Should You Sell Your Home in 2026? Montgomery County’s Market Forecast Explained

A Market on the Move

If you’ve owned your home for a few years, you’re probably wondering whether 2026 will be a smart time to sell — or if you should hold tight.

Good news: the 2026 housing market in Montgomery County and the Greater Philadelphia area is shaping up to favor well-prepared sellers.

Here’s what local data and expert forecasts are telling us — and how to position your property to win.

💰 Home Prices Are Stabilizing — But Still Strong

After several years of rapid appreciation, local home prices are leveling out — not dropping.
In most Montgomery County towns (Ambler, Blue Bell, and Fort Washington), prices are expected to grow between 2%–4% year over year in 2026, driven by:

Low housing inventory
Continued in-migration from Philadelphia
High demand for walkable communities and updated homes

If your home is move-in ready or recently improved, 2026 is a great time to list before the next inventory wave.

🏦 Mortgage Rates: Cooling but Not Crashing

After the rate spikes of 2023–2024, analysts expect mortgage rates to hover around 5.75%–6.25% by mid-2026 — low enough to motivate buyers who have been waiting on the sidelines.

Lower rates mean a larger pool of qualified buyers, especially for move-up homes in the $500K–$900K range across Montgomery County.

🕓 Timing Is Everything

Traditionally, the best time to list in our region is March through June, but 2026 might shift slightly earlier as buyers plan ahead to beat competition.
Our recommendation: