Have you ever wondered what really happens when a market feels like it is at its peak?
Does it just keep climbing or does something shift that opens new doors for those paying attention?
Market Spotlight: Prices Still Rising, But at a Slower Pace
In July 2025, Montgomery County’s median sale price reached $495,000, marking a 10 percent year over year increase, with homes selling in about 26 days.
What This Means: Growth is cooling but the chances for timing a smart move are still there. Demand is strongest in areas like Ambler, so staying prepared matters.
New Listings: Fresh Opportunities
As of September 2, there were 50 new home listings, ranging from a $237,500 two-bedroom condo in Lansdale to a $1,025,000 four-bedroom new construction in Lower Gwynedd, plus a 24-acre equestrian estate.
What This Means: The market continues to offer variety. From entry level condos to high end estates, there are options across the board.
Big Development News: Norristown and Royersford
Norristown Revitalization: A new apartment building is underway downtown, bringing fresh rental options and energy to the area.
Royersford Proposal: A plan for 1,203 homes on 176 acres has raised questions about open space and infrastructure.
What This Means: Development creates opportunity but also pressure on communities. Following updates through the Montgomery County Planning Commission is the best way to stay informed.
Taxes and Policy: What to Know
2025 Tax Hike: Montgomery County adopted a $610.9 million budget that raised the millage rate from 5.178 to 5.642 mills, a 9 percent increase.
The average household will pay about $79 more per year.
Upset Sale: The annual tax delinquent property sale is scheduled for September 18 on GovDeals.
What This Means: Higher taxes add to carrying costs for homeowners. For investors, the upset sale could offer opportunities but only with thorough due diligence.
Community Spotlight: Trooper and Fort Washington
Both Trooper and Fort Washington continue to rank among Montgomery County’s top suburbs. Trooper is known for its close community feel with a population of about 5,400. Fort Washington stands out with strong schools and easy SEPTA access. Median home prices in Trooper are around $432,400 with rentals averaging $1,663.
What This Means: These neighborhoods continue to attract families looking for value and lifestyle, which helps drive long term stability.
So back to the question we started with: What really happens when a market feels like it has peaked?
It is never just about the numbers. It is about people. Families choosing schools. Investors weighing neighborhoods. Communities shaping what they want their towns to look like.
Right now, in Montgomery County, the people who act with clarity and intention are the ones creating tomorrow’s opportunities.
