Higher electric bills in Montgomery County PA have become a regular topic at kitchen tables, and buyers are bringing that concern with them when they tour homes. PECO customers saw a rate increase of roughly 10 percent at the start of 2026, which added about $13.58 to the average bill, and electricity supply prices across the regional grid have climbed as demand from data centers and other large users grows. Even after PECO withdrew its proposed 2027 rate increase in April, many households are paying more for power than they did two years ago.
For sellers, this creates both a challenge and an opportunity. Buyers are already stretching to afford a monthly mortgage payment with rates above 7 percent, so they pay close attention to every other monthly cost, including utilities. At the Shaina McAndrews Team, Shaina has seen energy questions come up more often in showings and inspection negotiations this year. Below, we cover why buyers care, which upgrades are worth it before listing, how to present your utility costs, and how to get started. You can find more seller resources at montcoliving.com, along with a free home value report if you want to know where your home stands today.
Why Are Electric Bills Going Up in Montgomery County?
Electric bills in Montgomery County have risen mainly because of higher distribution rates from PECO and higher electricity supply costs across the PJM regional grid, which serves Pennsylvania and much of the Mid-Atlantic. PECO's base rate increase took effect at the beginning of 2026, and supply prices have been pushed up by growing demand, including from data centers.
PECO proposed further increases of about 12.5 percent for electric and 11.4 percent for gas starting in 2027, but the company withdrew that request in April 2026 after pushback from customers and local lawmakers. Supply prices can still change each June and December when default service rates reset, so costs can move even without a new base rate case.
Most homeowners do not need to follow every rate filing. What matters for a seller is that buyers know bills have gone up, and they will ask you what yours look like. Having a clear answer ready, backed by real bills, puts you ahead of most sellers.
Do Buyers Care About Utility Costs When They Buy a Home?
Yes, buyers care more about utility costs now because their total monthly budget is tighter. With the average 30-year mortgage rate at 7.18 percent in early November, a difference of $100 or $150 a month in heating and cooling costs can affect what a buyer feels comfortable offering.
We see this most with older homes. Many Montgomery County neighborhoods, from the stone twins of Ambler to the 1950s and 1960s ranches in Abington and Upper Dublin, have original windows, limited attic insulation or aging HVAC systems. Buyers and their inspectors notice. Common questions include:
How old is the furnace, heat pump or central air system?
What were the average monthly electric and gas bills over the last year?
Has the attic been insulated or air sealed?
Are there solar panels, and are they owned or leased?
Sellers who can answer these questions quickly, with paperwork in hand, tend to have smoother inspections and fewer last-minute credit requests.
Which Energy Upgrades Are Worth Doing Before I Sell?
The upgrades most worth doing before you sell are the inexpensive ones that fix obvious problems: servicing your HVAC system, adding attic insulation, sealing drafts and replacing very old thermostats. Large projects, such as a full window replacement or solar installation, rarely pay for themselves in a sale price right before listing.
HVAC tune-up with a dated service receipt you can share with buyers.
Attic insulation and air sealing, which are often affordable and may qualify for PECO rebates.
A smart thermostat, which buyers see as an easy modern touch.
LED lighting throughout, which costs little and shows care.
Before spending money, check PECO's current rebate programs and any federal tax credits that still apply, since these change over time. Shaina also recommends getting a pre-listing inspection on older homes so you can fix small issues before a buyer's inspector turns them into a negotiation. A few hundred dollars spent now can prevent a much larger credit request later.
How Do I Get Started Preparing My Home to Sell?
Start by pulling your last 12 months of electric and gas bills and getting a current value for your home. Those two pieces of information let you decide which upgrades make sense and how to present your home's costs honestly.
Here is what the Shaina McAndrews Team does with sellers:
Review your home's value and the competing listings buyers will compare it to.
Walk through the house to identify quick, affordable energy fixes.
Create a simple utility summary for buyers, which builds trust and heads off questions.
Highlight efficient features in the listing description and marketing.
Shaina McAndrews has more than 10 years of experience helping Montgomery County homeowners sell, and her team has been featured on ABC, NBC and FOX. If you are curious about what your home is worth and what it would take to get it ready, start at montcoliving.com or call 215.767.7150. We will give you an honest read, even if the answer is to wait.
Thinking About Selling Your Home in Montgomery County?
Shaina McAndrews and the Shaina McAndrews Team have helped hundreds of homeowners in Montgomery County sell faster and for more money. Start with a free, no-obligation home value report. No pressure, just data.
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montcoliving.com | 215.767.7150 | Shaina@MontCoLiving.com
