How Much Should I Offer on a House in Montgomery County, PA Right Now?
There is no single right percentage. Your offer should be based on recent sales of similar homes nearby, how long the home has been on the market, and how many other buyers are interested. This fall, Montgomery County buyers have more leverage than they have had in years: inventory is up roughly 17 percent from last year and mortgage rates are above 7 percent. Well-priced homes still sell fast, but homes that have been sitting often leave room to negotiate on price, credits, and terms.
Do buyers have more negotiating power in Montgomery County this fall?
In many cases, yes. Active listings in Montgomery County were up about 17.5 percent year over year in September 2026, and Realtor.com found that late September and early October is when Philadelphia-area list prices typically sit about 3 percent below their seasonal peak. Higher rates are also keeping some buyers on the sidelines, which means less competition on many homes.
At the same time, the median sold price was still up from a year earlier, and move-in-ready homes in popular towns can still draw multiple offers. Leverage depends on the specific home.
How do I decide how much to offer?
Recent comparable sales. What have similar homes nearby actually sold for in the last few months?
Days on market. A home that just listed and has heavy showing traffic is different from one that has been sitting for 45 days.
Price history. Has the price already been reduced?
Condition. What repairs or updates will you need to budget for?
Competition. Are there other offers, or is the seller waiting on yours?
Is it better to ask for a lower price or a seller credit?
It depends on your goals. A lower price reduces your loan amount and, over time, your payment. A seller credit can cover closing costs or fund a rate buydown, which can lower your monthly payment more in the early years and reduce the cash you need at closing. We often run both scenarios so you can see which one helps you more.
What terms can make my offer stronger without overpaying?
A strong pre-approval from a reputable lender
A settlement date that works for the seller
A reasonable inspection period, with the inspections that matter most to you
A clear, clean offer with no unnecessary contingencies
A personal touch, when appropriate, so the seller understands who you are
What if my offer is not accepted?
It happens, and it is not the end of the road. When you are a signed buyer client, our Off Market Search Team can shop your offer to nearby homeowners to see if any would be interested in your terms. We also keep watch for Coming Soon homes in your target area so you can move early on the next one.
How does the Shaina McAndrews Team help buyers win without overpaying?
We pull recent sales for every home before you offer, so your number is grounded in real value
We talk with the listing agent to learn what matters most to the seller
We compare price reductions and seller credits so you see the real impact on your payment and cash to close
We shop your offer to other homeowners if your first choice does not work out
Make an offer you feel good about.
The Shaina McAndrews Team at eXp Realty has more than 10 years of experience negotiating for buyers across Montgomery County and Greater Philadelphia. We are licensed in PA and NJ, and we plant a tree for every home we close (more than 1,000 so far). Book a free consultation and we will walk you through our offer strategy.
Schedule a Buyer Strategy Consultation
Search Montgomery County Homes
Learn About Our Off Market Search Team
Call or text 215.767.7150 or visit MontCoLiving.com.
Sources
CBHRE, September 2026 Housing Market Report (Montgomery County inventory and median price)
Axios Philadelphia, Now could be the best time to buy a home in Philly region (September 29, 2026, Realtor.com data)
Freddie Mac Primary Mortgage Market Survey, via FRED (October 2026)
