If you’re reading this from under a blanket with nowhere to go, you’re not alone. We’re in the middle of the biggest winter storm DC has seen in years, so it felt like the right time to slow down and take stock of where the market actually stands.
2025 was a slow year for the market overall, even if some of us were fortunate enough to stay busy. Across the Greater DC Metro, 66,211 homes sold. That’s about 23% below the 10-year average of roughly 85,600 units, and it marks the third year in a row of suppressed activity. It wasn’t that people didn’t want to move. Rates kept them stuck, and uncertainty kept them waiting.
Here’s the thing though: prices still went up. The average sold price rose 4.32% in 2025. Looking ahead, most forecasts are calling for flat to modest gains, somewhere around 2.3%. Prices aren’t falling, but the days of easy appreciation are behind us for now.
Rates didn’t help. The average mortgage rate sat at 6.60% last year. Forecasts for 2026 hover around 6.2%, which is better, but let’s be honest, that’s not the relief most buyers are hoping for.
And then there’s inventory, which is telling two completely different stories depending on where you look. Near the city, listings are way up. DC is sitting about 78% of pre-pandemic levels, and some zip codes are at pre-pandemic levels. But out in the Maryland and Virginia suburbs? Still tight. Still 24 to 27% below where things were before COVID. Same region, very different dynamics.
So What Does This Mean for 2026?
Sellers are going to have a harder time in a lot of areas, especially inside the Beltway where inventory has climbed the most. Farther out, the dynamics are different, but pricing and preparation still matter everywhere.
Buyers will be picky, and they should be. Expect fewer bidding wars, tougher inspection negotiations, and less urgency all around.
The homes that sell well will be the ones that are priced right, prepped well, and presented properly. Everything else? It’s going to sit.
We’ll see more listings expire this year. Some sellers will pivot to renting instead of chasing a number the market won’t support.
That said, transaction volume should tick up. Forecasts point to about a 6.4% increase. It’ll still feel slower than the boom years, but movement is coming.
Now let’s dive into Montgomery County!
🏢 Bethesda, MD – Condos/Townhomes
Median List Price: $372,250
Median Price of New Listings: $307,449
Price Per Square Foot: $325
Average Days on Market: 76
Median Days on Market: 60
Price Decreased: 30%
Price Increased: 0%
Relisted: 13%
Inventory: 56
Median Rent: $2,966
MAI: 37 (Slight Seller’s Advantage Weekly Market Monitor RLAH)
Quartile Breakdown:
Q4: Median Price $1,624,450 | New: 2 | Absorbed: 3 | DOM: 63
Q3: Median Price $413,750 | New: 1 | Absorbed: 1 | DOM: 70
Q2: Median Price $335,000 | New: 2 | Absorbed: 2 | DOM: 66
Q1: Median Price $247,000 | New: 3 | Absorbed: 1 | DOM: 42
Market Narrative: 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: Inventory is slightly outpacing what buyers are absorbing, and days on market are stretched across the board. Without stronger demand, expect pricing pressure, particularly at the high and low ends.
🏡 Bethesda, MD – Single-Family Homes
Median List Price: $1,977,000
Median Price of New Listings: $1,225,000
Price Per Square Foot: $457
Average Days on Market: 132
Median Days on Market: 77
Price Decreased: 29%
Price Increased: 3%
Relisted: 14%
Inventory: 58
Median Rent: $4,644
MAI: 42 (Slight Seller’s Advantage Weekly Market Monitor RLAH)
Quartile Breakdown:
Q4: Median Price $4,497,000 | New: 0 | Absorbed: 1 | DOM: 154
Q3: Median Price $2,371,450 | New: 1 | Absorbed: 2 | DOM: 210
Q2: Median Price $1,699,900 | New: 2 | Absorbed: 0 | DOM: 56
Q1: Median Price $1,100,000 | New: 3 | 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: Inventory is outpacing absorption, but it's not all bad news. The top quartile is seeing some activity, and while inventory crept ahead of absorption in the low million range, days on market remain healthy at that price point.
