Quick take: December activity came in stronger than normal, and timing played a role. The recent federal government shutdown created a bottleneck that delayed transactions and then released them into a compressed window.
The result was a December with real follow-through. Buyers who were already qualified stayed engaged, and sellers who were prepared were rewarded. Demand did not disappear for the holidays. It concentrated.
What follows breaks down how that activity played out across each neighborhood, showing where demand showed up and where listings continued to wait.
🏢 Bethesda, MD – Condos/Townhomes
Median List Price: $400,000
Median Price of New Listings: $295,000
Price Per Square Foot: $335
Average Days on Market: 78
Median Days on Market: 70
Price Decreased: 47%
Price Increased: 0%
Relisted: 12%
Inventory: 57
Median Rent: $2,811
MAI: 37 (Slight Seller’s Advantage Weekly Market Monitor RLAH)
Quartile Breakdown:
Q4: Median Price $1,495,000 | New: 1 | Absorbed: 2 | DOM: 77
Q3: Median Price $766,500 | New: 1 | Absorbed: 6 | DOM: 70
Q2: Median Price $335,000 | New: 1 | Absorbed: 1 | DOM: 56
Q1: Median Price $239,900 | New: 3 | Absorbed: 0 | DOM: 70
Market Narrative: The market continues to get hotter. More sales demand and fewer homes listed have contributed to a relatively long run of increasing prices
My Take: Absorption is doing the work in the mid and upper tiers, especially Q3 where absorbed outpaces new listings by a wide margin. Q1 is the weak spot with three new listings and zero absorbed, and DOM is not improving at the low end. Overall, demand is there, but it is selective and it is not pulling the entry level along yet.
🏡 Bethesda, MD – Single-Family Homes
Median List Price: $1,999,900
Median Price of New Listings: $1,400,000
Price Per Square Foot: $457
Average Days on Market: 120
Median Days on Market: 77
Price Decreased: 31%
Price Increased: 1%
Relisted: 15%
Inventory: 81
Median Rent: $4,600
MAI: 40 (Slight Seller’s Advantage Weekly Market Monitor RLAH)
Quartile Breakdown:
Q4: Median Price $4,995,000 | New: 0 | Absorbed: 4 | DOM: 98
Q3: Median Price $2,484,114 | New: 0 | Absorbed: 7 | DOM: 133
Q2: Median Price $1,662,450 | New: 1 | Absorbed: 4 | DOM: 66
Q1: Median Price $1,074,500 | New: 1 | Absorbed: 10 | DOM: 38
Market Narrative: Home sales continue to outstrip supply and the Market Action Index has been moving higher for several weeks. This is a Seller’s market so watch for upward pricing pressure in the near future if the trend continues.
My Take: This is strongest where most buyers live: Q1 absorbed 10 against 1 new listing, with the tightest DOM in the set. The higher tiers still absorb, but they take longer, and that is where the drag on DOM comes from. The market favors sellers most clearly below the median, as long as pricing matches condition and location.
🏢 Chevy Chase, MD – Condos/Townhomes
Median List Price: $399,500
Median Price of New Listings: $337,500
Price Per Square Foot: $423
Average Days on Market: 119
Median Days on Market: 81
Price Decreased: 42%
Price Increased: 0%
Relisted: 8%
Inventory: 62
Median Rent: $2,685
MAI: 29 (Slight Buyer’s Advantage Weekly Market Monitor RLAH)
Quartile Breakdown:
Q4: Median Price $855,000 | New: 0 | Absorbed: 1 | DOM: 73
Q3: Median Price $539,000 | New: 0 | Absorbed: 0 | DOM: 84
Q2: Median Price $337,450 | New: 2 | Absorbed: 0 | DOM: 73
Q1: Median Price $245,000 | New: 0 | Absorbed: 3 | DOM: 98
Market Narrative: The Market Action Index has been trending lower for several weeks while prices have remained relatively stable. If inventory continues to grow relative to demand however, it is likely that we will see downward pressure on pricing.
