “This often leads to buyer frustration and disappointment once they tour the home.” 

Todd Van Horn, another member of RAMP, agreed with the frustration surrounding AI-enhanced photos, saying, “It is a frustrating reality in today’s market. There is a massive difference between showing a home’s potential and digitally rewriting its reality.” 

“While AI tools have made it incredibly easy to ‘clean up’ a listing, many agents are inadvertently crossing into the territory of misrepresentation by altering the material facts of a property,” Van Horn adds. “In the real estate world, we are permitted to use virtual staging to help a buyer visualize how a room functions with furniture, but that is where it should end.” 

Legal and Ethical Concerns 

As it becomes easier and easier to generate and use AI-enhanced listing photos, it’s important to understand some of the legal and ethical problems they can lead to.  

“While this issue is top-of-mind today because of emerging AI trends, the concepts and standards around photos have been around for decades, and they’re the same as if photos are altered through manual photo editing software,” says PAR Chief Legal Officer Hank Lerner. 

“License law prohibits ‘misleading or untruthful advertising,’ while the National Association of Realtors ® Code of Ethics says that Realtors® ‘shall be honest and truthful in their real estate communications and shall present a true picture in their advertising, marketing and other representations.’ If you’re wondering whether a particular photo could be problematic, ask yourself if a reasonable consumer might say that the photo is misleading or untruthful, or if it fails to present a ‘true picture’ of the property in its current condition.” 

So what about photos that declutter counters, straighten curtains or add in virtual furniture to illustrate the dimensions of a room? 

“Things like minor cosmetic cleanups or virtual staging are likely to be acceptable,” says Lerner. “That said, it may still be appropriate to disclose that certain photos have been edited, and some MLSs may actually have specific rules requiring this sort of disclosure.” 

But what about photographs that do things like replace landscaping, knock down interior walls or show spotless roofing and facades that don’t actually exist in real life? 

“Photos that mislead consumers about the current condition of the property are potential problems,” Lerner notes. “Even disclosing that a specific photo is a ‘concept’ or that it doesn’t accurately reflect the current condition could be a violation if the marketing materials never do reflect the actual condition of the property.” 

Lerner also reminds members that PAR cannot approve any particular advertising or provide members with specific disclosure or disclaimer language. Agents should talk with their brokers about their suggestions for handling these sorts of photographs, and brokers may want to consult with brokerage counsel to consider whether it’s necessary to create a brokerage policy for the use of AI in property advertising. 

Yesterday, 275 Pennsylvania Realtors® attended over 100 meetings with legislators at the Capitol in Harrisburg during PAR’s annual PA Realtor® Day on the Hill. They advocated for three key bills related to homeownership and real estate in the commonwealth.  

“Day on the Hill is one of my favorite PAR traditions,” said PAR President David Dean. “It’s a great opportunity for Realtors® across Pennsylvania to come together and make our Realtor® voices heard by advocating for legislation that will further homeownership and our real estate industry. The bills we took to the hill this year help ensure professionalism for all real estate practitioners and promote fairness and opportunity in housing. As always, it was amazing to see my fellow Realtors® taking time out of their busy days to engage with lawmakers and help shape the future of housing and real estate.” 

“I was excited to learn we had a record number of Pennsylvania Realtors® from across the commonwealth attend Day on the Hill this year,” added Mark Kibbe, chair of the Legislative Committee. “While PAR’s advocacy team is second to none, there is tremendous value in bringing Realtors® to Harrisburg to meet with their individual legislators to share real-life experiences and challenges facing Realtors® and Pennsylvania property owners.” 

“The expertise that Realtors® bring to the table is critical to ensuring our state legislators make informed decisions on legislation, addressing a myriad of ever-evolving property issues. Legislative proposals discussed during this year’s meetings focused on issues as diverse as the licensing of real estate schools, sealing of tenant eviction records and licensure of home inspectors.” 

“The success of this year’s PA Realtor® Day on the Hill already has us looking forward to next year’s event!” Kibbe said. 

