Montgomery County, PA Housing Market
Hot MarketMetro-level monthly sale metrics for rental investors — prices, inventory, pace, and negotiation signals. Figures represent the Montgomery County, PA metro area.
Data period: May 2026
Market snapshot
- Median sale price
- $519K
- Median days on market
- 24 days
- Months of supply
- 2.2
- Active inventory
- 3,850
- Homes sold
- 1,771
- Sale-to-list ratio
- 101.9%
- Listings with price drop
- 26.1%
- Data month
- May 2026
Pair this view with the rental property calculator, DSCR calculator, and cap rate calculator — or browse all calculators.
Rental Investor Snapshot
Labels below come from monthly sale-market indicators only. True cash flow requires local rent, taxes, insurance, vacancy, and expense assumptions — model those in the rental calculator, then sanity-check against sale-speed signals here.
- Market temperature
- Competitive
- Buyer leverage
- High
- Pricing signal vs. U.S. median
- Near U.S. median (price only)
- Investor fit (heuristic)
- Appreciation · Negotiation
Watch-outs
- Elevated price cuts can signal negotiation room — verify condition, rents, and comps street-by-street.
- Fast markets reward speed; avoid waiving contingencies without a plan.
Suggested next step: Run a rental property analysis with your own rent, financing, vacancy, and expense assumptions — then sanity-check against this market's sale-speed and negotiation signals.
Hot Market
Homes are selling quickly with strong competition among buyers.
Montgomery County, PA market summary
The Montgomery County, PA metro area housing market is heating up. As of May 2026, the median home sale price is $519K, up 1.9% year-over-year. Homes are spending a median of 24 days on the market, 14.3% longer than a year ago.
There are 3,850 homes for sale — 4.7% more than last year. With 2.2 months of supply, this is a seller's market. 2,835 new listings were added during this period, down 0.4% year-over-year.
Homes are selling for 101.9% of their list price on average, indicating buyers are paying above asking. 51.4% of homes sell above their asking price. 26.1% of listings have had a price drop.
Market Opportunity Score
Based on current market conditions
53
Contributing Factors
How This Market Compares
vs. National Median
vs. Pennsylvania Median
Investor takeaway
This is a highly competitive market. Be prepared to move quickly and potentially offer above asking price. A significant share of sellers are cutting prices, which can signal motivated sellers and potential deals.
Montgomery County, PA market trends
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Detailed market metrics
Median list price
$550K
Price per sq ft
$262
Sale-to-list ratio
101.9%
Months of supply
2.2
Sold above list
51.4%
Price drops
26.1%
New listings
2,835
↓ 0.4% YoY
Pending sales
2,389
Off market in 2 weeks
68.3%
Montgomery County, PA housing market FAQs
What is the median home price in Montgomery County, PA?
For the latest published month, the median sale price in Montgomery County, PA is $519K. Median means half of homes sold above that price and half below — it is a useful benchmark, not a rule for every listing.
Is Montgomery County, PA a buyer's or seller's market?
With about 2.2 months of supply, conditions often favor sellers (inventory is relatively tight versus sales pace). Buyers may need to move quickly and keep offers competitive.
How long do homes stay on the market in Montgomery County, PA?
For the latest published month, the median days on market in Montgomery County, PA is 24 days — half of homes went pending faster and half slower.
Is Montgomery County, PA good for rental property investors?
Sale-market stats show how competitive buying is (speed, negotiation, inventory). They do not prove rent performance. Montgomery County, PA can still work for rentals if the numbers work on a deal-by-deal basis — use local rent comps, financing, vacancy, and expenses in the rental property calculator.
How should investors analyze a rental property in Montgomery County, PA?
Start with purchase price, financing, rent, vacancy, operating expenses, and capital repairs. Stress-test rates and rent. Will It Flow’s rental property calculator is built to translate those inputs into cash flow, DSCR, cap rate, and cash-on-cash return for Montgomery County, PA deals.
Compare more Pennsylvania metro markets
Explore nearby sale-market pace and pricing, then run a shortlist through the rental property calculator.
Pittsburgh, PA
$275K · 50d on market
Philadelphia, PA
$316K · 41d on market
Allentown, PA
$375K · 12d on market
Harrisburg, PA
$305K · 9d on market
York, PA
$299K · 9d on market
Scranton, PA
$240K · 16d on market
Lancaster, PA
$365K · 7d on market
Reading, PA
$305K · 7d on market
National context
Step up to the U.S. housing market hub for national trends, then browse top metro markets by sales activity.
Underwrite a Montgomery County, PA deal with real numbers
Use Will It Flow for cash flow, DSCR, cap rate, and cash-on-cash return — free and fast.
Housing market data provided by Redfin, a national real estate brokerage. Not financial advice. Always consult a qualified professional before making investment decisions.