This is the Montgomery County housing market report from The McKnight Team. It covers every residential sale in all 62 Montgomery County municipalities, from Lower Merion and Cheltenham on the Philadelphia line to Pottstown and Upper Hanover in the northwest. We pull the numbers from Bright MLS and update this page every month.
What the Montgomery County Numbers Mean
Montgomery County is a seller’s market. The median home sold for $500,000 over the last six months. Half of all homes went under contract in 5 days or less. With 1,299 homes for sale and about 800 selling each month, the county holds 1.6 months of supply. A balanced market usually runs closer to five or six.
Pricing still matters. About seven in ten resale homes sold at or above their final asking price. The ones that sold under asking sat on the market a median of 22 days, against 5 days for homes that sold at or above. Four in ten of them had already taken a price cut. Priced right, homes sell fast. Priced wrong, they sit.
The top of the market is where competition runs hottest. Homes that sold for $1 million or more closed at 103.9 percent of their list price on average, more than any other price range, and went under contract in a median of 5 days.
Montgomery County Home Sales by Month
The six month figures above smooth out the season. Here is the same window one month at a time.
| Month (closed) | Homes sold | Median price | Median days to contract | Sale-to-list |
|---|---|---|---|---|
| April | 633 | $477,000 | 5 | 101.7% |
| May | 732 | $497,000 | 5 | 102.2% |
| June | 999 | $525,000 | 5 | 101.9% |
| July | 906 | $515,000 | 5 | 101.8% |
| August | 852 | $510,000 | 7 | 100.9% |
| September | 697 | $472,500 | 8 | 100.6% |
June was the busiest month of the window, with 999 closings at a $525,000 median. By September, median days to contract had risen from 5 to 8, and sale-to-list fell to 100.6 percent. Some of that is the normal fall slowdown. Starting next month, this report adds the same six months from 2025 so you can see how much.
Montgomery County Home Prices by Type
| Home type | Homes sold | Median price | Median days to contract |
|---|---|---|---|
| Detached | 2,935 | $600,000 | 5 |
| Interior townhouse | 696 | $400,000 | 7 |
| End unit townhouse | 441 | $457,000 | 6 |
| Twin | 424 | $360,000 | 6 |
| Condo (unit or flat) | 323 | $270,000 | 21 |
About six in ten Montgomery County sales were detached homes, at a $600,000 median. Condos are the exception to the fast pace. They took a median of 21 days to go under contract, about four times as long as detached homes. These figures cover site built homes. Manufactured homes were not part of this month’s data and will return next month.
How Much Supply Is There at Each Price?
Months of supply tells you how long the current listings would last if no new homes came on the market. It is the clearest way to see who has the advantage at each price.
| Price range (sale price) | Homes sold | For sale now | Months of supply | Median days to contract | Sale-to-list |
|---|---|---|---|---|---|
| Under $300,000 | 623 | 236 | 2.3 | 12 | 98.1% |
| $300,000 to $499,999 | 1,751 | 354 | 1.2 | 5 | 101.4% |
| $500,000 to $749,999 | 1,416 | 338 | 1.4 | 5 | 102.0% |
| $750,000 to $999,999 | 546 | 195 | 2.1 | 5 | 102.4% |
| $1,000,000 and up | 483 | 176 | 2.2 | 5 | 103.9% |
Between $300,000 and $750,000, Montgomery County has 1.2 to 1.4 months of supply. That is where buyers compete hardest. Under $300,000, supply rises to 2.3 months and homes take a median of 12 days. Above $750,000, supply runs just over two months, yet those homes still sell above asking on average.
Montgomery County Market by Municipality
Municipalities are listed in alphabetical order. Each figure covers closed sales from April 1 to September 30, 2026. Municipalities with fewer than 20 sales in that window count in the county totals but are not listed here, because a handful of sales can swing a median.
