Late February 2026 — Inventory Rising, Buyers Re‑Engaging, Pricing Holding
A weekly look at residential housing trends across Montgomery County, Frederick County, Prince George’s County, Howard County, and Washington, DC — with local observations for Rockville, North Potomac, Gaithersburg, Silver Spring, Potomac, Germantown, Olney, Damascus, and surrounding communities.
đź“Š The Big Picture
Several data sources this week — including Bright MLS, regional market reports, housing economists, and national real‑estate outlets — point to the same pattern:
The market is shifting toward balance.
Key signals across the MD/DC metro area:
- Inventory rising
- Buyer demand stabilizing
- Prices mostly steady
- Mortgage rates easing slightly
This combination typically creates a more strategic market rather than a fast-moving one.
Across the Washington DC metro, active listings jumped about 18% year‑over‑year while the median sold price still rose roughly 4.8%.
That combination — more homes but stable pricing — is a classic early‑cycle pattern heading into the spring market.
📦 Inventory: Buyers Have More Options Than Last Year
One of the clearest changes in the market is inventory expansion.
Recent regional reports show:
- Active listings up ~18% year‑over‑year across the DC metro
- Montgomery County active listings up nearly 38% year‑over‑year
- Prince George’s County listings up about 41%
Inventory growth is particularly noticeable in suburban Maryland.
Areas seeing more new listings include:
- Gaithersburg
- Germantown
- Olney
- Damascus
- Frederick County
By contrast, tighter inventory persists in some higher-demand areas:
- Rockville
- North Potomac
- Potomac
- Prime Silver Spring neighborhoods
Even with the increase, the region still sits around 1.7 months of supply, which remains far below a traditional buyer’s market.
đź’° Pricing: Stability, Not Surge
Prices are still holding surprisingly well despite more listings.
Recent metro data shows:
- Median DC metro sale price: about $585,000 (up 4.8% YoY)
- Detached homes:Â modest appreciation
- Townhomes:Â roughly flat
- Condos:Â slightly softer prices and slower sales
Local breakdown highlights:
Montgomery County
- Median around $595K
- Price movement slightly negative year‑over‑year but essentially stable
Prince George’s County
- Median roughly $440K
- Slight year‑over‑year dip in pricing
Washington, DC
- Median about $652K
- Stronger pricing growth but fewer transactions
The pattern: pricing stability with lower transaction velocity.
⏱️ Days on Market: Homes Taking Longer
Another sign of normalization is longer selling timelines.
Recent numbers show:
- Median days on market across the metro: about 36 days, up from 23 days last year
- Montgomery County homes under contract: around 55 days on average
This does not mean demand disappeared.
Instead, buyers are:
- Comparing more homes
- Negotiating more carefully
- Taking longer before submitting offers
🏦 Mortgage Rates: A Psychological Shift
Mortgage rates dipped just below 6% this week, the lowest level since 2022.
Economists caution that lower rates alone will not create a housing boom, largely because supply remains constrained and affordability is still tight.
However, even small improvements in rates often have psychological effects on buyer behavior, especially heading into spring.
đź“Ť Local Observations Around Montgomery County
What agents are seeing on the ground lines up with the data.
Rockville / North Potomac
- Still strong demand for move‑in‑ready homes
- Quality listings often move quickly
Gaithersburg / Germantown
- Most noticeable inventory increase
- More price sensitivity from buyers
Silver Spring
- Continued demand near transit and DC access
Potomac
- Higher-end homes taking longer but pricing remains resilient
Olney / Damascus
- More traditional negotiation environment returning
Frederick & Howard County
- Strong buyer interest from move‑up and relocation buyers
🧠What This Means for Buyers
Buyers now have something they lacked for several years:
choice.
But opportunity still favors preparation.
Practical guidance:
- Get fully pre‑approved before shopping
- Watch homes closely in the first week
- Be ready to act when the right property appears
The best homes are still moving quickly.
🏡 What This Means for Sellers
Sellers are entering a more disciplined market.
Three factors matter more than ever:
- Accurate pricing
- Property condition
- First‑week marketing exposure
Overpricing now leads to longer days on market and price reductions.
Well‑prepared homes still perform well.
🔑 5 Practical Takeaways
- Inventory is rising across the region, especially in suburban Maryland.
- Prices remain mostly stable, even with more homes on the market.
- Homes are taking longer to sell, reflecting more cautious buyers.
- Mortgage rates dipping near 6% could boost spring demand.
- Local micro‑markets matter more than national headlines.
Sources
- Bright MLS Weekly Housing Statistics
- Greater Capital Area Association of REALTORS (GCAAR) market reports
- Maryland REALTORS housing data
- Washington DC metro housing market reports
- Housing economists and regional brokerage data
- Reuters housing coverage
- DC Metro market statistics summaries
(Some neighborhood-level insights are observational interpretations based on regional data trends and agent activity.)
“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.”
