Montgomery County PA Housing Market Report | Sept 2026

by Rick Sheppard

More Homes, Fewer Contracts: Montgomery County's September Market

September gave buyers more room than they've had in a while.

Montgomery County ended the month with more homes for sale than in any September of the last five years. At the same time, fewer homes went under contract, and the average home sold for a little under its original asking price.

Prices are still higher than a year ago, but the balance is shifting. Here's what I'm seeing in the numbers and what it may mean for you.

More Homes Came to Market

Montgomery County recorded 877 new listings in September. That was up 14.8% from August's 764 and down 3.0% from September 2025's 904. It was right in line with the five-year September average of 875.

A jump after Labor Day is normal. Many homeowners wait until summer vacations and the start of school are behind them before they list.

Through September, 8,432 homes were listed in Montgomery County, up 1.9% from the same period last year.

Fewer Homes Went Under Contract

There were 695 new pending sales in September. That was down 12.1% from August and 9.4% from last September, and below the five-year September average of 728.

This is the number I'd watch most closely. In August, pending sales held up well even though new listings dropped. In September it went the other way: more homes came on the market, and fewer buyers signed contracts.

Through September, 6,844 homes went under contract, up 0.4% from last year, which is essentially even.

Closed Sales Dipped From August

September ended with 738 closed sales. That was down 13.8% from August's 856 but up 3.7% from last September's 712. It was slightly below the five-year September average of 746.

Year to date, Montgomery County recorded 6,457 closed sales, down 1.0% from the same period last year.

Closings reflect contracts signed several weeks earlier, so September's closings mostly tell the story of July and August. The pending numbers above are the more current look.

The Median Price Pulled Back From Summer

The median sold price was $469,000. That was down 7.8% from August's $508,750 but up 8.1% from September 2025's $433,750. It was also well above the five-year September average of $430,700.

Summer usually brings more larger, higher-priced homes to the closing table, so a fall dip in the median is common. The median moves with the mix of homes that sell each month. It does not mean every home lost 7.8% of its value in a month.

Through September, the year-to-date median sold price was $483,705, up 4.0% from $465,125 last year.

Buyers Have the Most Choice in Five Years

Montgomery County ended September with 1,435 active listings, up from 1,212 in August and 1,221 last September. That was the highest September total in the five-year range, and well above the five-year average of 1,132.

Homes took an average of 24 days to sell, compared with 22 days in August and 24 days last September.

The average home sold for 99.2% of its original asking price. That was down from 99.6% in August, and it was the lowest September figure in the five-year range.

In plain English, buyers have more to choose from and a little more room to negotiate. Homes aren't selling at deep discounts, but a home priced above the market is more likely to sit.

Third Quarter at a Glance

For July through September, the median sold price was $495,555, up 4.3% from the third quarter of 2025. A total of 2,551 homes sold, nearly the same as the 2,557 a year earlier. Homes sold in an average of 22 days.

A Quick Look at Mortgage Rates

Freddie Mac's weekly survey placed the national average 30-year fixed mortgage rate at 7.40% as of October 8, 2026, up from 6.71% in early September. Higher rates may be part of why fewer buyers signed contracts in September.

That is a national average, not a rate every buyer will receive. Rates vary by lender, credit score, down payment and loan type, and they can change daily. When rates are moving like this, comparing more than one lender matters even more.

What This Means If You're Thinking About Selling

Your home is competing with more listings than in any September of the last five years. Pricing it right from day one matters more now than it has in a while.

Homes that are clean, well prepared and priced for today's market still sell. Homes priced on last spring's numbers are more likely to sit and need a price cut later.

Fall and winter buyers tend to be serious buyers. If you're ready to move, you don't have to wait for spring. Just go in with a realistic plan.

What This Means If You're Thinking About Buying

You have more choices and more negotiating room than you've had in some time. Don't assume every seller will drop the price, though. Well-priced homes in good locations still draw offers.

Get fully preapproved, know your monthly budget at today's rates and compare lenders. Ask about seller concessions too. Help with closing costs or a rate buydown can sometimes be worth more to you than a lower price.

The Bottom Line

September tipped the scales a little more toward buyers. Inventory is up, contracts slowed and rates climbed. Prices are still higher than last year, so this isn't a falling market. It's a more normal one, where preparation and pricing make the difference. That’s also when a good Realtor earns their keep: pricing your home right from day one, reading the other side in a negotiation and spotting problems before they derail a deal.

See How Montgomery County Compares

Read the September 2026 Chester County Housing Market Report and September 2026 Bucks County Housing Market Report for a broader look at our regional housing market.

Planning a Move This Fall?

Whether you're buying, selling or still weighing your options, Rick's guides explain what to expect and how to prepare:

See what homes are really selling for in your neighborhood. Request your custom market analysis at ricksheppard.com/evaluation, including hyperlocal pricing trends, current competition and nearby comparable sales.

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