What Is Happening in the Montgomery County Market?
Montgomery County is entering 2026 on stable, moderately competitive footing. Median sold price sits around 450,000 and is up about 3% year-over-year, showing ongoing buyer demand and price resilience.
Active listings have increased versus last year, giving buyers more choice and a bit more breathing room, but inventory is still below pre‑2020 norms, especially in high-demand suburbs like Ambler, Ardmore, and Conshohocken. Micro‑location matters: move‑in‑ready homes in top school districts still move quickly, while less updated or less central homes sit longer.
Interest Rates in 2026
As of early 2026, 30‑year fixed mortgage rates are hovering roughly in the upper‑5% to around 6% range nationally, which is lower than the peaks seen in 2023–2024. Rates at this level impact your monthly payment and price ceiling, but they also leave room for a potential refinance if they drop further in future years.
Trying to “perfectly time” rates is extremely difficult; long‑term data shows they move in cycles, while your purchase price is locked in once you buy and begin building equity.
Will Home Prices Drop?
Recent data shows Montgomery County home values have been rising steadily, not crashing. The typical home value is up roughly 2–3% over the past year, and the long‑term house price index has climbed consistently since 2020.
Could prices flatten or dip in certain segments or townships? Yes, especially for over‑priced or less desirable properties. But waiting for a dramatic across‑the‑board drop risks:
Competing with more buyers if rates fall and demand surges
Missing additional years of equity growth
Facing higher prices if the current modest appreciation continues
Inventory Levels and Competition
Inventory is tight but improving. Active listings are up more than 15% versus last year and days on market have stretched into roughly the mid‑30‑day range, signaling a more balanced environment than the frenzy of prior years.
That said, overall inventory is still about 25% below pre‑2020 norms, which means well‑located, updated homes—especially in strong school districts—continue to draw strong interest and sometimes multiple offers. Conditions vary by township, school district, and price point, so your experience in, say, Lower Merion can differ from Pottstown or Lansdale.
The Real Question: Are You Ready?
Whether 2026 is a good time for you depends on:
Job and income stability
Savings for down payment, closing costs, and reserves
Credit score and debt levels
How long you plan to stay (ideally 3–5+ years)
If you expect to hold the home through several market cycles, short‑term ups and downs in prices or rates matter far less than buying a home that fits your budget and lifestyle.
Risks of Waiting
Waiting can be wise if you need time to strengthen savings, credit, or job stability. But delaying purely for “perfect timing” can also mean:
Higher home prices if modest appreciation continues
Ongoing rent with no equity build
Potentially higher competition if rates drop and more buyers enter the market
The key is balancing financial readiness with realistic expectations about where the market is, not where headlines say it will be.
When 2026 Might Be a Good Time
Buying in 2026 may make strong sense if:
You are financially prepared and comfortable with projected payments
You plan to own for several years, smoothing out market noise
You value payment stability over rising rents
You want to start or continue building equity in a historically appreciating county
In this environment, strategy beats speculation—your location choice, offer terms, and home selection matter more than trying to guess the exact top or bottom of the cycle.
Want to Know If 2026 Is the Right Year for You?
The most useful step is a personalized numbers review, not another article headline.
👉 Schedule Your Buyer Strategy Consultation Here
You’ll walk through:
Budget and payment comfort
Realistic price ranges in specific townships
Rent‑vs‑buy and “buy now vs wait” scenarios
Long‑term equity and refinancing strategy
