August 2026 Montgomery County Housing Market Update
More Choices, Higher Prices: Montgomery County’s August Market
August brought an interesting mix to the Montgomery County housing market.
Buyers had more homes to choose from than they did a year ago, yet the median sold price still increased considerably. Sales slowed, but pending activity held up better.
That may sound contradictory, but it reflects a market becoming more balanced without suddenly becoming inexpensive.
Here’s what I’m taking away from the numbers and what they may mean for you.
Fewer Homes Entered the Market
Montgomery County recorded 764 new listings in August. That was down 18.4% from July and 4.1% from August 2025. It was also below the five-year August average of 807.
A month-to-month decline at the end of summer is not unusual. Many homeowners hoping to move before the school year list earlier in the season.
Through August, 7,406 homes were listed in Montgomery County, up 1.8% from the same period last year. So while fewer homes entered the market during August itself, the year-to-date picture remains slightly ahead of 2025.
Buyers Continued to Make Offers
There were 791 new pending sales in August. That was down only 3.5% from July, up 2.5% from August 2025 and almost exactly even with the five-year August average of 794.
That is one of the more encouraging numbers in this month’s report. New listings fell sharply from July, but pending sales moved down only slightly. Buyers are still engaged and prepared to act when the right home becomes available.
Through August, 6,165 homes went under contract, up 1.8% from the first eight months of 2025.
Closed Sales Slowed
August ended with 856 closed sales, down 5.3% from July and 5% from last August. That was also below the five-year August average of 898 closed sales.
Year to date, Montgomery County recorded 5,695 closed sales, down 1.6% from the same period last year.
Closings reflect contracts that were generally signed several weeks earlier, so they tell us more about where the market has been than where it is heading next. Pending sales provide the more current look, and those numbers held up relatively well in August.
Prices Remained Strong
The median sold price was $508,750, virtually unchanged from July’s $510,000. It was also 7.1% higher than the August 2025 median of $475,050 and well above the five-year August average of $464,760.
That does not mean every Montgomery County home increased in value by 7.1%. The median changes based on the locations, sizes, conditions and price ranges of the homes sold during the month.
Through August, the year-to-date median sold price was $485,000, up 2.6% from $472,500 during the same period last year.
Buyers Had More Homes to Consider
Montgomery County ended August with 1,212 active listings. That was down from 1,299 in July but up from 1,141 in August 2025. It also matched the high end of the county’s five-year August range.
Homes took an average of 22 days to sell, compared with 20 days in July and 20 days last August.
The average home sold for 99.6% of its original asking price. That was below July’s 100.6% but slightly above the 99.4% recorded in August 2025.
In plain English, buyers gained a little more selection and negotiating room, but this was not a market filled with discounted homes. Pricing, preparation and condition continued to matter.
A Quick Look at Mortgage Rates
Freddie Mac’s most recent available survey placed the national average 30-year fixed mortgage rate at 6.71% as of September 3, 2026.
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. Comparing more than one lender can make a meaningful difference in both your monthly payment and total borrowing cost.
What This Means If You’re Thinking About Selling
Prices remain strong, but buyers have more options than they did last year. Sellers should not assume every home will attract immediate offers regardless of price or condition.
The homes that stand out are the ones that are well prepared, marketed properly and priced according to what buyers are doing now, not what they were doing two years ago.
You do not necessarily need to wait until spring. Serious buyers move throughout the year, and fewer new listings can mean less competition from other sellers.
What This Means If You’re Thinking About Buying
You may have a little more time and negotiating room, but desirable homes can still move quickly.
Getting fully preapproved, reviewing comparable sales and knowing your limits before making an offer will help you act confidently without getting carried away. The goal is not simply to win the house. It is to buy the right house on terms that make sense for you.
The Bottom Line
Montgomery County’s August market was more balanced, but it was not weak. Buyers had more active listings to consider than they did a year ago, pending sales remained close to the five-year average and prices stayed strong.
The market is giving both sides a little more room to think, which is healthier than the frantic conditions we experienced a few years ago.
See How Montgomery County Compares
Read the August 2026 Chester County Housing Market Report and August 2026 Bucks County Housing Market Report for a broader look at our regional housing market.
Planning a Move This Fall?
Whether you are buying, selling or still weighing your options, Rick’s updated guides explain what to expect and how to prepare:
See what homes are really selling for in your neighborhood. Request your custom market analysis, including hyperlocal pricing trends, current competition and nearby comparable sales that matter to your decision.
Have Questions? Let’s Talk
If you would 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 via MarketStats by ShowingTime. Statistics reflect Montgomery County, Pennsylvania, for August 2026 and were calculated September 4, 2026.
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