Market Snapshot: Strong Prices and Low Inventory

Home prices in places like Montgomery County are holding strong. The median sales price hit $500,000 last month, up 6.4% from last year. This trend confirms a crucial point: Buyers are still willing to pay a premium for quality homes, especially when they are move-in ready and strategically located. If you are thinking about selling, this market still rewards smart pricing and strong presentation.

On the demand side, activity feels cautious but steady. Closed sales are up almost 5%, while pending sales barely moved at 0.7%. This tells a clear story: buyers are still in the game, but they are more selective and sensitive to current interest rates. Homes priced right and presented well are still moving fast, with the median time on market hovering at just 7 days. We are not seeing the frantic frenzy from a few years ago, but good homes are not sitting either.

Inventory is showing signs of recovery, up about 12% year over year, but supply is still tight with around 1.5 months of inventory. This limited supply is the primary factor keeping us squarely in a seller’s market across most price points. Well-priced homes are still getting attention and competitive offers.

What This Means for Key Players

For Sellers: Positioning is Everything

The days of putting up a sign and expecting multiple sight-unseen offers are over. Today’s market is nuanced and requires a sharp strategy.

  • Preparation: Invest in key touch-ups. A freshly painted home with professional staging will net a significantly higher price than one sold “as-is.”
  • Pricing: Overpricing is the biggest mistake right now. A property that sits for two weeks and requires a price drop loses momentum and negotiating power. I am having honest conversations about pricing, preparation, and timing. The market still rewards a good strategy.

For Buyers: The Cost of Waiting

Right now, the main buyer I am seeing is the move-up buyer. These are people who have moved past the rate shock and are making decisions based on real life, growing families, job changes, or lifestyle needs.

If you are buying, sitting on the sidelines in hopes of a major price crash could cost you more in missed appreciation than you will save by waiting on rates. Buyers who are pre-approved and ready to act quickly on the right property are the ones securing homes.

For Investors: Sharpen Your Pencil

The deals are out there, but they are not falling in your lap. Investing in a low-inventory, high-price market requires surgical precision. Sharpen your analysis, focus on undervalued pockets, and look for opportunities where you can manufacture equity through smart renovation.

My Takeaway for You

Real estate remains a game of strategy, regardless of the macro-environment.

If you are buying, understand your leverage is in preparation and speed. If you are selling, your positioning matters; price, presentation, and timing make all the difference. If you are investing, sharpen your analysis.

Connect with a local expert who understands these micro-trends to turn market complexity into your personal advantage.