One part of Montgomery County is still moving very fast
Realtor.com reported that mortgage rates surged above 7% for the first time since January 2025. That slowed a lot of markets. But in ZIP 18964, the numbers barely blinked.
The Real Estate Data Aggregator counted just 0.7 months of supply in ZIP 18964 for the three months ending August 31, 2026. That is down 1.3 months from the same period a year before. Supply that thin means sellers still hold most of the cards.
Homes are going fast in 18964
The Real Estate Data Aggregator found that 60.9% of homes in ZIP 18964 went under contract within two weeks of listing. The median days on market was just 18 days. That is 16 days shorter than the same period in 2025.
For buyers, that means there is little room to wait. Watching new listings closely is not optional here. It is the only real strategy.
The Real Estate Data Aggregator counted only 10 homes for sale in ZIP 18964 during this period. That is down 67.7% from a year before. Fewer choices, faster decisions.
Sellers are still getting above asking
The Real Estate Data Aggregator put the average sale price at 100.5% of list price in ZIP 18964. That is down 2.2 points from a year ago, so it is not perfect. But homes are still closing above asking on average. That is a firm result given that Realtor.com also reported price cuts hit 20.8% of listings nationally in September, the highest since October 2022.
The Real Estate Data Aggregator found that 46.5% of homes in ZIP 18964 sold above list price. That is down 9.8 points from a year before. Not every home drew a bidding war. But nearly half still did.
How the other ZIP codes compare
ZIP 18964 is not the only tight part of Montgomery County, but it stands out on supply. Here is how the Real Estate Data Aggregator measured four ZIP codes for the same three months.
| 18964 | 19426 | 19438 | 19446 | |
|---|---|---|---|---|
| Median sale price | $465,000 | $614,000 | $622,000 | $485,000 |
| Months of supply | 0.7 | 1.7 | 1.5 | 1.5 |
| Median days on market | 18 | 15 | 17 | 22 |
| Under contract in 2 weeks | 60.9% | 69.7% | 76.2% | 61.5% |
| Sale to list price | 100.5% | 102.9% | 103.1% | 101.6% |
ZIP 19438 had 76.2% of homes go under contract within two weeks, the highest of any ZIP code here. The Real Estate Data Aggregator also found its sale to list ratio was 103.1%. ZIP 19426 was close behind, with 69.7% under contract in two weeks and a median sale price of $614,000, up 6.3% from a year before.
ZIP 19473 had just 1.1 months of supply, second only to 18964. Its median days on market was 15 days, and 66.7% of homes went under contract within two weeks, according to the Real Estate Data Aggregator.
The rate picture from outside Montgomery County
Fannie Mae, as reported by CNBC on October 14, 2026, forecast the average 30-year fixed rate at 7.4% for the fourth quarter of 2026. They put it at 7.5% for all of 2027. That is the backdrop every buyer and seller is working with right now.
The Federal Housing Finance Agency reported on September 29, 2026 that U.S. house prices rose 2.6% from July 2025 to July 2026. Montgomery County's tighter ZIP codes are running well ahead of that pace.
- ZIP 18964 had just 0.7 months of supply and 18 median days on market for the three months ending August 31, 2026, per the Real Estate Data Aggregator.
- Rates above 7% are real, but they have not stopped this part of the county.
- Sellers who price carefully are still closing above asking.
- Buyers need to move quickly when something new hits the market.
One street can read very differently from the whole ZIP code. The numbers above cover broad areas. Your block, your home style, your price point: those details change the picture. I am happy to look at what is happening right where you are.
Your next step
(610) 222-5369Text me your address and I will send back how long homes like yours are taking to sell in your part of Montgomery County, and where your price sits against what actually closed. Takes a day, costs nothing.
Text me- Real Estate Data Aggregator numbers for ZIPs 18964, 19426, 19438, 19446, 19473, 19474 and 19486, the three months ending August 31, 2026, compared with the same months of 2025. Real Estate Data Aggregator last updated them on Oct 7, 2026.
- Federal Housing Finance Agency: FHFA House Price Index® Up 0.3 Percent in July; Up 2.6 Percent from Last Year | FHFA, Sep 29, 2026
- Realtor.com: September 2026 Monthly Housing Trends: Price Cuts Hit 4-Year Highs as Mortgage Rates Top 7%, Sep 30, 2026
- Realtor.com: September 2026 Rental Report: Median Asking Rent Declines at the Slowest Pace in 3 Years, Oct 15, 2026
- CNBC: Fannie Mae sharply raises mortgage rate forecast for 2027, Oct 14, 2026
- CNBC: Thousands of homeowners face adjustable-rate mortgage resets — and much higher payments, Oct 13, 2026
- No Real Estate Data Aggregator numbers for 18958, so this part is from websites alone.
- No Real Estate Data Aggregator numbers for 19404, so this part is from websites alone.
- No Real Estate Data Aggregator numbers for 19407, so this part is from websites alone.
- No Real Estate Data Aggregator numbers for 19409, so this part is from websites alone.
- No Real Estate Data Aggregator numbers for 19420, so this part is from websites alone.
- No Real Estate Data Aggregator numbers for 19423, so this part is from websites alone.
- No Real Estate Data Aggregator numbers for 19430, so this part is from websites alone.
- No Real Estate Data Aggregator numbers for 19441, so this part is from websites alone.
- No Real Estate Data Aggregator numbers for 19443, so this part is from websites alone.
- No Real Estate Data Aggregator numbers for 19450, so this part is from websites alone.
- No Real Estate Data Aggregator numbers for 19451, so this part is from websites alone.
- No Real Estate Data Aggregator numbers for 19484, so this part is from websites alone.
- No Real Estate Data Aggregator numbers for 19490, so this part is from websites alone.