What Is Happening in the Montgomery County Market?
Montgomery County is kicking off 2026 on solid ground: median sold price is around 450,000 and up roughly 3% from last year, showing prices are not just holding—they’re still appreciating. Inventory has risen compared to the ultra-tight pandemic years, but months of supply remain low enough that the county is still considered one of the more competitive seller markets in the region.
Micro-location matters more than ever: close-in suburbs and strong school districts continue to see the fastest sales and strongest pricing, while some outer pockets with more inventory are seeing longer days on market and occasional price reductions.
Are Home Prices Still Strong?
Recent data shows modest, steady price growth, not a downturn. Countywide, median prices sit in the mid‑400s with year-over-year gains in the 2–4% range, and local forecasts call for another 2.5–4.5% increase into 2026.
In practice, well-prepared, properly priced homes are still selling near or above asking, while overpriced or poorly presented homes linger and require reductions. This is a market where strategy—pricing within the data and presenting at a high level—matters more than just sticking a sign in the yard.
Buyer Behavior in 2026
Buyers in 2026 are still out there in force, but they are:
More rate‑sensitive, paying close attention to monthly payments as rates move
More inspection‑conscious and less willing to overlook big issues
More data‑driven, watching days on market and price history
Still highly motivated by life events like relocation, upsizing, downsizing, and lifestyle changes
Most are moving because their lives are changing—not because of headlines—so sellers with the right price and presentation are still connecting with motivated buyers.
Inventory Levels Matter
Across the Philly suburbs, inventory is projected to rise roughly 10–17%, but it is still below pre‑2019 levels, which keeps upward pressure on prices and supports sellers.
If inventory stays limited in your price point and school district:
You may face fewer competing listings
You may attract multiple offers or strong terms
You may maintain leverage on inspection and concessions
If inventory in your niche rises:
Pricing strategy becomes critical
Staging, repairs, and marketing quality play a bigger role in standing out
When 2026 Might Be a Good Time to Sell
Selling in 2026 may make a lot of sense if:
You have strong equity from the appreciation of the last several years
You are relocating, upsizing, or downsizing
You want to leverage still‑solid demand before more inventory comes online
You’re ready to move on and want to do so in an environment that still favors well-positioned sellers
Conditions are no longer a “frenzy,” but they’re still generally favorable for sellers who price and prepare correctly.
Risks of Waiting
Waiting can sometimes work in your favor—but it can also mean:
More competition if inventory continues to rise
More selective buyers as choices expand
Shifts in rates that affect buyer budgets and confidence
Unknowns around national and regional economic trends
Because no one can guarantee future pricing, anchoring your decision to your equity, plans, and timelines is safer than trying to outguess the market.
The Right Question to Ask
Instead of only asking “Is 2026 a good time to sell?”, focus on:
What would I realistically net if I sold in today’s market?
What is my equity position after paying off my mortgage and costs?
What are my next housing plans (buying locally, relocating, renting, downsizing)?
Does selling now support my long-term financial and lifestyle goals?
That clarity turns a vague “should I?” into a specific, numbers-based decision.
Want to Know What Your Home Is Worth in Today’s Market?
Start with real data, then layer in a customized strategy.
👉 Get Your Instant Home Value Here
Then schedule your strategy session:
👉 Seller Strategy Consultation
You’ll review:
Current market value and likely list‑to‑sale range
Estimated net proceeds after costs
Competition in your specific township and school district
Ideal timing and prep plan for your situation
