Lotvox market story
ZIP 20854
Montgomery County, MD
What homes are worth, what they cost to carry, how fast they sell — one step at a time.
- Typical home value
- $1,266,150
- 12-month change
- +0.1%
- Months of supply
- 2.2
This week since 2026-10-08: No change in the headline figures since 2026-10-08.
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Who's going to sell in 20854 this year?
Lotvox Turnover Index
Ranking every home in 20854 by how likely it is to sell
The Lotvox Turnover Index isn't offered for 20854 yet.
Where
20854 in Montgomery County, MD
20854 is one of 48 ZIP codes that lie mostly in Montgomery County, MD.
Shaded by typical home value, it ranks 3 of the 36 nearby ZIPs shown.
- Value rank among nearby ZIPs
- 3 of 36
Source: U.S. Census Bureau, TIGER/Line boundaries; Zillow Home Value Index (ZHVI), Zillow Research
Local life
Schools in 20854
9 school locations in 20854: 6 elementary, 2 middle, 1 high.
In alphabetical order: Bells Mill Elementary, Beverly Farms Elementary, Cabin John Middle, Cold Spring Elementary, and more on the ZIP page. Locations only — no ratings are shown here.
- School locations
- 9
Source: U.S. Department of Education, National Center for Education Statistics (school locations)
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What it costs
Home values
What homes are worth in 20854
In January 2000 the typical home in 20854 was worth $481,673.
Values peaked at $1,277,206 in May 2025. The latest reading is −0.9% from that peak.
As of August 2026: $1,266,150, +0.1% over twelve months.
- Typical home value
- $1,266,150
- 12-month change
- +0.1%
Source: Zillow Home Value Index (ZHVI), Zillow Research · data as of 2026-08-31
Lotvox lens
The payment, at each month's rate
Take the typical home's price each month, borrow 80% at that month's actual 30-year average rate: in January 2000 (8.21%) the payment was $2,884.
In December 2020, with rates at 2.68%, it was $3,157.
By August 2026, at 6.67%, it was $6,514 — +106% since December 2020, while the home's value moved +30%.
- Payment change since 2020
- +106%
Source: Zillow Home Value Index (ZHVI), Zillow Research; Freddie Mac, 30-Year Fixed Rate Mortgage Average in the United States (MORTGAGE30US), retrieved from FRED®, Federal Reserve Bank of St. Louis; Lotvox analysis (calculations on the sources above) · data as of 2026-08
Lotvox lens
Home value after inflation
Deflated with CPI-U (seasonally adjusted, FRED CPIAUCSL) to August 2026; the site's Housing pulse chart uses its own CPI series, so older months can differ slightly.
Reported values rose +163% since January 2000.
General prices (CPI-U) rose +97% over the same span.
Divide one by the other: in August 2026 dollars, the 2000 home was worth $950,631. So the real change is +33%, not +163%.
- Real change since 2000
- +33%
Source: Zillow Home Value Index (ZHVI), Zillow Research; U.S. Bureau of Labor Statistics, Consumer Price Index (CPI-U), via FRED®, Federal Reserve Bank of St. Louis; Lotvox analysis (calculations on the sources above) · data as of 2026-08
Deflated with CPI-U (seasonally adjusted, FRED CPIAUCSL) to August 2026; the site's Housing pulse chart uses its own CPI series, so older months can differ slightly.
Home values
20854 against its neighbors
20854: +163% since January 2000.
Montgomery County: +182% since January 2000.
Maryland: +180% since January 2000 — 20854 ran behind it by 18 points.
- Change since 2000
- +163%
Source: Zillow Home Value Index (ZHVI), Zillow Research; Lotvox analysis (calculations on the sources above) · data as of 2026-08
Lotvox lens
Rent or own
Owning the typical home costs about $8,279 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $4,488 a month.
Price divided by a year's rent: 23.5. Lotvox reads under 15 as favoring buying and 20 or more as favoring renting.
- Price-to-rent
- 23.5
Source: Zillow Home Value Index (ZHVI), Zillow Research; Zillow Observed Rent Index (ZORI), Zillow Research; Freddie Mac, 30-Year Fixed Rate Mortgage Average in the United States (MORTGAGE30US), retrieved from FRED®, Federal Reserve Bank of St. Louis; Lotvox analysis (calculations on the sources above)
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What's moving
Housing pulse
Listings Flow Ladder
Picture the Listings Flow Ladder as a basin: new listings pour in from the faucet, the homes for sale are the water, and closed sales run out the drain. Coming in — new listings: about 54 a month (Redfin, 3-month rolling data through August 2026). That is 80% of the 2015–2019 level for the same months.
On the shelf — homes for sale at the end of the period: 114. That is 50% of the 2015–2019 level for the same months.
Going out — closed sales: about 52 a month. That is 72% of the 2015–2019 level for the same months.
The ladder: homes for sale ÷ monthly sales = 2.2 months of supply — below the 4–6 month range Lotvox treats as balanced. In the basin, that is the water level against the shaded balanced band.
The net reading: about 2 more homes came on than sold each month, so inventory is growing. The basin is filling.
- Months of supply
- 2.2
Source: Redfin Data Center (market tracker data); Lotvox analysis (calculations on the sources above) · data as of 2026-08-31
Housing pulse
Sales pace vs. normal
Homes sold: about 52 a month in August 2026 (Redfin).
The 2015–2019 level for the same month was 48 — so sales ran at 108% of it, and below it in 13 of the last 24 months.
- Sales vs 2015–19 level
- 108%
Source: Redfin Data Center (market tracker data); Lotvox analysis (calculations on the sources above) · data as of 2026-08
New supply
Homes being permitted
Across Montgomery County, builders pulled permits for 1,411 new homes in 2025.
Of those, 57% were in 1-unit buildings (the Census Bureau's category for detached and attached single homes).
- Units permitted 2025
- 1,411
Source: U.S. Census Bureau, Building Permits Survey · data as of 2025
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Who's holding, who's leaving
Housing pulse
Migration and inventory
This ZIP sits in Montgomery County. IRS tax returns for 2022-2023: among the ten counties sending the most households, 12,327 moved in. Among the ten receiving the most, 15,047 moved out.
Net across those counties: −2,720 households. Beside it, homes for sale in this ZIP: 114 in June 2026.
Most arrivals came from Prince George's, MD (3,735 households); most departures went to Prince George's, MD (3,823).
- Net households (top-10 flows)
- −2,720
Source: IRS Statistics of Income, county-to-county migration data; Redfin Data Center (market tracker data) · data as of 2026-06-01
County records
On the county rolls
County assessor records list 85 properties with a market value here. Their average assessed market value is $527,300; the typical home value is $1,266,150.
The assessor average sits −58.4% from the market figure — an average against a typical value, so treat it as a check, not a verdict.
- Properties on the roll
- 85
Source: County assessor and recorder public records; Zillow Home Value Index (ZHVI), Zillow Research; Lotvox analysis (calculations on the sources above)
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What to do
