What 400k Really Buys You in Montgomery County, PA in 2026
In 2026, a $400,000 budget in Montgomery County, PA can still buy you a comfortable home—often a well‑located townhome or a smaller single family house—but what you get changes a lot from town to town.
What 400k Looks Like in Montgomery County Right Now
Montgomery County is made up of many different micro‑markets, and the same price point behaves very differently depending on location, school district, and condition.
With a $400,000 budget in 2026, buyers commonly see:
Move‑in ready or newer townhomes in popular suburbs, often near major roads, shopping, and regional rail.
Smaller single family homes with 2–3 bedrooms, a yard, and solid “good bones” but older kitchens or baths.
Older detached homes in great locations that are functional now but need light cosmetic updates over time.
In more competitive or highly walkable pockets, twins or condos instead of detached homes, especially in top school districts.
The big picture: county‑wide median prices are higher than $400,000, so buyers at this price point are often choosing between more space farther out or less space closer in.
The Trade‑Offs You’ll Need to Decide On
What $400k can buy you in Montgomery County depends on a few key decisions you make up front:
How close you want to be to Philadelphia or major job hubs versus how much space and yard you want.
Whether walkability, trains, and nearby shops matter more than square footage and lot size.
How updated you need the home to be right now versus what you are comfortable improving over time.
Which school districts you are targeting, and how property taxes and HOA fees affect your total monthly payment.
In some towns, $400k buys a nicely updated townhome near transit and amenities; in others, the same budget stretches into a larger but more dated single family home on a quieter street.
The Biggest Mistake 400k Buyers Make
Many buyers assume $400,000 should buy roughly the same type of home everywhere in Montgomery County, and that is where frustration begins.
The smarter approach is to:
Pick two or three realistic target areas instead of browsing the entire county.
Compare commute, lifestyle, and property taxes side by side—not just listing photos.
Decide clearly whether you are willing to trade space for location or location for more house and yard.
A clear game plan will always beat endless scrolling on Zillow, especially in a competitive, low‑inventory market.
Work With Shaina McAndrews, Realtor
If you want to see what $400k actually buys you in the specific Montgomery County suburbs you’re considering, book a quick strategy call with Shaina McAndrews, Realtor, and get a custom breakdown with real numbers and real listings.
Curious What Your Current Home Could Sell For?
If you already own a home in Montgomery County and are wondering whether you could sell in the $400,000 range (or higher), your first step is to get an accurate, data‑driven home value report.
From there, Shaina can walk you through pricing, timing, and a plan to buy your next home—without guessing and without surprises.
