What Montgomery County Sellers Can Expect In 2026
Montgomery County’s 2025–2026 market is tight, with median sale prices in the mid‑to‑high $400s, low months of supply, and many homes still selling near or above asking—exactly the kind of conditions where expert pricing, prep, and negotiation from someone like Shaina matter most for sellers. Below is one prompt from your list turned into a full blog; if you tell which specific one you want next, the same structure can be applied.
What Montgomery County Sellers Can Expect In 2026
Montgomery County’s housing market has stayed resilient, with median home prices rising modestly, inventory still below historic norms, and strong demand in well‑located suburbs. Looking ahead to 2026, local data and forecasts point toward continued but more moderate price growth, slightly longer days on market than the ultra‑fast years, and a clear divide between homes that are well‑priced and well‑presented and those that are not.
Prices: Modest Growth, Not A Crash
Recent reports show countywide median sale prices in roughly the mid‑$400,000s, with year‑over‑year increases in the 2–4% range rather than double‑digit spikes. Local forecasting from MontcoLiving and The Shaina McAndrews Team projects another roughly 3–4% price increase into 2026, with a median around the low‑to‑mid $500,000s if trends hold. That means homeowners are still gaining equity, but buyers are more price‑sensitive, making accurate pricing and strong presentation critical.
Inventory, Days On Market, And Competition
Inventory has ticked up from the lowest pandemic years but remains well below pre‑2020 levels, with around 1.3 months of supply and active listings still down compared with previous norms. Data from 2025 shows typical days on market in the 20–30 day range, with hotter months seeing around 20 days and seasonal slowdowns stretching closer to 30–38 days. In practice, that means well‑priced, nicely prepared homes in strong locations can still move quickly and sometimes above asking, while dated or mispriced homes linger and require price adjustments.
2026 Themes: Location And Condition Win
Forecasts for 2026 suggest a “normalizing” market rather than a collapse: modest price gains, a bit more negotiation room for buyers, and strong competition focused on updated homes in desirable school districts and walkable, transit‑served suburbs like Ambler and similar towns. Sellers who invest in thoughtful prep—paint, flooring touch‑ups, curb appeal—and who price strategically within the current data range are best positioned to stand out as buyers become more selective.
Why Shaina Is The Right Interpreter Of These Shifts
In a market where median sale price, days on market, and list‑to‑sale ratios vary month‑by‑month, sellers need more than generic headlines; they need hyperlocal interpretation of what those numbers mean on their specific street. Shaina tracks county and micro‑market data—median prices, absorption rate, months of supply—and translates it into actionable decisions on timing, pricing, and prep so her clients ride the 2026 market instead of guessing their way through it.
If you are considering a sale in 2026 and want a clear, data‑backed valuation and strategy tailored to current Montgomery County conditions, request a free home valuation through Shaina’s CloudCMA link.
