Inventory expands, buyer activity firms, and pricing steadies as the market shifts toward balance
A website‑ready, data‑driven update for Montgomery, Frederick, Prince George’s, Howard & Washington, DC — with neighborhood callouts for Rockville, North Potomac, Gaithersburg, Silver Spring, Potomac, Germantown, Olney, Damascus, and nearby areas.
🏡 Market Snapshot: What Changed This Week
Inventory: Still Rising, but at a Slower Clip
Across the MD/DC metro, active listings remain meaningfully higher than a year ago, though the rate of increase is moderating as we move deeper into Q1. This aligns with national reporting from Homes.com and Realtor.com, which both note that the largest inventory gains occurred in late 2025, followed by steadier — not accelerating — growth entering 2026.
- Bright MLS weekly insights continue to show new listings up year‑over‑year, particularly in suburban Maryland counties.
- Washington, DC remains one of the few large metros where inventory growth has outpaced the national average, per Redfin Data Center commentary.
Local lens: Buyers in Gaithersburg, Germantown, Olney, and parts of Prince George’s County are seeing the most noticeable choice expansion, while Rockville, North Potomac, Potomac, and Silver Spring remain comparatively tighter.
💰 Pricing Trends: Stable, With Micro‑Market Divergence
No Broad Price Drops — But Fewer Automatic Escalations
Recent coverage from Redfin, Washington Post Real Estate, and Washington Business Journal converges on the same theme:
Prices are holding, but momentum has cooled.
- Metro‑wide price growth has flattened compared to 2024–early 2025.
- DC proper shows flat to slightly softer year‑over‑year pricing, while close‑in Montgomery County submarkets remain resilient.
- Suburban Maryland continues to outperform many large U.S. metros in price stability, per NAR and Maryland REALTORS® commentary.
Neighborhood takeaway:
- Potomac, North Potomac, Rockville: Pricing remains firm; condition and location matter more than ever.
- Germantown, Gaithersburg, Damascus: More price sensitivity and negotiation room as inventory builds.
⏱️ Days on Market & Buyer Behavior
Buyers Are Active — But Selective
Data and reporting from Bright MLS, Inman News, and HousingWire show:
- Days on market are longer than a year ago.
- Showings and contract activity are improving, suggesting buyers are engaged — just more deliberate.
This matches sentiment tracked in Nextdoor local feeds, MoCoShow, and Bethesda Magazine, where buyers are described as “watchful” rather than absent.
Bottom line: The market is no longer about speed alone — it’s about value alignment.
📉 Mortgage Rates & Affordability Context
According to Mortgage Bankers Association research, CNN real estate coverage, and Keeping Current Matters:
- Rates have eased from 2025 highs, helping affordability modestly.
- Even small rate improvements are pulling sidelined buyers back into showings and offer conversations.
This rate stability — not dramatic drops — is a key reason demand hasn’t fallen off despite higher inventory.
🗺️ Local Market Callouts
- Rockville & North Potomac: Consistent buyer demand; well‑priced, move‑in‑ready homes still move efficiently.
- Silver Spring: Transit access and walkability continue to support pricing.
- Gaithersburg & Germantown: Expanding inventory creates opportunity for first‑time and move‑up buyers.
- Olney & Damascus: Slower pace, more traditional negotiations, and increasing appeal for value‑focused households.
- Prince George’s County: Balanced conditions with pockets of affordability relative to the broader metro.
🧭 What This Means for Buyers & Sellers
For Buyers
- More inventory means choice and leverage, not paralysis.
- Negotiation opportunities are improving, especially on homes with longer days on market.
- Preparation matters: pre‑approvals and clear criteria still win in desirable neighborhoods.
For Sellers
- Pricing strategy is critical — today’s buyers compare everything.
- Presentation, staging, and marketing matter more than in ultra‑tight markets.
- Strong micro‑locations still command attention, but overpricing is punished faster.
“Alex Saenger and the Saenger Group are Top 1% Maryland Real Estate Agents serving the Washington DC Metro area. We are licensed Realtors based in Rockville, MD at Century 21 New Millenium.”
