Housing Market Report
Montgomery County, MD
Data through February 2026 · Updated monthly
Homes are selling quickly with few price cuts
Avg Home Value
$612,422
▼ 1.0% year-over-year
Days to Pending
32 days
Homes For Sale
1,850
Avg Rent/Month
$2,233
▲ 0.6% year-over-year
The Montgomery County, MD housing market is holding relatively steady. The average home value is $612,422, down 1.0% year-over-year as of February 2026. Homes are spending a median of 32 days on the market before going pending. 0.2% of active listings have had a price cut.
Montgomery County leans toward a seller's market, with 0.3% of homes selling above list price and 0.5% selling below. There are currently 1,850 homes for sale in the county, with 495 new listings hitting the market each month. The median sale-to-list ratio is 100.0%.
The average asking rent in Montgomery County is $2,233 per month, up 0.6% year-over-year. For investors, the gross rent multiplier on a median-priced home is approximately 22.9, suggesting this market favors appreciation over cash flow.
For homebuyers, the estimated monthly mortgage payment on a median-priced home in Montgomery County with 10% down is $3,800. That is $1,567 more per month than the average rent, making renting the more affordable short-term option. Homes are selling 18.6% above asking price on average, reflecting competitive bidding.
Bottom-tier homes (under the 33rd percentile) are currently valued at $374,363, making them the primary target range for investors looking at wholesale deals, fix-and-flip projects, or BRRRR strategies.
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Market Snapshot
Montgomery County Housing Market at a Glance
Key metrics for Montgomery County as of February 2026. Year-over-year changes show how the market has shifted in the last 12 months.
| Metric | Dec 2025 | Jan 2026 | Feb 2026 | 3-Mo Change |
|---|---|---|---|---|
| Avg Home Value | $612,270 | $612,637 | $612,422 | No Change |
| Single Family Value | $679,312 | $679,833 | $679,624 | No Change |
| Median List Price | $597,483 | $573,816 | $548,817 | ▼ 8.1% |
| Avg Rent/Month | $2,255 | $2,244 | $2,233 | ▼ 1.0% |
| Homes For Sale | 2,421 | 2,180 | 1,850 | ▼ 23.6% |
| New Listings | 867 | 640 | 495 | ▼ 42.9% |
| % Listings w/ Price Cut | 0.3% | 0.2% | 0.2% | ▼ 22.2% |
Home Values
Montgomery County Home Value Trend (2000–2026)
All-home median values including the 2008 housing crash, 2020 COVID surge, and 2022 rate shock. Switch between All Homes, Single Family, Bottom Tier, Top Tier, and Rent to compare trends.
Source: Zillow Research ZHVI / ZORI · Updated monthly
Market Breakdown
What Homes Cost in Montgomery County
Home values broken down by bedroom count, ZIP code neighborhood, and property type. 3-bedroom homes are valued at $524,487 in Montgomery County. 1-bedroom units start at $230,096.
| Bedroom Count | Avg Value | Last 30 Days | Last Year |
|---|---|---|---|
| 1 Bedroom | $230,096 | ▼ 0.3% | ▼ 2.9% |
| 2 Bedrooms | $326,757 | ▼ 0.1% | ▼ 2.1% |
| 3 Bedrooms | $524,487 | ▼ 0.1% | ▼ 1.4% |
| 4 Bedrooms | $760,752 | No Change | ▼ 1.3% |
| 5+ Bedrooms | $1,122,485 | ▲ 0.1% | ▼ 0.8% |
The table above reflects average home values and rent in Montgomery County, broken down by bedroom count, neighborhoods, and property types. Data sourced from Zillow Research.
Market Tiers
Buyer vs. Investor Segments
Bottom-tier homes (under 33rd percentile) are the primary target for wholesale investors using the 70% rule. In Montgomery County, bottom-tier homes are valued at $374,363.
Bottom Tier
Under 33rd percentile
$374,363
▼ 1.3% YoY
Wholesale / investor range
Mid Tier
33rd-67th percentile
$612,422
▼ 1.0% YoY
Typical buyer range
Top Tier
Over 67th percentile
$1,056,043
Luxury / high-end
Market Activity
Supply, Demand and Pricing Power
How quickly homes are selling, how many are available, and whether sellers or buyers have the upper hand in Montgomery County.
Homes For Sale
1,850
495 new/month
% Sold Below List
0.5%
0.3% sold above
% Listings w/ Price Cut
0.2%
$10,000 median cut
Median Days to Close
28 days
32 days to pending
Median List Price
$548,817
Median Sale Price
$651,000
100.0% sale-to-list
Affordability
Monthly Cost to Own in Montgomery County
Estimated mortgage payments on the median-priced home at current rates. Compare against the average rent of $2,233/month to evaluate buy vs. rent.
| Down Payment | Est. Monthly Payment |
|---|---|
| 5% down | $4,937/mo |
| 10% down | $4,726/mo |
| 20% down | $3,896/mo |
Avg rent in this market: $2,233/month · Mortgage estimates based on Zillow data at prevailing rates
Rental Market
Rent Trends in Montgomery County
Zillow Observed Rent Index (ZORI) tracks typical asking rent, controlling for quality mix. Rent in Montgomery County is up 0.6% compared to last year. At current prices, the price-to-rent ratio is 22.9x annual rent.
Avg Asking Rent
$2,233
Year-over-Year
+0.6%
▲ 0.6%
Month-over-Month
-0.5%
▼ 0.5%
Price-to-Rent Ratio
22.9x
Rent trend (ZORI)
Source: Zillow Research ZHVI / ZORI · Updated monthly
Metro Context
Montgomery County vs. Washington
How Montgomery County compares to the broader Washington metropolitan area.
| Metric | Montgomery County | Metro Avg |
|---|---|---|
| Avg Home Value | $612,422 | $572,590 |
| Days to Pending | 32 days | -- |
| % Sold Below List | 0.5% | 0.5% |
| Avg Rent/Month | $2,233 | $2,320 |
Nearby Markets
Other Counties in MD
Explore home values and trends in other MD counties. Compare markets to find investment opportunities.
Allegany
$146,846
▲ 4%Last year
Rent: $1,035/mo
Anne Arundel
$497,890
▲ 1%Last year
Rent: $2,196/mo
Baltimore City
$183,980
▼ 1%Last year
Rent: $1,703/mo
Baltimore
$354,101
▲ 1%Last year
Rent: $1,701/mo
Calvert
$471,474
▲ 2%Last year
Rent: $2,209/mo
Caroline
$320,470
▲ 0%Last year
Carroll
$482,900
▲ 1%Last year
Rent: $1,806/mo
Cecil
$373,037
▲ 1%Last year
Rent: $1,799/mo
Frequently Asked Questions
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Data Sources and Methodology
Market data on this page comes from the Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI), updated monthly by Zillow Research. ZHVI measures the typical home value for a given region based on Zillow's proprietary automated valuation model, smoothed and seasonally adjusted to remove noise. ZORI measures the typical observed market-rate rent across the region, controlling for quality mix changes.
Sale price, inventory, days-on-market, and sale-to-list metrics are sourced from Zillow Research public data releases. All data is refreshed on the 17th of each month. This report was last updated February 2026.
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