My Take: The middle of this market is not moving right now, and DOM is long across the board. Q1 absorbed a few units, but Q2 and Q3 show no absorption, which is where you want consistent turnover. Buyers have leverage here, and sellers should expect longer timelines unless the home is priced as the best option in its bracket.
🏡 Chevy Chase, MD – Single-Family Homes
Median List Price: $1,637,450
Median Price of New Listings: $1,324,997
Price Per Square Foot: $502
Average Days on Market: 111
Median Days on Market: 81
Price Decreased: 56%
Price Increased: 0%
Relisted: 6%
Inventory: 32
Median Rent: $5,100
MAI: 39 (Slight Seller’s Advantage Weekly Market Monitor RLAH)
Quartile Breakdown:
Q4: Median Price $2,750,000 | New: 0 | Absorbed: 4 | DOM: 91
Q3: Median Price $2,095,000 | New: 1 | Absorbed: 3 | DOM: 105
Q2: Median Price $1,442,500 | New: 1 | Absorbed: 1 | DOM: 59
Q1: Median Price $949,497 | New: 2 | Absorbed: 1 | DOM: 94
Market Narrative: Home sales continue to outstrip supply and the Market Action Index has been moving higher for several weeks. This is a Seller’s market so watch for upward pricing pressure in the near future if the trend continues.
My Take: Inventory is tight at 32 homes, and absorption is strongest at the top end, which keeps the market seller leaning even with longer DOM. Price reductions are common, which tells you sellers are still testing price, then adjusting. This is a market where the right house still sells, but buyers stay picky and time is part of the deal.
🏢 Clarksburg, MD – Condos/Townhomes
Median List Price: $564,999
Median Price of New Listings: $0
Price Per Square Foot: $292
Average Days on Market: 96
Median Days on Market: 49
Price Decreased: 41%
Price Increased: 18%
Relisted: 12%
Inventory: 17
Median Rent: $3,000
MAI: 45 (Strong Seller’s Market Weekly Market Monitor RLAH)
Quartile Breakdown:
Q4: Median Price $627,000 | New: 0 | Absorbed: 1 | DOM: 21
Q3: Median Price $579,900 | New: 0 | Absorbed: 0 | DOM: 59
Q2: Median Price $489,995 | New: 0 | Absorbed: 1 | DOM: 70
Q1: Median Price $432,500 | New: 0 | Absorbed: 0 | DOM: 112
Market Narrative: Home sales continue to outstrip supply and the Market Action Index has been moving higher for several weeks. This is a Seller’s market so watch for upward pricing pressure in the near future if the trend continues.
My Take: Inventory is thin, so even small absorption matters. Q4 moving in 21 days is the headline because it shows buyers will jump on the right product. The lower end is slower with long DOM, so sellers cannot assume every listing is a quick win.
🏡 Clarksburg, MD – Single-Family Homes
Median List Price: $899,900
Median Price of New Listings: $0
Price Per Square Foot: $221
Average Days on Market: 71
Median Days on Market: 70
Price Decreased: 54%
Price Increased: 0%
Relisted: 15%
Inventory: 13
Median Rent: $3,395
MAI: 34 (Slight Seller’s Advantage Weekly Market Monitor RLAH)
Quartile Breakdown:
Q4: Median Price $1,024,450 | New: 0 | Absorbed: 1 | DOM: 59
Q3: Median Price $929,000 | New: 0 | Absorbed: 0 | DOM: 70
Q2: Median Price $750,000 | New: 0 | Absorbed: 0 | DOM: 56
Q1: Median Price $739,000 | New: 0 | Absorbed: 0 | DOM: 70
Market Narrative: The market has been cooling over time and prices plateaued for a while. Despite the consistent decrease in MAI, we’re in the Seller’s zone. Watch for changes in MAI. If the MAI resumes its climb, prices will likely follow suit. If the MAI drops consistently or falls into the Buyer’s zone, watch for downward pressure on prices.
My Take: Inventory is very low, but absorption is also very light, which is why this reads like “seller advantage, but not hot.” With over half of listings showing price cuts, sellers are adjusting to buyer resistance. The quickest path to a strong result here is clean positioning and realistic pricing from day one.
