Montgomery County Housing Market: February's Chill Brings a Spring Thaw

by Rick Sheppard

As we shake off the winter chill, the February 2026 housing numbers for Montgomery County are in, and they're painting a picture of a market that's ready to spring forward. After a solid start to the year, let's dive into the latest data and see what it reveals about the evolving landscape for buyers and sellers.

The Big Picture: February By the Numbers

Here are the vital signs for the Montgomery County housing market for February 2026. This month saw a fascinating mix of trends as the market gears up for the busier spring season.

Metric	February 2026	Change from Jan 2026	Change from Feb 2025
New Listings	481	-2.0%	-10.8%
New Pendings	514	+4.0%	-2.7%
Closed Sales	407	-8.9%	-9.2%
Median Sold Price	$435,000	-3.3%	-2.7%
Active Listings	809	-1.9%	+11.6%
Avg. Days on Market	35	0.0%	-10.3%

The Nitty Gritty: What Does It All Mean?

Listings & Sales: A Market in Transition

February saw a slight dip in new listings from January, and we're still down 10.8% from last year. This continued tight inventory is keeping the market competitive. However, the 4.0% increase in new pending sales from January is a strong indicator of rising buyer activity as we head into spring. Buyers are out there and ready to make offers. The decrease in closed sales is typical for this time of year and reflects the slower activity of the preceding months.

Prices: Holding Firm

While the median sold price of $435,000 is down slightly from both last month and last year, it's important to look at the bigger picture. The year-to-date median sold price is holding steady at $440,000, the same as this time last year. This shows that home values in Montgomery County are remaining resilient. The average sold-to-original-list-price ratio is a very strong 98.4%, meaning sellers are getting very close to their asking price.

Inventory & Time on Market: A Fast-Paced Environment

Active listings are down slightly from January but are up a healthy 11.6% from February 2025, offering buyers more options than last year. Despite this, homes are selling faster, with the average days on market at 35, down from 39 days last February. This indicates that while there's more to choose from, the good homes are being snapped up quickly.

Mortgage Rate Roundup

As we release this report on March 10th, the favorable mortgage rate environment continues to be a key factor. The average 30-year fixed-rate mortgage is currently at 5.87% . This is a significant improvement from the highs of last year and is helping to keep monthly payments more manageable for buyers, fueling demand.

The Bottom Line: A Promising Spring on the Horizon

February's numbers show a market that is healthy and poised for a busy spring. Sellers are still in a strong position with high prices and quick sales, while buyers are benefiting from slightly more inventory and attractive mortgage rates. It's a market of opportunity for both sides of the transaction.

See how this compares to other local markets! Read our Chester County Market Report and Bucks County Market Report for a full regional picture.

See what homes are really selling for in your neighborhood. Get your custom market analysis here – complete with hyperlocal pricing trends, inventory levels, and comparable sales data that matter most to your home buying or selling decision.

Thinking of buying or selling in Montgomery County?

The market is always changing. If you have questions about what these trends mean for your specific situation, I'm here to help. Contact me today for a no-obligation consultation.

Rick Sheppard

Associate Broker | License ID: AB061272L

(610) 864-9872 | rick@ricksheppard.com