🏢 Chevy Chase, MD – Condos/Townhomes
Median List Price: $532,000
Median Price of New Listings: $825,000
Price Per Square Foot: $462
Average Days on Market: 94
Median Days on Market: 70
Price Decreased: 36%
Price Increased: 0%
Relisted: 7%
Inventory: 58
Median Rent: $2,713
MAI: 32 (Slight Seller’s Advantage Weekly Market Monitor RLAH)
Quartile Breakdown:
Q4: Median Price $1,599,900 | New: 2 | Absorbed: 0 | DOM: 14
Q3: Median Price $720,000 | New: 4 | Absorbed: 1 | DOM: 87
Q2: Median Price $399,000 | New: 1 | Absorbed: 4 | DOM: 91
Q1: Median Price $254,500 | New: 0 | Absorbed: 1 | DOM: 66
Market Narrative: While the Market Action Index shows some strengthening in the last few weeks, prices have settled in a bit of a plateau. We are currently in a Seller’s market so prices will likely resume their climb should this trend persist.
My Take: Absorption is outpacing inventory for now. The top quartile still has healthy days on market, but two new units with no absorption yet means it's one to watch. Meanwhile, the bottom two quartiles are moving, particularly around 400K.
🏡 Chevy Chase, MD – Single-Family Homes
Median List Price: $2,095,000
Median Price of New Listings: $4,399,500
Price Per Square Foot: $538
Average Days on Market: 168
Median Days on Market: 133
Price Decreased: 37%
Price Increased: 5%
Relisted: 37%
Inventory: 19
Median Rent: $5,850
MAI: 48 (Strong Seller’s Market Weekly Market Monitor RLAH)
Quartile Breakdown:
Q4: Median Price $3,800,000 | New: 2 | Absorbed: 0 | DOM: 217
Q3: Median Price $2,195,000 | New: 0 | Absorbed: 0 | DOM: 161
Q2: Median Price $1,499,000 | New: 0 | Absorbed: 3 | DOM: 133
Q1: Median Price $1,024,475 | New: 0 | Absorbed: 0 | DOM: 77
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: Despite being inside the Beltway, inventory is comparatively low this month. Two new units hit the top quartile with a median price of $3,800,000, but zero absorption and painfully long days on market. Homes at this price point need to stand out. On a brighter note, there's some absorption happening at the 1.5 million mark. I'll be following buyer demand here carefully.
🏢 Clarksburg, MD – Condos/Townhomes
Median List Price: $519,000
Median Price of New Listings: $595,000
Price Per Square Foot: $279
Average Days on Market: 107
Median Days on Market: 77
Price Decreased: 18%
Price Increased: 24%
Relisted: 6%
Inventory: 17
Median Rent: $2,875
MAI: 47 (Strong Seller’s Market Weekly Market Monitor RLAH)
Quartile Breakdown:
Q4: Median Price $640,000 | New: 1 | Absorbed: 0 | DOM: 56
Q3: Median Price $584,950 | New: 2 | Absorbed: 0 | DOM: 38
Q2: Median Price $504,495 | New: 0 | Absorbed: 1 | DOM: 112
Q1: Median Price $447,495 | New: 0 | Absorbed: 0 | DOM: 150
Market Narrative: The market has started cooling and prices have recently plateaued. 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: Three new units in the top two quartiles and only one absorption in Q2, around the 500K mark. Excellent opportunities for buyers. Sellers, price tight and make sure your home stands out.
🏡 Clarksburg, MD – Single-Family Homes
Median List Price: $995,000
Median Price of New Listings: $0
Price Per Square Foot: $235
Average Days on Market: 84
Median Days on Market: 84
Price Decreased: 60%
Price Increased: 20%
Relisted: 20%
Inventory: 5
Median Rent: $3,298
MAI: 44 (Slight Seller’s Advantage Weekly Market Monitor RLAH)
Quartile Breakdown:
Q4: Median Price $1,264,700 | New: 0 | Absorbed: 1 | DOM: 84
Q3: Median Price $995,000 | New: 0 | Absorbed: 0 | DOM: 84
Q2: Median Price $899,900 | New: 0 | Absorbed: 0 | DOM: 112
Q1: Median Price $730,000 | New: 0 | Absorbed: 0 | DOM: 56
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 extremely low, just 5 homes. One absorption and no new units. But be careful with pricing. Days on market have been stretching across the board.