🏢 Gaithersburg, MD – Condos/Townhomes
Median List Price: $438,500
Median Price of New Listings: $209,500
Price Per Square Foot: $276
Average Days on Market: 72
Median Days on Market: 46
Price Decreased: 42%
Price Increased: 4%
Relisted: 6%
Inventory: 96
Median Rent: $2,100
MAI: 43 (Slight Seller’s Advantage Weekly Market Monitor RLAH)
Quartile Breakdown:
Q4: Median Price $604,450 | New: 2 | Absorbed: 9 | DOM: 70
Q3: Median Price $459,950 | New: 1 | Absorbed: 2 | DOM: 42
Q2: Median Price $385,000 | New: 0 | Absorbed: 5 | DOM: 45
Q1: Median Price $199,500 | New: 7 | Absorbed: 2 | DOM: 31
Market Narrative: In the last few weeks the market has achieved a relative stasis point in terms of sales to inventory. However, inventory is sufficiently low to keep us in the Seller’s Market zone so watch changes in the MAI. If the market heats up, prices are likely to resume an upward climb.
My Take: Even with larger inventory, absorption is strong in Q4 and Q2, which is what keeps this seller leaning. Q1 has lots of new supply but lighter absorption, so the lower end is more competitive. DOM supports the idea that well priced homes still move, but sellers should expect competition, not a free pass.
🏡 Gaithersburg, MD – Single-Family Homes
Median List Price: $884,500
Median Price of New Listings: $580,000
Price Per Square Foot: $307
Average Days on Market: 99
Median Days on Market: 53
Price Decreased: 50%
Price Increased: 0%
Relisted: 6%
Inventory: 62
Median Rent: $3,400
MAI: 43 (Slight Seller’s Advantage Weekly Market Monitor RLAH)
Quartile Breakdown:
Q4: Median Price $1,474,950 | New: 1 | Absorbed: 3 | DOM: 119
Q3: Median Price $949,900 | New: 0 | Absorbed: 1 | DOM: 49
Q2: Median Price $786,950 | New: 0 | Absorbed: 1 | DOM: 52
Q1: Median Price $499,900 | New: 2 | Absorbed: 4 | DOM: 42
Market Narrative: While the Market Action Index shows some strengthening in the last few weeks, prices have not seemed to move from their plateau. Should the upward trend in sales relative to inventory continue, expect prices to resume an upward climb in tandem with the MAI.
My Take: Q1 is doing the heavy lifting with absorption outpacing new listings, and DOM is healthy at the lower end. The upper tier moves, but it takes time, which is why average DOM stays high. This market stays stable and seller leaning, but strong outcomes still depend on condition, layout, and pricing.
🏢 Germantown, MD – Condos/Townhomes
Median List Price: $336,450
Median Price of New Listings: $339,450
Price Per Square Foot: $263
Average Days on Market: 66
Median Days on Market: 49
Price Decreased: 46%
Price Increased: 2%
Relisted: 1%
Inventory: 84
Median Rent: $2,135
MAI: 47 (Strong Seller’s Market Weekly Market Monitor RLAH)
Quartile Breakdown:
Q4: Median Price $450,000 | New: 4 | Absorbed: 5 | DOM: 49
Q3: Median Price $369,000 | New: 1 | Absorbed: 3 | DOM: 42
Q2: Median Price $299,999 | New: 4 | Absorbed: 1 | DOM: 35
Q1: Median Price $249,900 | New: 1 | Absorbed: 0 | DOM: 63
Market Narrative: In the last few weeks the market has achieved a relative stasis point in terms of sales to inventory. However, inventory is sufficiently low to keep us in the Seller’s Market zone so watch changes in the MAI. If the market heats up, prices are likely to resume an upward climb.
My Take: The top half is moving, and Q4 absorption slightly exceeds new supply, which supports the strong MAI. Q1 is slower, with no absorption and longer DOM, so entry level buyers are picking and choosing. This remains a seller market, but sellers still need to stand out, especially at the low end.
