Should I Sell My House in Montgomery County This Year?

Updated October 2026 · By Josh McKnight | The McKnight Team · Market figures from Bright MLS, all of Montgomery County, closed sales April 1 to September 30, 2026

For most Montgomery County homes, yes. The county has 1.6 months of supply, and half of homes went under contract in 5 days or less. Homes over $1 million sold for 103.9% of list on average (Bright MLS, closings April 1 to September 30, 2026). The slower corners are homes under $300,000 and condos.

That is the market answer. Your own answer depends on your price range, the kind of home you own, and where you are moving next. Here is how we walk Montgomery County sellers through the decision, using the same Bright MLS numbers as our Montgomery County Housing Market Report.

Is Montgomery County Still a Seller’s Market?

Yes. Montgomery County had 1,299 homes for sale at the start of October, and about 800 sold per month on average over the last six months. That is 1.6 months of supply. A balanced market usually runs closer to five or six.

Buyers are still paying full price for homes that are priced right. The average home sold for 101.5% of its final asking price, and about seven in ten resale homes sold at or above asking. Half went under contract within 5 days. The average was 21 days, because a smaller group of homes sat for weeks.

Where Does Your Price Range Land?

In Montgomery County, the top of the market is the strongest part of it. Here is each price range from the same six months of sales.

Sale price	Months of supply	Median days to contract	Sale to list
Under $300,000	2.3	12	98.1%
$300,000 to $499,999	1.2	5	101.4%
$500,000 to $749,999	1.4	5	102.0%
$750,000 to $999,999	2.1	5	102.4%
$1,000,000 and up	2.2	5	103.9%

Homes over $1 million sold for 103.9% of list on average, more than any other range, and went under contract in a median of 5 days. Between $300,000 and $750,000, supply is the tightest at 1.2 to 1.4 months. Under $300,000 is the one range where buyers have room. Supply there is 2.3 months, homes took a median of 12 days, and they sold for 98.1% of list on average.

Does the Type of Home Change the Answer?

It does for condos. Detached homes, townhouses, and twins all went under contract in a median of 5 to 7 days. Condos took 21 days, about four times as long as detached homes.

Home type	Median price	Median days to contract
Detached	$600,000	5
End unit townhouse	$457,000	6
Interior townhouse	$400,000	7
Twin	$360,000	6
Condo (unit or flat)	$270,000	21

If you own a condo, plan on a longer listing period and price it for the buyers who are shopping now. If you own a detached home, the median was $600,000 and half went under contract within 5 days.

Is Fall or Spring a Better Time to Sell in Montgomery County?

Early summer was the peak. June had the most closings of the last six months, at the highest median price. By September the pace had cooled.

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%

Median days to contract went from 5 in April to 8 in September, and sale to list slipped from 101.7% to 100.6%. So fall is slower. It is not slow. Homes that closed in September still went under contract in a median of 8 days and sold, on average, above their asking price.

If your home is ready now, waiting for spring means another winter of taxes, heating bills, and upkeep. It is also a bet that next spring looks like the last one. Our report covers April through September, so it does not show winter yet. Starting with the November update it adds the same months from 2025, which will show how much of the September slowdown is just the season.

Should I Wait for Prices to Go Up?

We do not predict prices, and we would be careful with anyone who does. Here is what the numbers show. The six month median was $500,000, and the monthly median moved between $472,500 and $525,000. That is a steady market, not one that is running away.

The bigger risk is price, not timing. Homes that sold under asking sat 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. Getting the price right in the first week matters more than picking the perfect month.

What If I Need to Buy Another Home After I Sell?

This is the part that trips sellers up. If you sell between $300,000 and $750,000 and buy in the same range, you win as a seller and then compete as a buyer. Plan the order before you list.

There are three common paths. Sell first and negotiate a short rent back, so you only move once. Buy first if you can carry two homes for a stretch. Or make your offer depend on selling your current home, which is harder to get accepted when sellers have several offers. Our guide to selling before you buy walks through each one.

When Does Waiting Make Sense?

Sometimes it does. Wait if your home needs repairs a buyer will notice on the first walk through, like an old roof or furnace. Fixing those before spring can pay off. Wait if your next home is not lined up and you cannot rent back or move twice. If you own a condo or a home under $300,000, timing matters less than price, because buyers in those ranges have more to compare. If none of those fit, the numbers do not give you a reason to hold off.

What Is a Home Worth on Your Street?

County numbers are only a starting point. Over the same six months, the median sale was $295,000 in Norristown, $460,000 in Abington, $603,000 in Horsham, $707,500 in Upper Dublin, and $980,000 in Lower Merion. The full Montgomery County report lists every municipality with 20 or more sales.

Mailing towns and municipal lines do not match in Montgomery County. An Ambler address can sit in Ambler Borough, Horsham, Lower Gwynedd, Upper Dublin, or Whitpain. When we price a home, we compare it to recent sales of similar homes nearby, not to a county median. We also have selling guides for Horsham, Ambler, Abington, and Upper Dublin, plus every town on our Sell Your Home page.

Want a number for your house? Send us your address below, or start with our home value page.

Frequently Asked Questions About Selling a House in Montgomery County

Is now a good time to sell a house in Montgomery County?

For most homes, yes. Montgomery County has 1.6 months of supply, and half of homes went under contract within 5 days for closings from April 1 to September 30, 2026 (Bright MLS). Under $300,000, supply is 2.3 months and homes took a median of 12 days, so pricing matters more there.

How long will it take to sell my Montgomery County house?

Half of Montgomery County homes went under contract within 5 days, and the average was 21 days. Condos took a median of 21 days. After you sign an agreement of sale, plan on another 30 to 45 days to close.

Do homes over $1 million sell for less in Montgomery County?

No. Homes that sold for $1 million or more closed at 103.9% of their list price on average, the highest of any price range, and went under contract in a median of 5 days.

Do Montgomery County homes sell for less in the fall?

Somewhat, in our numbers. The September median was $472,500, the lowest of the six months, and June was the highest at $525,000. Sale to list slipped to 100.6% in September. Part of that is which homes happen to sell each month, so it is not a straight price drop.

What does it cost to sell a house in Montgomery County?

Plan for the realty transfer tax, your agent’s commission, and smaller closing costs. The realty transfer tax in Montgomery County is 2% of the price, and buyer and seller usually split it. Commission is negotiable. Our guide to the cost of selling a house in PA walks through a full example.

Thinking about selling in Montgomery County? Let’s talk.