🏢 Gaithersburg, MD – Condos/Townhomes
Median List Price: $405,000
Median Price of New Listings: $235,000
Price Per Square Foot: $257
Average Days on Market: 76
Median Days on Market: 49
Price Decreased: 23%
Price Increased: 0%
Relisted: 7%
Inventory: 73
Median Rent: $2,050
MAI: 46 (Strong Seller’s Market Weekly Market Monitor RLAH)
Quartile Breakdown:
Q4: Median Price $588,000 | New: 1 | Absorbed: 5 | DOM: 49
Q3: Median Price $449,950 | New: 3 | Absorbed: 5 | DOM: 63
Q2: Median Price $252,450 | New: 2 | Absorbed: 6 | DOM: 73
Q1: Median Price $176,500 | New: 3 | Absorbed: 3 | DOM: 42
Market Narrative: Home sales have been exceeding new inventory for several weeks. However prices have not yet stopped falling. Since the market is already in the Seller’s zone, expect prices to level off very soon. Should the sales trend continue expect that prices could climb from there.
My Take: This market is hot for January. 73 homes, 9 new units, 19 absorbed. The biggest caution for sellers? Days on market are long across the board. The buyers are out there, they're just taking their time. Focus on cosmetics to bring that DOM down.
🏡 Gaithersburg, MD – Single-Family Homes
Median List Price: $949,900
Median Price of New Listings: $784,450
Price Per Square Foot: $287
Average Days on Market: 122
Median Days on Market: 70
Price Decreased: 12%
Price Increased: 0%
Relisted: 12%
Inventory: 33
Median Rent: $3,100
MAI: 48 (Strong Seller’s Market Weekly Market Monitor RLAH)
Quartile Breakdown:
Q4: Median Price $1,755,016 | New: 0 | Absorbed: 2 | DOM: 161
Q3: Median Price $1,187,450 | New: 2 | Absorbed: 0 | DOM: 73
Q2: Median Price $911,000 | New: 2 | Absorbed: 2 | DOM: 66
Q1: Median Price $597,500 | New: 2 | Absorbed: 4 | DOM: 35
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: January is looking fairly strong. 33 homes on the market with 6 new and 8 absorbed. The best positioning for sellers is under the million mark, particularly around 600K where absorption is outpacing new inventory and DOM is healthy.
🏢 Germantown, MD – Condos/Townhomes
Median List Price: $315,000
Median Price of New Listings: $450,000
Price Per Square Foot: $260
Average Days on Market: 71
Median Days on Market: 56
Price Decreased: 52%
Price Increased: 10%
Relisted: 4%
Inventory: 50
Median Rent: $2,097
MAI: 46 (Strong Seller’s Market Weekly Market Monitor RLAH)
Quartile Breakdown:
Q4: Median Price $465,000 | New: 1 | Absorbed: 1 | DOM: 35
Q3: Median Price $359,500 | New: 0 | Absorbed: 1 | DOM: 56
Q2: Median Price $299,000 | New: 0 | Absorbed: 3 | DOM: 77
Q1: Median Price $244,950 | New: 0 | Absorbed: 4 | DOM: 56
Market Narrative: The market remains in a relative stasis in terms of sales to inventory and prices have been relatively stable for a few 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, prices are likely to resume an upward climb.
My Take: Inventory is solid for January, even if days on market are stretched. Absorption is comfortably ahead of new inventory, particularly in the lower price ranges.
🏡 Germantown, MD – Single-Family Homes
Median List Price: $709,950
Median Price of New Listings: $0
Price Per Square Foot: $309
Average Days on Market: 113
Median Days on Market: 91
Price Decreased: 25%
Price Increased: 0%
Relisted: 25%
Inventory: 12
Median Rent: $2,500
MAI: 48 (Strong Seller’s Market Weekly Market Monitor RLAH)
Quartile Breakdown:
Q4: Median Price $1,499,000 | New: 0 | Absorbed: 2 | DOM: 203
Q3: Median Price $769,000 | New: 0 | Absorbed: 1 | DOM: 63
Q2: Median Price $675,000 | New: 0 | Absorbed: 1 | DOM: 119
Q1: Median Price $615,000 | New: 0 | Absorbed: 1 | DOM: 63
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 sparse, just 12 units. No new inventory and 5 absorbed, though the absorption likely reflects low supply more than strong demand. Days on market have been long, so careful pricing and presentation matter.