🏡 Germantown, MD – Single-Family Homes
Median List Price: $769,999
Median Price of New Listings: $469,900
Price Per Square Foot: $275
Average Days on Market: 90
Median Days on Market: 56
Price Decreased: 36%
Price Increased: 0%
Relisted: 16%
Inventory: 25
Median Rent: $2,775
MAI: 47 (Strong Seller’s Market Weekly Market Monitor RLAH)
Quartile Breakdown:
Q4: Median Price $1,265,000 | New: 0 | Absorbed: 0 | DOM: 154
Q3: Median Price $822,497 | New: 0 | Absorbed: 0 | DOM: 42
Q2: Median Price $719,950 | New: 0 | Absorbed: 1 | DOM: 98
Q1: Median Price $569,450 | New: 1 | Absorbed: 0 | DOM: 14
Market Narrative: The market has started cooling and prices have been flat for several weeks. Since we’re in the Seller’s zone, watch for changes in MAI. If the MAI resumes its climb, prices will likely follow suit. If the MAI drops consistently or falls into the Buyer’s zone, watch for downward pressure on prices.
My Take: Inventory is low, but absorption is sparse, especially in the upper half where nothing absorbed. That is why the market can still be “seller” on paper while feeling slower in real life. If buyers re engage, Q1 will show it first. Until then, sellers need to price for today, not for spring.
🏡 Kensington, MD – Single-Family Homes
Median List Price: $975,000
Median Price of New Listings: $812,450
Price Per Square Foot: $391
Average Days on Market: 132
Median Days on Market: 84
Price Decreased: 43%
Price Increased: 3%
Relisted: 17%
Inventory: 35
Median Rent: $3,600
MAI: 37 (Slight Seller’s Advantage Weekly Market Monitor RLAH)
Quartile Breakdown:
Q4: Median Price $1,699,000 | New: 0 | Absorbed: 1 | DOM: 161
Q3: Median Price $1,200,000 | New: 1 | Absorbed: 1 | DOM: 161
Q2: Median Price $880,000 | New: 0 | Absorbed: 1 | DOM: 112
Q1: Median Price $672,500 | New: 1 | Absorbed: 0 | DOM: 38
Market Narrative: In the last few weeks, the Market Action Index has resumed a climb. Despite the fact that we’re in a Seller’s market, prices have not yet resumed upward momentum. However, it is likely that given these conditions, prices will at least level off very soon. If the increasing trend continues, expect that prices could shift higher quickly.
My Take: Absorption exists, but it is slow, and DOM is high in the top tiers, which is the story here. Inventory is not excessive, but buyers are taking their time and pushing back on pricing. A seller can still win, but only with strong prep and pricing that makes the home feel like the best value in its bracket.
🏡 Poolesville, MD – Single-Family Homes
Median List Price: $925,000
Median Price of New Listings: $925,000
Price Per Square Foot: $343
Average Days on Market: 203
Median Days on Market: 133
Price Decreased: 36%
Price Increased: 0%
Relisted: 0%
Inventory: 11
Median Rent: $2,995
MAI: 28 (Slight Buyer’s Advantage Weekly Market Monitor RLAH)
Quartile Breakdown:
Q4: Median Price $1,357,000 | New: 0 | Absorbed: 0 | DOM: 497
Q3: Median Price $964,990 | New: 1 | Absorbed: 0 | DOM: 42
Q2: Median Price $675,000 | New: 0 | Absorbed: 0 | DOM: 28
Q1: Median Price $434,500 | New: 0 | Absorbed: 0 | DOM: 126
Market Narrative: In terms of supply and demand, the market is getting cooler - more supply is coming on the market relative to the sales demand. However, in recent weeks prices have been moving higher. Since it is technically a Buyer’s market, this price trend may be a result of improved quality of the homes being listed. Look at the descriptive statistics where you may notice the homes being listed are larger and younger than they have been in the past.
