By Josh McKnight | The McKnight Team
Montgomery County just put out its first housing blueprint, a 20-page plan built to slow an affordability problem that has been growing for years. One number tells the story. New home construction in Montgomery County dropped 41 percent between 2019 and 2024, while the median sale price climbed 47 percent over the same stretch, reaching about $457,000 (Philadelphia Business Journal, May 28, 2026). If you own a home here or you are trying to buy one, the shortage behind that plan already shapes your choices.
Why Montgomery County Homes Keep Getting More Expensive
The math is simple. When fewer homes get built and demand stays steady, prices rise. Montgomery County added far fewer new units over the last five years than it did before, and buyers have been competing for a smaller pool ever since. The county now wants to reach 2,000 new units a year through tools like a land bank, bonds, and building near train lines. Those steps take time, so the tight supply that pushed prices up is not going away this year.
For owners, that tight supply is the reason your home likely holds its value well. The median sale price across Montgomery County was $473,677 as of April 2026, up about 3.2 percent from a year earlier (Redfin, April 2026). Steady, healthy growth like that is a sign of a market with more buyers than homes, which is exactly the position a seller wants to be in.
What the Plan Could Change for Buyers in Montgomery County
More homes would help buyers over time, but you are shopping in today’s market, not next year’s. That means getting your financing lined up before you tour, and being ready to act when the right place shows up. Towns with a walkable feel and a train into the city, like Ambler, tend to draw the most competition, so preparation matters. You can see current listings and local detail on our Ambler community page to get a feel for what your money buys right now.
Renters feel the squeeze too. The county reported that nearly half of its renters spend more than 30 percent of their income on housing, which is part of why so many are trying to buy before prices climb further. If you are renting and thinking about owning, the cost of waiting is real, and it shows up in both price and monthly payment.
It helps to look at the county in pieces, not as one market. A walkable borough with a train, like Ambler or Glenside, draws a different buyer than a larger-lot town to the northwest, and prices move at their own pace in each. Lansdale and the towns around it have stayed busy with buyers who want a bit more space and a reasonable commute. The thread that runs through all of them is low inventory. Homes that show well and price right still sell quickly, while overpriced listings sit and invite low offers. There is also a quiet cost to waiting, since with prices still rising and few new homes coming online, the same house is likely to cost more next year than it does today. Knowing how your specific town is moving, not just the county average, is what separates a confident decision from a guess.
What This Means for You
If you own in Montgomery County, the supply shortage is working in your favor on value, so know your number before you list. If you are buying, prepare early and expect competition for the best homes. If you are renting, run the math on owning now versus a year from now. The plan is a step in the right direction, but the market you face this year is still short on homes, and that rewards people who are ready.
Thinking about buying or selling in Montgomery County? Let’s talk.
Frequently Asked Questions
Why are home prices rising in Montgomery County?
New home construction fell 41 percent between 2019 and 2024 while demand stayed strong, which pushed prices up. The median sale price rose about 47 percent over that period to roughly $457,000. Fewer homes plus steady buyers equals higher prices.
What is the median home price in Montgomery County right now?
The median sale price was $473,677 as of April 2026, up about 3.2 percent from a year earlier (Redfin). That steady growth points to a market with more buyers than available homes.
How many new homes is Montgomery County trying to build?
The county’s housing blueprint sets a goal of 2,000 new units per year. It plans to get there with a land bank, bonds, and development near transit. These are longer-term steps, so supply stays tight in the near term.
Is it a good time to sell a home in Montgomery County?
For most owners, yes. Limited supply keeps demand high for well-kept homes, and prices are still rising at a healthy pace. Pricing it right for current buyers is the key to a fast, clean sale.
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