The three bills that Realtors® took to the Hill yesterday included: 

SB 838 – Private Licensed School Act Amendment 

Senate Bill 838 clarifies that real estate and appraiser education providers are not “private licensed schools.” Instead, they continue to be regulated by their professional licensing boards – the State Real Estate Commission and Appraiser Board. 

This bill aligns the law with current practice, cuts duplicative regulation and maintains consumer protections. 

HB 1095 – Sealing of Eviction Records 

House Bill 1095 limits public access to certain eviction records in specific situations, such as when a tenant is not at fault or after seven years. Courts would manage the process, helping prevent old or withdrawn filings from permanently blocking someone’s access to housing. Criminal background checks would still be allowed. 

HB 1095 promotes fairness while preserving accountability, supports housing stability and workforce mobility and brings the law in line with bankruptcies and mortgage defaults. 

SB 907 – Licensure of Home Inspectors 

This bill creates clear, statewide licensing standards for home inspectors in Pennsylvania. It establishes education and training requirements, continuing education, insurance coverage and consumer protections – all overseen by the State Real Estate Commission.  

SB 907 protects homebuyers, creates consistent statewide rules and supports workforce entry and growth.

Editor’s note: This article was edited on June 3, 2026, to include the specific ZIP codes referred to in each market and to highlight Shadyside in Pittsburgh’s section.

In 2026 Q1, three Pennsylvania housing markets made the nation’s top 25 hottest markets, according to a report from the Philadelphia Business Journal. 

The hottest housing markets were derived from listing and sales data, emphasizing sales and pricing momentum in each market.  

No. 3 – Baden (15005)

Baden took the third spot nationwide. The Pittsburgh suburb had an average listing price of $752,721 and an average sale price of $534,046.  

No. 12 – Wrightsville (17368)

The 12th hottest housing market was Wrightsville, a borough in York County. The market had an average list price of $448,516 and an average sale price of $507,066. 

No. 23 – Shadyside, Pittsburgh (15232)

Pittsburgh’s Shadyside neighborhood made the top 25 hottest markets, squeezing in at no. 23. The area had an average list price of $1,080,772 and an average sale price of $1,131,415. 

Overall, Pittsburgh has been lauded for its affordability and named a best place to retire, Pennsylvania’s second most livable metro, the third best city for young couples and a place where downsizing pays off. 

A salesperson’s personal perceptions and beliefs about money subconsciously drive their behavior in every sales conversation, according to Dave Won, a Certified Money Coach who helps sales teams understand the invisible money beliefs and stories that drive their everyday decisions. Won recently spoke at the Regional Industrial, Commercial & Investment Conference cohosted by the Greater Harrisburg Association of Realtors®, Lancaster Association of Realtors®, Realtors® Association of York and Adams County, Reading Berks Association of Realtors® and the Lebanon County Association of Realtors®. 

So, is your money mindset costing you sales? 

Won shared that three things drive every sale: sales discipline, opportunity/courage and money mindset, which is a focus on the money. 

“You need all three of these things to make sure your sales approach is complete,” he emphasized. When it comes to having a money mindset, he asked Realtors® and real estate professionals if they’d ever been in a sale and thought: 

• “I’m not comfortable with the price myself, so the buyer probably isn’t either.” 
• “If I discuss money with them, I’ll risk losing the relationship.” 
• “I can’t let this opportunity die. What if I don’t get another one?” 

“These thoughts are tied to scarcity, fear of rejection and unworthiness,” Won said, which hurts sales transactions and has the potential to kill client relationships. 

He urged Realtors® not to be afraid of asking the money-minded questions. “Don’t wait for them to bring it up, or else you’re giving them the power to define the terms,” he explained. “Then, by the time they bring it up, you’re already negotiating from a position of weakness.” 

Won stressed that clients can feel lack of conviction, which is why it’s important to be confident and lead the sale with a money mindset. 

“If you need the deal more than the client needs the solution, they’re going to feel it in your body language and in the tone that you use. And nothing kills a deal faster than when a salesperson is desperate.” 

