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. Buyers are still willing to pay a premium for quality homes, especially when they are move-in ready. If you are thinking about selling, this market still rewards smart pricing and strong presentation.
On the buy side, activity feels cautious but steady. Closed sales are up almost 5%, while pending sales barely moved at 0.7%. Buyers are still in the game, but they are more selective and sensitive to rates. Homes priced right and presented well are still moving fast. The median time on market is 7 days. We are not seeing the frenzy from a few years ago, but good homes are not sitting either.
Inventory is growing, up about 12% year over year, but supply is still tight with around 1.5 months of inventory. That keeps us in a seller’s market in most price points. Well priced homes are still getting attention.
What I Am Seeing on the Ground
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.
On the listing side, I am having honest conversations about pricing, preparation, and timing. The market still rewards a good strategy. You cannot just put a sign out front and expect multiple offers by the weekend. But if you do the work upfront, you can still get a great result.
My Takeaway for You
If you are buying, sitting on the sidelines could cost you more in missed appreciation than you will save by waiting on rates.
If you are selling, your positioning matters. Price, presentation, and timing make all the difference.
If you are investing, sharpen your analysis. The deals are out there, but they are not falling in your lap.
