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Q1 2026 · Montgomery County Market Update
Real estate doesn't wait for summer to heat up
By Andrew Himes · The Andrew Himes Group · Berkshire Hathaway Fox & Roach
National headlines make it sound like the whole real estate market has cooled off. That's true in plenty of metro markets across the country — but it's not the story here. Right here in Montgomery County, the market still favors sellers as we move through the first quarter of 2026.
By the numbers
Montgomery County at a glance
Here's what we're seeing across the county as buyers keep competing for a limited number of homes:
$485K
Median Price
+4.1% year-over-year
21
Days on Market
Average, county-wide
101%
List-to-Sale
Of asking price
1.6
Months Supply
Inventory remains tight
That tight inventory means less competition for sellers and keeps demand strong — especially for homes that are priced right and show well.
Hyper-local spotlight
Perkiomen Woods
Zoom in on Perkiomen Woods and the demand is even sharper than the county at large. Over the last 12 months, 21 homes sold here — and they moved fast, often for more than the asking price.
$392,791
Average sale price
10
Average days on market
102.86%
Average sale-to-list
| Address | Bed / Bath | Days | List Price | Sold Price | vs. List |
|---|---|---|---|---|---|
| 114 Larchwood | 3 / 1.5 | 35 | $329,000 | $280,000 | −$49,000 |
| 120 Sycamore | 3 / 2.5 | 8 | $305,000 | $295,000 | −$10,000 |
| 113 Redwood | 3 / 2.5 | 3 | $349,900 | $363,500 | +$13,600 |
| 109 Larchwood | 3 / 1.5 | 69 | $385,000 | $365,000 | −$20,000 |
| 111 Pin Oak | 3 / 2.5 | 23 | $384,900 | $370,000 | −$14,900 |
| 113 Sycamore | 3 / 1.5 | 5 | $369,900 | $377,867 | +$7,967 |
| 105 Pepper | 3 / 2.5 | 3 | $359,900 | $380,000 | +$20,100 |
| 151 Larchwood | 3 / 1.5 | 6 | $390,000 | $385,000 | −$5,000 |
| 138 Iron Bark | 3 / 2.5 | 2 | $385,000 | $395,000 | +$10,000 |
| 101 Juniper | 3 / 2.5 | 6 | $399,000 | $405,000 | +$6,000 |
| 107 Iron Bark | 3 / 2.5 | 4 | $399,900 | $405,000 | +$5,100 |
| 138 Spruce | 3 / 2.5 | 5 | $378,000 | $405,000 | +$27,000 |
| 130 Larchwood | 3 / 2.5 | 4 | $400,000 | $406,500 | +$6,500 |
| 129 Juniper | 3 / 2.5 | 4 | $390,000 | $411,000 | +$21,000 |
| 101 Honeylocust | 3 / 2.5 | 4 | $400,000 | $411,250 | +$11,250 |
| 107 Pepper | 3 / 2.5 | 4 | $375,000 | $415,000 | +$40,000 |
| 100 Magnolia | 3 / 2.5 | 6 | $400,000 | $420,000 | +$20,000 |
| 142 Larchwood | 4 / 2.5 | 7 | $425,000 | $430,000 | +$5,000 |
| 113 Fir | 3 / 2.5 | 3 | $389,000 | $430,000 | +$41,000 |
| 113 Yellow Wood | 3 / 2.5 | 7 | $415,000 | $437,500 | +$22,500 |
| 103 Poplar | 4 / 2.5 | 4 | $389,900 | $461,000 | +$71,100 |
| 21 homes sold | 10 avg | $381,876 | $392,791 | 102.86% |
Information gathered from local area MLS as of 4/9/26 and is deemed reliable but not guaranteed.
How to win in this market
It comes down to the three P's
The market hasn't disappeared — buyers are just more selective. Homes that are priced correctly and positioned well still sell quickly, often with multiple offers. Homes that are overpriced or don't show well for their price point sit longer, sometimes a lot longer. That's why proper positioning matters more than ever.
1
Preparation
Get the home market-ready before it ever hits the MLS so it sells fast.
2
Pricing
A strategic price creates urgency and attracts multiple offers.
3
Presentation
Stand out online and in person to maximize the home's value.
Get those three right and you put yourself in the best possible position to win in this ever-changing market.
Thinking about making a move?
If you've been thinking about selling, I'd love to walk you through how our marketing strategy helps our clients' homes stand out from the competition. And if refinancing into a lower rate is on your radar, we can help with that too.
Let's talk when you're ready
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