February 20, 2026 — Inventory Expanding, Pricing Holding, Buyers Thinking
A focused look at residential housing trends across Montgomery County, Frederick County, Prince George’s County, Howard County, and Washington, DC — including Rockville, North Potomac, Gaithersburg, Silver Spring, Potomac, Germantown, Olney, and Damascus.
đź“Š The Big Picture This Week
The market continues its steady shift from high-speed competition to strategic balance.
Three dominant themes are showing up across Bright MLS reports, brokerage analytics, national housing research, and regional publications:
- Inventory remains higher than last year
- Pricing is stable, not accelerating
- Buyers are active — but deliberate
This is not a downturn. It’s normalization.
📦 Inventory: More Options, Especially in Suburban Maryland
New listings remain above year-ago levels across much of the MD/DC metro area. The largest increases are appearing in:
- Gaithersburg
- Germantown
- Olney
- Damascus
- Parts of Prince George’s County
Rockville, North Potomac, Potomac, and prime Silver Spring neighborhoods remain tighter by comparison.
What this means: Buyers can compare homes again. But quality listings still move quickly.
đź’° Pricing: Flat to Slightly Positive
Home values across Montgomery County and DC are largely steady year-over-year, with micro-market variation:
- Potomac and North Potomac: resilient pricing
- Rockville and Silver Spring: stable, supported by location
- Germantown and Gaithersburg: more negotiation flexibility
- Outer Montgomery (Damascus/Olney): affordability sensitivity
Overpriced homes are sitting. Well-priced homes are moving.
That’s the pattern.
⏱️ Days on Market: Slower Than Peak Frenzy Years
Homes are generally taking longer to sell compared to 2021–2023 peak velocity.
But here’s the important nuance:
Longer days on market are driven more by buyer caution than weak demand.
Buyers are:
- Touring multiple properties
- Running payment scenarios
- Taking 24–72 hours before submitting offers
That behavior extends timelines — not necessarily price reductions.
🏦 Mortgage Rates: Stability Driving Confidence
Mortgage rate movement has stabilized compared to last year’s volatility.
That stability is quietly bringing buyers back into:
- Showings
- Pre-approvals
- Conditional offers
It’s not a surge — it’s a gradual re-engagement.
🧠What This Means for Buyers & Sellers
For Buyers
- You have more leverage than last year.
- Strong homes still attract competition.
- Preparation beats hesitation.
For Sellers
- First-week pricing is critical.
- Condition and presentation matter more than ever.
- The market rewards realism.
🔑 5 Practical Takeaways
- Inventory is up — but not excessive.
- Pricing is stable — not surging.
- Buyers are thoughtful — not absent.
- Mortgage stability is supporting demand.
- Micro-markets matter more than headlines.
đź“Ť Local Notes
- Rockville / North Potomac:Â Stable demand, tight segments.
- Gaithersburg / Germantown:Â Most inventory growth.
- Silver Spring:Â Continued commuter and lifestyle appeal.
- Potomac:Â Pricing strength persists.
- Olney / Damascus:Â Traditional negotiation environment returning.
- Frederick & Howard County:Â Suburban migration steady but measured.
📸 Weekly Social Graphic
Today’s social media image highlights:
- Rising inventory bars
- Stable pricing line
- Slightly improving mortgage trend
“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.”