“You will never be able to outsell your money beliefs,” he added, noting that any salesperson’s money beliefs will always act as the ceiling to their selling potential and highlighting the importance of confidence. 

Instead of having a mindset tied to scarcity, fear of rejection and unworthiness, Won recommended Realtors® adopt these two major mindsets to get the most from their sales: 

1. “My job is not to decide what the client can afford. It’s to have a deep understanding of their problems, present the full solution and let them decide.” 
2. “I am done playing small. I am going after real opportunities.” 

This June, the Pennsylvania Association of Realtors® recognizes Pride Month and the homeownership triumphs and challenges of LGBTQ+ homebuyers and sellers, as well as the journeys of LGBTQ+ real estate professionals. 

In 2023, Fannie Mae’s National Housing Survey found that 8.6% of consumers identified as lesbian, gay, bisexual or transgender, with the LGBT population skewing relatively younger and more economically disadvantaged. The LGBT homeownership rate was 46% – significantly lower than the national rate of 65%. 

“Many LGBTQ+ buyers, especially trans folks, are navigating barriers that go beyond affordability alone,” notes Mon Kramer, the founding president of the Eastern PA Chapter of the LGBTQ+ Real Estate Alliance and a member of the Greater Philadelphia Association of Realtors®. 

“Concerns about discrimination, safety, legal protections and finding affirming professionals all play a role in the homebuying process. Buyers want to know they’ll be safe, respected and welcomed not just during the transaction, but in the communities where they choose to live. Even with those challenges, I continue to see LGBTQ+ clients deeply committed to building stability, community and long-term roots through homeownership.” 

Kramer is right – homeownership aspirations still remain high, with 83% of LGBT consumers saying they “would like to buy at some point” or “continue to own.” Overcoming homeownership barriers can prove challenging, though, as the majority of LGBT respondents also said they believed there are more obstacles to owning a home than their non-LGBT peers. 

Fannie Mae found that LGBT consumers were more likely to be unemployed part-time, and LGBT respondents were more concerned about job loss than non-LGBT respondents. About half of LGBT consumers reported that their total family income was less than $50,000, compared to only 34% of non-LGBT consumers.  

More highlights from Fannie Mae’s survey: 

• The homeownership rate for those who identified as gay or lesbian was 53%. 
• The homeownership rate for those who identified as bisexual was only 32%. 
• 58% of LGBT homeowners surveyed were first-time homebuyers (compared to 46% of non-LGBT homeowners).  
• LGBT respondents were more likely to live in apartments and condos compared to non-LGBT respondents (32% vs. 20%). 
• 70% of LGBT respondents said it was difficult to get a home mortgage today, compared to only 55% of non-LGBT respondents 
• LGBT consumers were more concerned about closing costs, credit score or history, current debt and insufficient income for monthly payments 

In 2021, the National Association of Realtors® found that LGBTQ+ homebuyers were more likely to make sacrifices and cut spending during the homebuying process, and also more likely to have student loan debt (35%) compared to their non-LGBTQ+ peers (20%). 

Last year, Debbie McCabe slept out on the field at Citizens Bank Park, home of the Philadelphia Phillies, to raise awareness and funds for youth experiencing homelessness. This November, she’ll do it again. 

McCabe, a member of Tri-County Suburban Realtors®, has served for over a decade on the board of Covenant House Pennsylvania, an organization dedicated to helping young people experiencing homelessness find safety, stability and a path toward independence. Covenant House provides shelter, education, job training and counseling, helping these young people rebuild their lives and move forward. In 2022, McCabe was a finalist for the National Association of Realtors® Good Neighbor Awards. 

“I was drawn to Covenant House because the need is so real in our own community,” McCabe shares. “Many of these young people have faced unimaginable challenges, yet with the right support and encouragement, they can build successful and independent futures. Covenant House believes every young person deserves unconditional love, respect and opportunity, and that mission deeply resonates with me.” 

Last November, she organized a Realtor® team for the organization’s annual “Sleep Out,” where participants slept on the Phillies field to advocate and raise money for the cause. 