My Take: Absorption is basically stalled, and DOM is the loudest signal, especially at the high end. With inventory low, the market can still feel quiet if buyers do not engage, and right now they are not. Any price strength here likely reflects product mix, not a surge in demand.
🏡 Potomac, MD – Single-Family Homes
Median List Price: $1,845,000
Median Price of New Listings: $1,299,950
Price Per Square Foot: $371
Average Days on Market: 131
Median Days on Market: 70
Price Decreased: 35%
Price Increased: 0%
Relisted: 10%
Inventory: 49
Median Rent: $4,750
MAI: 41 (Slight Seller’s Advantage Weekly Market Monitor RLAH)
Quartile Breakdown:
Q4: Median Price $4,195,000 | New: 1 | Absorbed: 1 | DOM: 161
Q3: Median Price $2,197,500 | New: 0 | Absorbed: 1 | DOM: 70
Q2: Median Price $1,485,000 | New: 2 | Absorbed: 1 | DOM: 45
Q1: Median Price $1,074,950 | New: 3 | Absorbed: 5 | DOM: 28
Market Narrative: The market remains in a relative stasis in terms of sales to inventory. Prices have not been moving higher for several weeks. However, inventory is sufficiently low to keep us in the Seller’s Market zone so watch changes in the MAI. If the market heats up persistently, prices are likely to resume an upward climb.
My Take: Q1 is where demand shows up clearly, with absorption exceeding new supply and very fast DOM. The upper tiers still move, but they move slowly, and that is why the overall market feels steady rather than hot. Sellers have the edge, but results depend on being priced correctly for condition and school cluster, especially above $2M.
🏢 Rockville, MD – Condos/Townhomes
Median List Price: $410,000
Median Price of New Listings: $472,450
Price Per Square Foot: $324
Average Days on Market: 85
Median Days on Market: 63
Price Decreased: 40%
Price Increased: 3%
Relisted: 11%
Inventory: 156
Median Rent: $2,400
MAI: 35 (Slight Seller’s Advantage Weekly Market Monitor RLAH)
Quartile Breakdown:
Q4: Median Price $899,000 | New: 2 | Absorbed: 9 | DOM: 77
Q3: Median Price $479,000 | New: 3 | Absorbed: 3 | DOM: 42
Q2: Median Price $310,000 | New: 0 | Absorbed: 5 | DOM: 63
Q1: Median Price $225,000 | New: 1 | Absorbed: 2 | DOM: 42
Market Narrative: In the last few weeks, the market has been at a stasis point in terms of sales to inventory. However, prices seem to continue to fall a bit. Technically supply levels indicate this is a Seller’s market so it is likely that the downward pricing pressure will be light or variable. Watch for an up-shift in the MAI before price stability is achieved.
My Take: Absorption is doing the work at the top of the market, with Q4 absorbing nine units against two new listings, which keeps seller-side pressure in place despite softer pricing. Q2 also absorbed inventory without adding supply, while Q3 stayed balanced. Inventory is high and DOM is not tight, so buyers still have leverage, but strong listings can still move if they are priced to win.
🏡 Rockville, MD – Single-Family Homes
Median List Price: $750,000
Median Price of New Listings: $687,750
Price Per Square Foot: $350
Average Days on Market: 89
Median Days on Market: 56
Price Decreased: 33%
Price Increased: 2%
Relisted: 11%
Inventory: 55
Median Rent: $3,350
MAI: 48 (Strong Seller’s Market Weekly Market Monitor RLAH)
Quartile Breakdown:
Q4: Median Price $1,347,000 | New: 1 | Absorbed: 4 | DOM: 66
Q3: Median Price $844,000 | New: 1 | Absorbed: 2 | DOM: 77
Q2: Median Price $632,750 | New: 2 | Absorbed: 5 | DOM: 38
Q1: Median Price $549,900 | New: 0 | Absorbed: 2 | DOM: 28
Market Narrative: In the last few weeks the market has achieved a relative stasis point in terms of sales to inventory. However, inventory is sufficiently low to keep us in the Seller’s Market zone so watch changes in the MAI. If the market heats up, prices are likely to resume an upward climb.