| Municipality | Homes sold | Median price | Median days to contract | For sale now |
|---|---|---|---|---|
| Abington | 255 | $460,000 | 6 | 91 |
| Ambler | 20 | $577,500 | 4 | 4 |
| Bridgeport | 32 | $430,000 | 11 | 8 |
| Cheltenham | 206 | $444,500 | 7 | 90 |
| Collegeville | 25 | $665,000 | 5 | 10 |
| Conshohocken | 89 | $499,250 | 4 | 12 |
| Douglass | 48 | $456,000 | 5 | 17 |
| East Norriton | 90 | $433,913 | 5 | 19 |
| Franconia | 74 | $526,000 | 5 | 16 |
| Hatboro | 38 | $412,500 | 5 | 10 |
| Hatfield Township | 90 | $520,500 | 5 | 23 |
| Horsham | 147 | $603,000 | 5 | 44 |
| Jenkintown | 37 | $270,000 | 10 | 27 |
| Lansdale | 90 | $411,000 | 5 | 15 |
| Limerick | 132 | $526,500 | 5 | 26 |
| Lower Frederick | 51 | $475,000 | 6 | 10 |
| Lower Gwynedd | 71 | $900,000 | 5 | 20 |
| Lower Merion | 406 | $980,000 | 6 | 126 |
| Lower Moreland | 104 | $712,500 | 6 | 41 |
| Lower Pottsgrove | 87 | $385,000 | 6 | 27 |
| Lower Providence | 101 | $562,500 | 5 | 21 |
| Lower Salford | 81 | $650,000 | 4 | 18 |
| Montgomery Township | 179 | $515,000 | 5 | 21 |
| Narberth | 28 | $930,625 | 5 | 8 |
| New Hanover | 60 | $536,200 | 4 | 10 |
| Norristown | 143 | $295,000 | 14 | 47 |
| Pennsburg | 42 | $398,715 | 5 | 8 |
| Perkiomen | 51 | $490,000 | 4 | 10 |
| Plymouth | 79 | $520,000 | 6 | 21 |
| Pottstown | 173 | $260,000 | 8 | 37 |
| Red Hill | 24 | $385,000 | 26 | 13 |
| Royersford | 29 | $375,000 | 6 | 14 |
| Skippack | 67 | $636,500 | 4 | 22 |
| Souderton | 32 | $365,000 | 4 | 7 |
| Springfield | 111 | $625,000 | 4 | 24 |
| Towamencin | 98 | $479,500 | 5 | 13 |
| Trappe | 33 | $445,444 | 5 | 17 |
| Upper Dublin | 156 | $707,500 | 4 | 35 |
| Upper Gwynedd | 100 | $549,500 | 5 | 28 |
| Upper Hanover | 66 | $460,673 | 6 | 17 |
| Upper Merion | 205 | $547,500 | 5 | 53 |
| Upper Moreland | 114 | $451,750 | 4 | 16 |
| Upper Pottsgrove | 42 | $441,500 | 6 | 6 |
| Upper Providence | 143 | $540,000 | 6 | 39 |
| West Norriton | 110 | $340,000 | 7 | 30 |
| West Pottsgrove | 25 | $310,000 | 5 | 8 |
| Whitemarsh | 103 | $670,000 | 5 | 32 |
| Whitpain | 124 | $740,000 | 4 | 31 |
| Worcester | 46 | $726,535 | 9 | 18 |
Municipal lines and mailing towns do not match in Montgomery County. An Ambler address can sit in Ambler Borough, Horsham, Lower Gwynedd, Upper Dublin, or Whitpain. Our town reports group sales the way buyers search, by mailing town, so their figures can cover more ground than any single row in this table.
Town by Town Montgomery County Market Reports
For a closer look at one town, every McKnight Team community page carries its own dated Market at a Glance from the same Bright MLS data: Abington, Ambler, Ardmore, Blue Bell, Cheltenham, Collegeville, Colmar, Conshohocken, Eagleville, Flourtown, Gilbertsville, Glenside, Harleysville, Hatboro, Horsham, Huntingdon Valley, Jenkintown, King of Prussia, Lansdale, Lower Gwynedd, Lower Merion, Maple Glen, Montgomery Township, Norristown, North Wales, Pennsburg, Perkiomenville, Plymouth Township, Pottstown, Royersford, Skippack, Souderton, Upper Dublin, and Willow Grove.
What Buyers Should Know Right Now
Between $300,000 and $750,000, expect to compete. Get fully approved before you tour, and be ready to write an offer within a few days of a home hitting the market. Under $300,000 and in the condo market, there is more on the shelf and more time to decide. At the top of the market, do not count on a discount. Homes over $1 million sold above asking on average.
What Sellers Should Know Right Now
Buyers in Montgomery County are still paying full price for homes that are priced right. They are skipping the ones that are not. September was the slowest month of the last six, and homes that sold under asking sat more than four times as long as the rest. Half of the homes that sold at or above asking were under contract within 5 days of listing. Price it to the data, not to a neighbor’s spring sale.
Frequently Asked Questions About the Montgomery County Housing Market
What is the median home price in Montgomery County, PA?
The median sale price in Montgomery County was $500,000 for homes that closed from April 1 to September 30, 2026, based on 4,819 sales in Bright MLS.
How fast are homes selling in Montgomery County?
Half of Montgomery County homes went under contract in 5 days or less. The average was 21 days, because a smaller group of homes sat much longer.
Is Montgomery County a buyer’s market or a seller’s market?
It is a seller’s market. Montgomery County has 1.6 months of supply. Under $300,000, supply is 2.3 months, which gives buyers a little more room.
Do Montgomery County homes sell over asking price?
On average, Montgomery County homes sold for 101.5 percent of their final list price. About seven in ten resale homes sold at or above asking.
How often is this Montgomery County market report updated?
Every month, after each month closes. The date at the top of the Market at a Glance block shows when the figures were last pulled.
How We Build This Report
Every figure comes from Bright MLS, the multiple listing service for southeastern Pennsylvania. We pull every residential sale in Montgomery County each month. Days to contract runs from the date a home was listed to the date the agreement of sale was signed. Sale-to-list compares the sold price to the final asking price. Months of supply divides homes for sale today by the average number of homes sold per month over the last six months.
If you cite this report, please credit The McKnight Team, Montgomery County Housing Market Report, using Bright MLS data, and link to this page.
Thinking About Buying or Selling in Montgomery County?
These numbers tell you the county. We can tell you your street. Call The McKnight Team at 267-458-2438 or email josh@themcknightteam.com. Let’s talk.