🏡 Kensington, MD – Single-Family Homes
Median List Price: $954,500
Median Price of New Listings: $800,000
Price Per Square Foot: $390
Average Days on Market: 148
Median Days on Market: 81
Price Decreased: 36%
Price Increased: 0%
Relisted: 9%
Inventory: 22
Median Rent: $3,400
MAI: 39 (Slight Seller’s Advantage Weekly Market Monitor RLAH)
Quartile Breakdown:
Q4: Median Price $1,799,500 | New: 1 | Absorbed: 3 | DOM: 143
Q3: Median Price $1,200,000 | New: 0 | Absorbed: 1 | DOM: 126
Q2: Median Price $874,000 | New: 1 | Absorbed: 1 | DOM: 108
Q1: Median Price $670,000 | New: 1 | Absorbed: 3 | DOM: 49
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: Good to see movement here, 3 new and 6 absorbed. Q1 at a $670,000 median is the strongest segment in this market right now. If the trend continues, expect DOM to improve. Until then, price carefully and make sure your home shows well.
🏡 Poolesville, MD – Single-Family Homes
Median List Price: $1,291,000
Median Price of New Listings: $1,099,900
Price Per Square Foot: $331
Average Days on Market: 244
Median Days on Market: 130
Price Decreased: 13%
Price Increased: 0%
Relisted: 0%
Inventory: 8
Median Rent: $4,500
MAI: 35 (Slight Seller’s Advantage Weekly Market Monitor RLAH)
Quartile Breakdown:
Q4: Median Price $4,865,752 | New: 0 | Absorbed: 0 | DOM: 304
Q3: Median Price $1,554,505 | New: 0 | Absorbed: 0 | DOM: 273
Q2: Median Price $1,162,450 | New: 1 | Absorbed: 0 | DOM: 269
Q1: Median Price $657,494 | New: 0 | Absorbed: 0 | DOM: 129
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. Current supply and demand levels show no sign of prices changing from their current trend.
My Take: Low inventory and long days on market. Altos labels it a slight seller's advantage, but let's be real, this is a buyer's market.
🏡 Potomac, MD – Single-Family Homes
Median List Price: $1,799,000
Median Price of New Listings: $1,629,900
Price Per Square Foot: $372
Average Days on Market: 54
Median Days on Market: 21
Price Decreased: 22%
Price Increased: 0%
Relisted: 4%
Inventory: 27
Median Rent: $4,500
MAI: 52 (Strong Seller’s Market Weekly Market Monitor RLAH)
Quartile Breakdown:
Q4: Median Price $4,900,000 | New: 0 | Absorbed: 1 | DOM: 42
Q3: Median Price $1,995,000 | New: 2 | Absorbed: 1 | DOM: 112
Q2: Median Price $1,550,000 | New: 2 | Absorbed: 1 | DOM: 7
Q1: Median Price $1,111,500 | New: 2 | Absorbed: 4 | DOM: 14
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: Potomac is strong for January, with relatively high inventory, 6 new units, and 7 absorbed. The soft spot is around 2 million, where days on market are longer and it's the only quartile where inventory outpaced absorption. Under 1.5 million though, things are moving.
🏢 Rockville, MD – Condos/Townhomes
Median List Price: $436,000
Median Price of New Listings: $462,000
Price Per Square Foot: $327
Average Days on Market: 101
Median Days on Market: 84
Price Decreased: 26%
Price Increased: 3%
Relisted: 13%
Inventory: 125
Median Rent: $2,412
MAI: 35 (Slight Seller’s Advantage Weekly Market Monitor RLAH)
Quartile Breakdown:
Q4: Median Price $895,197 | New: 3 | Absorbed: 2 | DOM: 105
Q3: Median Price $530,000 | New: 4 | Absorbed: 6 | DOM: 63
Q2: Median Price $339,000 | New: 3 | Absorbed: 3 | DOM: 91
Q1: Median Price $220,900 | New: 1 | Absorbed: 1 | DOM: 77
Market Narrative: While the Market Action Index shows some strengthening in the last few weeks, prices have settled in a bit of a plateau. We are currently in a Seller’s market so prices will likely resume their climb should this trend persist.
