The Montgomery County, Pennsylvania real estate market showed mixed trends in December 2025. While median home prices remained steady or increased slightly, contract activity slowed, giving buyers slightly more leverage in negotiations. These insights are valuable for homebuyers, sellers, and investors in the Montgomery County area.

Detached Homes

  • Median sold price: $550,000, unchanged from November and up 1.9% from December 2024

  • Average days on market: 28 days, 10% above the five-year December average of 25 days

  • New Pendings: 254, down 29.8% month-over-month

  • All Pendings: 416, a 29.1% decrease from November

  • Active Listings: 463, a 22.6% decrease in supply

  • Contract Ratio: 0.90 pendings per active listing, down from 0.98 in November and below the five-year December average of 1.19

A lower Contract Ratio indicates slower contract activity relative to available inventory, signaling that the market is shifting slightly in favor of buyers, even as prices remain stable.

Attached Homes

  • Median sold price: $367,250, down 1.4% from November, but up 3.5% from December 2024

  • Average days on market: 30 days, 17% above the five-year December average of 26 days

  • New Pendings: 184, down 36.8% month-over-month

  • All Pendings: 309, a 33.5% decrease from November

  • Active Listings: 395, down 13.2%

  • Contract Ratio: 0.78 pendings per active listing, a significant drop from 1.02 in November and well below the five-year December average of 1.47

This trend shows that attached homes experienced a more pronounced slowdown in contract activity than detached homes, providing additional negotiating power for buyers.

Key Takeaways for Buyers and Sellers

  • Buyers: Slower contract activity and slightly longer market times can create opportunities to negotiate better terms, especially on attached homes.

  • Sellers: While detached home prices remain strong, marketing and timing remain crucial to attract buyers in a market with decreasing contract activity.

  • Investors: Monitoring median price trends, supply, and Contract Ratios can help identify optimal investment opportunities.

Understanding Contract Ratios:

  • A higher Contract Ratio means contract activity is outpacing supply, favoring sellers.

  • A lower Contract Ratio means contract activity is slowing relative to supply, favoring buyers.

Keeping an eye on these metrics can help homeowners, buyers, and investors make informed decisions in Montgomery County’s real estate market.

Source: Montgomery County Real Estate Market Data, December 2025