My Take: This is one of the cleanest demand stories in the set. Absorption is strong in Q2 and Q4 and DOM is tight in the lower half, which confirms buyers are active. Price cuts exist, but they do not change the main point: well priced homes still sell, and sellers keep the advantage.
🏢 Silver Spring, MD – Condos/Townhomes
Median List Price: $269,900
Median Price of New Listings: $279,000
Price Per Square Foot: $250
Average Days on Market: 83
Median Days on Market: 49
Price Decreased: 36%
Price Increased: 0%
Relisted: 6%
Inventory: 167
Median Rent: $1,940
MAI: 40 (Slight Seller’s Advantage Weekly Market Monitor RLAH)
Quartile Breakdown:
Q4: Median Price $459,500 | New: 4 | Absorbed: 10 | DOM: 45
Q3: Median Price $318,000 | New: 3 | Absorbed: 6 | DOM: 49
Q2: Median Price $239,000 | New: 2 | Absorbed: 6 | DOM: 56
Q1: Median Price $169,000 | New: 4 | Absorbed: 5 | DOM: 70
Market Narrative: The market has been cooling over time and prices have recently flattened. Despite the consistent decrease in Market Action Index (MAI), we’re in a Seller’s Market (where significant demand leaves little inventory available). If the MAI begins to climb, prices will likely follow suit. If the MAI drops consistently or falls into the Buyer’s zone, watch for downward pressure on prices.
My Take: Absorption is strong across every quartile, especially at the top, where Q4 absorbed ten units against four new listings with short DOM. Inventory is high, but it is being worked through, which is why this market still leans seller side. Buyers have options, but well priced units continue to move, particularly in the middle of the market where absorption remains steady.
🏡 Silver Spring, MD – Single-Family Homes
Median List Price: $667,250
Median Price of New Listings: $624,999
Price Per Square Foot: $305
Average Days on Market: 83
Median Days on Market: 49
Price Decreased: 54%
Price Increased: 0%
Relisted: 8%
Inventory: 156
Median Rent: $3,000
MAI: 43 (Slight Seller’s Advantage Weekly Market Monitor RLAH)
Quartile Breakdown:
Q4: Median Price $930,000 | New: 1 | Absorbed: 3 | DOM: 42
Q3: Median Price $700,000 | New: 1 | Absorbed: 7 | DOM: 63
Q2: Median Price $624,999 | New: 3 | Absorbed: 6 | DOM: 56
Q1: Median Price $530,000 | New: 4 | Absorbed: 8 | DOM: 56
Market Narrative: In the last few weeks the market has achieved a relative stasis point in terms of sales to inventory. However, inventory is sufficiently low to keep us in the Seller’s Market zone so watch changes in the MAI. If the market heats up, prices are likely to resume an upward climb.
My Take: This is a high inventory market, but absorption is also strong across all quartiles, which is why it stays seller leaning. The big price cut rate tells you sellers are competing hard and buyers are not overpaying. Homes that show well and hit the market at the right number still move, but “aspirational pricing” gets corrected.
Bottom line
December did not slow this market as much as the calendar would suggest. Across most neighborhoods, absorption is still doing the work, especially in the lower and middle quartiles where buyers are active and decisive. Higher price points continue to move, but time and pricing discipline matter more there. Inventory levels explain why many areas still lean seller side, but price reductions show that buyers remain selective and well informed.
If you are trying to understand how this plays out for your specific home, the neighborhood level details matter far more than headlines.
If you are buying, Zenlist gives you clean, real time access to MLS data without the noise of public portals, and it lets you communicate directly with me about specific properties:
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And if you are trying to find the right home, not just the ones that happen to be listed this week, ask me directly. RLAH maintains the largest database of private and off market listings in the DC metro area. That inventory never appears on public sites, and it is often where buyers find the best fit: the right street, layout, or timing, even when nothing suitable is actively listed.
For homeowners who want a clear, data driven view of value and positioning in this market, request a full CMA here:
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As always, if you want to talk through what the data actually means for your situation, call or text me directly.
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