My Take: Days on market are running long, but absorption is holding its own against inventory. If you're selling, presentation matters. Make your home stand out to bring that DOM down.
🏡 Rockville, MD – Single-Family Homes
Median List Price: $799,900
Median Price of New Listings: $535,000
Price Per Square Foot: $361
Average Days on Market: 123
Median Days on Market: 77
Price Decreased: 31%
Price Increased: 0%
Relisted: 11%
Inventory: 35
Median Rent: $3,350
MAI: 51 (Strong Seller’s Market Weekly Market Monitor RLAH)
Quartile Breakdown:
Q4: Median Price $1,925,000 | New: 0 | Absorbed: 0 | DOM: 98
Q3: Median Price $850,000 | New: 1 | Absorbed: 3 | DOM: 161
Q2: Median Price $639,000 | New: 0 | Absorbed: 4 | DOM: 77
Q1: Median Price $512,497 | New: 2 | Absorbed: 3 | 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: Inventory is low enough that absorption is staying strong, even with stretched DOM. Sellers who want to beat the average need to stand out.
🏢 Silver Spring, MD – Condos/Townhomes
Median List Price: $269,900
Median Price of New Listings: $380,000
Price Per Square Foot: $244
Average Days on Market: 88
Median Days on Market: 56
Price Decreased: 29%
Price Increased: 2%
Relisted: 8%
Inventory: 171
Median Rent: $1,928
MAI: 39 (Slight Seller’s Advantage Weekly Market Monitor RLAH)
Quartile Breakdown:
Q4: Median Price $475,000 | New: 10 | Absorbed: 6 | DOM: 35
Q3: Median Price $320,000 | New: 5 | Absorbed: 10 | DOM: 49
Q2: Median Price $235,000 | New: 2 | Absorbed: 6 | DOM: 70
Q1: Median Price $165,000 | New: 6 | Absorbed: 3 | DOM: 70
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: Plenty of choice for buyers here and it's showing in longer days on market. That said, absorption is ahead of inventory. Standing out matters.
🏡 Silver Spring, MD – Single-Family Homes
Median List Price: $635,000
Median Price of New Listings: $737,000
Price Per Square Foot: $313
Average Days on Market: 95
Median Days on Market: 77
Price Decreased: 43%
Price Increased: 1%
Relisted: 12%
Inventory: 108
Median Rent: $3,000
MAI: 45 (Strong Seller’s Market Weekly Market Monitor RLAH)
Quartile Breakdown:
Q4: Median Price $1,025,000 | New: 3 | Absorbed: 1 | DOM: 77
Q3: Median Price $699,000 | New: 4 | Absorbed: 5 | DOM: 63
Q2: Median Price $605,000 | New: 1 | Absorbed: 2 | DOM: 91
Q1: Median Price $525,000 | New: 2 | Absorbed: 4 | DOM: 77
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: January inventory is solid here. Plenty of buyer choice is slowing the pace, but absorption is beating inventory. Pricing should stay fairly flat compared to 2025.
Across Montgomery County, absorption is outpacing new inventory, which is a healthy sign for January. But days on market are long across the board, and buyers are taking their time.
Inside the Beltway, inventory is higher and buyers have more options. Farther out, inventory is tighter but DOM is still stretched. Either way, pricing and presentation will determine whether you beat the average or sit with the rest.
The strongest movement is in the lower price ranges, particularly under $700K. The higher you go, the longer you’ll wait. Luxury sellers need to stand out.
If you’re buying, you have leverage. If you’re selling, make it count.
Ready to make a move?
Selling? Get a pricing plan and a clear next step. Free home valuation here: feldmangroupre.com/home-valuation
Buying? Set up real time MLS alerts on Zenlist: https://zenlist.com/a/corey.feldman
Not seeing what you want on the MLS? RLAH has the largest off market database in the DC metro. Text me “OFF MARKET” + your zip codes: 301-564-3058
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