“What started as a small effort has grown into a powerful movement within our industry,” she says. “Over the years, our Realtor® team – made up of professionals from many different brokerages in our area – has raised more than $750,000 for Covenant House, including $107,000 this past year alone.” 

“Realtors® are deeply connected to the communities we serve,” McCabe adds. “Our work goes beyond buying and selling homes – we help people build their lives in the neighborhoods where they live, work and raise their families.” 

“Because of the relationships we develop in this profession, Realtors® are uniquely positioned to bring people together for causes that matter. Over the years, I’ve been fortunate to mobilize colleagues, clients and community members to support organizations like Covenant House. I also sit on multiple local boards that support the community I work and live in.”  

“The Realtor® community is incredibly generous and collaborative,” she says. “When we unite around a cause – like our annual Sleep Out team – we can raise significant awareness and resources while also reminding people that strong communities depend on caring neighbors. That spirit of service is something I believe is at the heart of our profession.” 

McCabe encourages her fellow Realtors® and community members to get involved as well, whether that’s for Covenant House’s cause or another one that they’re passionate about.  

“Start by getting involved with something that truly matters to you. When you care about the mission, the work never feels like an obligation – it becomes a privilege.” 

“Realtors® have an incredible ability to make an impact because of the networks we build throughout our careers. When you invite others to join you – whether that’s volunteering, fundraising or simply sharing a cause – you multiply the impact.” 

“You don’t have to do everything, but you can do something,” she says. “When professionals in a community step forward to help those who need it most, the ripple effect can be extraordinary.” 

Three Pittsburgh Realtors® have been named Future Leaders in Real Estate by Inman. 

The award recognizes leaders in the industry under the age of 40 who have demonstrated exceptional leadership skills and a commitment to pushing the envelope. 

Dennis Cestra Jr. 

Dennis Cestra Jr., a member of the Realtors® Association of Metropolitan Pittsburgh, is a third-generation member of the Hanna real estate family. He’s the current president of the Pennsylvania, West Virginia and Maryland regions, and he is active with the Young Presidents Organization, Realtor® party and Broker Public Portal Board of Managers.  

“It is an honor to be recognized as a Future Leader by Inman alongside so many great professionals in our industry,” he says. 

Helen Cestra 

Another member of RAMP, Helen Cestra serves as the sales director of Howard Hanna’s Sewickley office. She’s active with PAR and her local association and has earned other recognitions. She was named a Pittsburgh Business Times 30 Under 30 honoree and appeared on the list of Top 100 Realtors® in Western Pennsylvania. Cestra also sits on the board of Family House and the board of Hope Ignites, and she supports Howard Hanna’s Children’s Free Care Fund. 

“I am absolutely honored to be recognized by Inman as one of their Future Leaders in Real Estate,” she says. “It is especially meaningful to share this recognition alongside my brother, Dennis Cestra Jr., who was also honored this year.” 

“Being included among such an accomplished group of professionals, particularly my fellow PAR and Howard Hanna team members, makes this distinction even more special. I have the privilege of working alongside exceptional leaders every day, and their dedication continually inspires me to grow and do more.” 

“Congratulations to all of this year’s honorees,” she adds. “I look forward to seeing the continued impact we will all make on the real estate industry.” 

Brian Larson 

Brian Larson is the associate broker/manager for Howard Hanna’s Collier office. Currently, he is the president-elect of RAMP, and he serves on PAR’s Board of Directors. He prides himself on leading with development in mind, including mentoring, accountability and real support.  

“Being named to Inman’s Future Leaders in Real Estate class is an honor, and one I share with the people who have supported, challenged and invested in me throughout my career,” Larson shares. “I’m especially grateful to the leadership at Howard Hanna for consistently encouraging me to pursue education, advocacy and professional development at the highest level, and to the association community through PAR and RAMP for providing platforms to turn those opportunities into meaningful work.” 

“This recognition is a reminder that our industry is strongest when we are intentional about developing each other, investing in people and leading with purpose.”