Montgomery County Housing Market Update: March 2026

Spring didn't ease into Montgomery County in 2026 — it showed up all at once. After a slower February where homes averaged 26 days on market and median prices sat at $606,750, March came in with 10-day median days on market, a $650,000 median price, and 1,003 new pending sales against 1,002 new listings. Demand and supply are running at exactly the same pace. That is not a balanced market — it's a pressure cooker.

Here is what the Bright MLS data for March 2026 says about Montgomery County, and what it means by situation.

---

Montgomery County March 2026 Market Snapshot

| Metric | March 2026 | Year-over-Year Change | |---|---|---| | Closed Sales | 726 | +10.5% | | Median Sales Price | $650,000 | +6.6% | | Median Days on Market | 10 days | +3 days | | New Pending Sales | 1,003 | +9.0% | | New Listings | 1,002 | −2.5% | | Active Listings | 1,470 | +13.4% | | Months of Supply | 1.81 | +0.2 months | | Showings | 21,988 | +2.5% |

Source: Bright MLS, March 2026, Montgomery County, MD

---

The Number That Tells the Whole Story: 1,003 vs. 1,002

In March 2026, Montgomery County had 1,003 new pending sales and 1,002 new listings. One more buyer went under contract than there were new homes listed. That is not a rounding error — it's a signal that every single home that came on the market in March had a buyer waiting for it.

New listings are still running 2.5% below last March, which means the inventory problem that defined 2025 hasn't resolved. Sellers who bought or refinanced at low rates are staying put. The homes that are coming to market are being absorbed immediately.

---

Median Price Hit $650,000 — Up 6.6% Year Over Year

Montgomery County's median sales price jumped from $606,750 in February to $650,000 in March, a 7.1% month-over-month increase driven by spring demand. Year over year, prices are up 6.6% — the strongest appreciation rate in the region.

For context: the DC Metro overall posted +1.6% price growth year over year in March. Montgomery County at +6.6% is running four times faster than the regional average.

The reason: Montgomery County sits at the intersection of strong school districts, Metro access, federal employment stability, and limited land for new development. When spring demand hits, prices move fast.

For buyers: The window where "waiting for prices to drop" was a reasonable strategy has closed. March data confirms it.

For sellers: If you've been on the fence, this is the market you've been waiting for. You're not competing against much, and buyers are paying full price — and then some.

---

10 Days on Market: The Spring Switch Flipped

Homes in Montgomery County went from 26 days on market in February to 10 days in March. That's not a gradual improvement — it's a reset. The spring buying season arrived, and sellers who have been sitting on the sidelines watching are now watching buyers compete for their neighbors' listings.

To put 10 days in context: the national average days on market is around 50. At 10 days, well-priced homes in Montgomery County are going under contract before most buyers have had a second showing.

This means:

• Pre-approval is not optional. It's the entry ticket.
• If a home checks your boxes at the first showing, treat it that way.
• Homes that have been sitting more than 3 weeks are either overpriced or have a condition issue — worth investigating rather than passing on.

---

Active Listings Up 13.4% — But Context Matters

Active listings rose 13.4% year over year to 1,470. That sounds like more inventory, and it is — relative to a very low base. At 1.81 months of supply, Montgomery County is still firmly in seller's market territory. A balanced market requires 4–6 months. The county would need to triple its active listings to reach balance.

What the increase in active listings actually reflects: homes that are priced incorrectly or in poor condition are sitting. The 2021-era "list anything and it sells" environment is gone. The homes moving in 10 days are priced correctly and well-presented. The homes contributing to that 1,470 figure are the ones that didn't.

---

What This Means for Montgomery County by Situation

You're selling a single-family home: Strongest position in the market right now. With 10 days on market and prices up 6.6%, correctly priced single-family homes in Rockville, Gaithersburg, Bethesda, Silver Spring, and Germantown are attracting multiple offers. If you've been waiting for the right moment, March 2026 says this is it.

You're selling a townhome or condo: More competitive than single-family but still an active market. Location matters more here — townhomes near Metro stations and condos in walkable areas are moving. If you're in a less-trafficked location, pricing strategy and presentation matter more.

You're buying a single-family home: You need to move like you mean it. Pre-approval in hand, clear on your non-negotiables, and willing to act quickly on homes that fit. At $650,000 median, the budget reality check matters too — get specific about what $500K, $650K, and $800K actually buy in your target neighborhoods.

You're buying a condo or townhome: Slightly more breathing room than SFH buyers, but not much. The sub-$500K range in particular is competitive. Inspect everything — condo reserves, HOA history, building condition. The market is active enough that sellers don't have to take bad deals, but individual unit issues still create negotiating room.

---

Frequently Asked Questions

What is the average home price in Montgomery County in 2026?

The median sales price in Montgomery County was $650,000 in March 2026, up 6.6% from $609,000 in March 2025. This is the median across all property types — single-family homes run higher (typically $700K–$900K+), townhomes in the $500K–$650K range, and condos starting around $300K.

How fast are homes selling in Montgomery County?

The median days on market in March 2026 was 10 days from list to contract. Well-priced, well-presented homes in desirable locations often go under contract in 3–7 days, frequently with multiple offers.

Is it still a seller's market in Montgomery County?

Yes. At 1.81 months of supply (a balanced market is 4–6 months), Montgomery County is firmly in seller's market territory. Demand is outpacing new listings — 1,003 pending sales against 1,002 new listings in March 2026.

Which neighborhoods in Montgomery County are most in demand right now?

Rockville, Bethesda, and North Bethesda in the $600K–$850K range are seeing the most consistent competition. Silver Spring and Wheaton offer more value for the price. Potomac and Chevy Chase remain premium markets with limited inventory.

Is Montgomery County a good investment in 2026?

The county's fundamentals — school system quality, federal employment base, Metro access, and proximity to DC — have supported consistent appreciation. March 2026's 6.6% year-over-year price growth reflects those fundamentals more than speculative momentum.

---

What I'm Seeing on the Ground

March confirmed what I suspected after a slower February: the spring market in Montgomery County is real and it arrived fast. Buyers who were browsing in January and February are now writing offers. The window between "I want to look more" and "I missed it" is shorter than most people think.

If you're trying to figure out what the market means for your specific situation — whether you're buying, selling, or just trying to understand what your home is worth today — I give straight answers.

Get in touch →