Montgomery County PA Real Estate Market Report (2026 Update)
Montgomery County’s 2026 housing market is stable, still appreciating, and tight on inventory, with conditions that remain seller‑leaning overall but more balanced than the peak pandemic years.
Prices: What Homes Are Selling For
January 2026 median sale price: $450,000, up about 2.9–3.2% from January 2025.
Typical county home value (index): roughly $470,000–$475,000, with about 1.7–3.3% year‑over‑year appreciation.
A 2024 county planning report showed a median price around $457,000, up 7% from 2023, with new construction medians over $660,000, highlighting the premium for new builds.
Takeaway: Prices are not surging like 2021–2022, but they’re holding and rising modestly, which is healthy for both buyers and sellers.
Inventory and Days on Market
January 2026: 463 homes sold, down from 556 a year earlier, reflecting lower volume but not a collapse.
Average days on market: about 43 days in January, up from 38 days last year—slower than the frenzy years but still relatively quick.
2025 data and early 2026 snapshots show months of supply often in the 1.3–2.8 month range in Montgomery County—well below the 5–6 months considered a balanced market.
Median listing price per square foot in January 2026: $253/sq ft, up from $252 in December and $250 in November.
Inventory has ticked up from pandemic lows and from the holiday slowdown (new listings in January 2026 were up 42.3% vs December), but still slightly below last January, so supply remains a key driver.
Buyer vs Seller Power in 2026
Regional reports show Montgomery County as one of the more competitive suburban markets, with homes often selling in about a month and well‑priced listings in strong school districts still seeing multiple offers.
A national ranking recently cited Montgomery County as a top seller’s market, though local analysts warn that conditions vary by township and price point.
Segment behavior:
Entry-level and mid-range homes in desirable townships (strong schools, rail access) still lean seller‑favored, with quick sales and occasional bidding wars.
Upper‑end / luxury segments are more mixed and can offer buyers more negotiation room, especially for dated or unique properties.
Overall: The county remains seller‑tilted, but buyers have more breathing room and leverage than in the ultra‑tight 2021–2022 era.
Interest Rates and Demand
January/February 2026 updates put average mortgage rates around the low‑6% range (~6.1–6.2%), down from roughly 7% last year.
Lower rates have triggered “spring‑like” demand earlier in the year, with more buyers re‑entering the market and planning moves they postponed in 2025.
This combination—slightly lower rates + still‑limited inventory—is supporting prices and keeping well‑located listings competitive.
What Sellers Should Know in 2026
You’re still in a favorable position if you price correctly and present well.
County and regional data show that well‑priced, well‑prepared homes in strong locations can sell in 20–30 days, sometimes with multiple offers, while mispriced or dated homes linger and need reductions.
Professional prep, staging, and photography remain critical for maximizing price and reducing days on market.
If you’re considering selling, a current valuation and net‑proceeds estimate will matter more than headlines.
What Buyers Should Know in 2026
This is a competitive but not impossible market: you’ll likely face competition on the best homes, but you also have more choice and protection (inspections, contingencies) than buyers did at peak frenzy.
Pre‑approval strength, clean terms, and realistic expectations by township and school district are key to winning without overpaying.
Property taxes and HOA fees vary notably across townships and districts and should be built into your monthly affordability.
Long-Term Outlook
County and regional forecasts expect continued moderate price growth in the Philadelphia suburbs, supported by:
Proximity to Philadelphia and King of Prussia.
Strong school districts and stable employment centers.
Suburban lifestyle demand that remained resilient through recent rate shifts.
For most buyers and sellers, the question is less “Is the market perfect?” and more “Does this market line up with my 3–10+ year plan?” given steady, not explosive, appreciation.
