October 2026 Montgomery County Housing Market Update

by Rick Sheppard

More Homes to Choose From, Prices Still Climbing: Montgomery County's October Market

October brought more choice to Montgomery County buyers. 1,726 homes were on the market at the end of the month, the most for any October in the past five years.

Prices held strong anyway. The median sold price was $482,000, up 9.5% from last October and the highest October median in five years.

Contract activity slowed. Fewer homes went under contract than in any October in five years, and homes that sold spent one day longer on the market than last October. The market is still moving, just at a calmer pace than we've seen.

Here's what I'm seeing in the numbers and what it may mean for you.

October at a Glance

Montgomery County	October 2026	October 2025	Change
New listings	969	957	+1.3%
Pending sales	550	558	-1.4%
Closed sales	731	760	-3.8%
Median sold price	$482,000	$440,000	+9.5%
Homes for sale (end of month)	1,726	1,581	+9.2%
Months of supply	2.3	2.1	+0.2 months
Average days on market	27	26	+1 day
Closed sales, year to date	7,178	7,340	-2.2%
Median sold price, year to date	$483,000	$465,000	+3.9%

New Listings: The Busiest October in Five Years

969 homes came on the market in October, up 1.3% from last October.

That's the most for any October in the past five years. Some sellers may have wanted to get listed before the holidays slow things down.

Pending Sales: The Fewest for an October in Five Years

Pending sales are the most current signal we have, because they show contracts being signed right now.

550 homes went under contract in October, down 1.4% from last October. That's the fewest for any October in the past five years.

Higher mortgage rates may be one reason.

Closed Sales: 731 Homes Sold

731 homes closed in October, down 3.8% from last October.

Keep in mind that closings reflect contracts signed weeks earlier, mostly in late summer and September.

Median Sold Price: $482,000

The median sold price in October was $482,000, up 9.5% from $440,000 last October.

That's the highest October median in the past five years. Year to date, the median sold price is $483,000, up 3.9% from $465,000 at this point last year.

The median moves with the mix of homes sold each month. It doesn't mean every home in the county gained 9.5% in value.

Inventory, Days on Market and Sale-to-List Price

Homes for sale: 1,726 homes were on the market at the end of October. That's up 9.2% from last October and the most for any October in the past five years.

Months of supply: 2.3 months, up from 2.1 last October. This is roughly how long it would take to sell every home on the market at the current pace.

Days on market: Homes that sold in October spent an average of 27 days on the market, up from 26 last October.

Sold price vs. original list price: On average, homes sold for 98.7% of their original list price, and about 4 in 10 sold for more than the seller first asked.

In plain English, buyers have more homes to choose from than in any recent October, and homes are taking slightly longer to sell. Even so, 2.3 months of supply is still a low number, and well-priced homes continue to sell.

A Quick Look at Mortgage Rates

According to Freddie Mac, the average 30-year fixed mortgage rate was 7.18% as of November 5, 2026. That's down from 7.24% the week before, the third weekly drop in a row.

This is a national average. Your rate may be higher or lower depending on your lender, credit score, down payment and loan type.

What This Means If You're Thinking About Selling

Prices are still strong. The October median was the highest for any October in the past five years.

But there are more homes for sale than a year ago, and fewer went under contract. Pricing your home right from day one and having it show well matter more now. Homes that start too high may sit while buyers look at the other choices.

What This Means If You're Thinking About Buying

You have more homes to choose from than in any October in the past five years. With more choices on the market, some sellers may be more open to talking about price, repairs or closing costs.

Prices haven't come down, though, and rates are still above 7%. Getting pre-approved and knowing your monthly budget will help you move with confidence when you find the right home.

The Bottom Line

Montgomery County's market is shifting toward a calmer pace. Inventory is up and contracts are down slightly, while prices remain near the top of their five-year range.

Every neighborhood and price range is a little different. If you'd like to know what these numbers mean for your home or your search, I'm happy to walk you through it.

Planning a Move This Winter?

Have Questions? Let's Talk

If you'd like to know what your home is worth, or simply want an honest conversation about whether moving makes sense for your situation, I'm always happy to talk. No pressure, just useful information.

Rick Sheppard
Associate Broker | eXp Realty, LLC
License #AB061272L
610-864-9872
rick@ricksheppard.com
ricksheppard.com

Housing data sourced from Bright MLS Monthly Statistics reports. Statistics reflect residential properties in Montgomery County, Pennsylvania, for October 2026, and were calculated November 9, 2026. Sale-to-list figures are calculated from the Bright MLS October 2026 closed sales export. Five-year averages and ranges use the Octobers of 2022 through 2026. Mortgage rate from the Freddie Mac Primary Mortgage Market Survey, November 5, 2026.