Glen Echo 20812

Name: 20812 Glen Echo, MD housing market record
Creator: Lotvox
License: https://lotvox.com/terms

Montgomery County, MD · 116 properties with county records

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Glen Echo 20812 is in Montgomery, MD, part of the Washington DC Metro. The typical home value in Glen Echo 20812 is $1,306,563 (Zillow Home Value Index, August 2026), up 0.4% from a year earlier. Homes that sold went under contract in a median 46 days, and 0% of listings took a price cut (Redfin Data Center, period ending Aug 31, 2026). On Lotvox's market-leverage reading of that data, with 1.5 months of supply, sellers hold the advantage. The Lotvox Turnover Index is not published for 20812 yet: it appears only where a held-out test on the county's recorded sales beats chance. Across Montgomery's 44 ZIPs with a Zillow value, the middle one is $676,667, so 20812 sits 93% above the county middle. Lotvox holds county assessor records for 116 properties in 20812.

Headline value data through August 2026. Each source below carries its own date.

Is 20812 a buyer's or seller's market?

By Lotvox's leverage reading of Redfin data through Aug 31, 2026, 20812 is a seller's market. Homes went under contract in a median 46 days with 1.5 months of supply.

What do homes in 20812 sell for?

The typical home value in 20812 is $1,306,563 (Zillow Home Value Index, August 2026), up 0.4% in a year. County records put the median at about $508 per square foot (computed Apr 21, 2026).

Who is likely to sell in 20812?

Lotvox only publishes its Turnover Index where a held-out test on recorded sales beats chance, and 20812 has not passed that test yet. When it does, the score appears here.

How does 20812 compare to Montgomery?

20812's typical value of $1,306,563 compares with a middle value of $676,667 across Montgomery's 44 ZIPs. Both are Zillow Home Value Index figures for August 2026.

Where does this 20812 data come from?

Values and rents come from Zillow's research data, sales pace from the Redfin Data Center, and property counts and turnover from county assessor and deed records. Each number on this page carries its own date, and the method is published at lotvox.com/methodology.

Sources: Zillow Home Value Index (ZHVI) (as of Aug 31, 2026) · Redfin Data Center (as of Aug 31, 2026) · Zillow Observed Rent Index (ZORI) (as of date not recorded) · county assessor records (counted Oct 15, 2026) · How Lotvox works

Cite as: Lotvox ZIP market record, 20812 Glen Echo, MD, data through August 2026, https://lotvox.com/washington-dc/zip/20812

Listings Flow Ladder — Listings flow could not be loaded (429).

Should you buy here?

buyer-timing lens

31affordability /100

Buyer leverage is seller advantage; weigh payment burden and the 3-lens valuation before bidding.

Payment burden

44.5%

severe

Days on market

daily

Price cuts

0.0%

of active

Valuation

+92.2%

vs assessor

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Rent vs own

Not available for this ZIP — no rent or ownership-cost estimate published here.

Rent to price

Not available for this ZIP — no price-to-rent ratio published here.

/100

mixed

cooling · seller advantage · prices rising year-over-year.

Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.

Buyer / seller

buyer-timing lens

Negotiate Hard

Needs 32.6% correction for affordability

Score Components

Payment Burden (25%)90

Valuation Gap (25%)40

Supply & Demand (20%)85

Buy vs Rent (15%)100

Days on Market (5%)0

Moderate buyer leverage in 20812. Room to negotiate 5-10% below list. Payment burden: 41.8% of median income. A 16% price correction needed to reach 30% affordability threshold. Median days on market: 4. Renting is approximately 240% cheaper than buying (price-to-rent ratio: 40.8).

What to Offer

Offer 5-10% below list. You have room to negotiate.

Conditions resemble 2019 pre-pandemic levels — moderate overvaluation with slowing demand. Negotiation room exists.

COOLINGSELLER ADVANTAGE

Market is cooling with expanding inventory. Sellers are firmly in control.

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<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/washington-dc/zip/20812?utm_source=embed&utm_medium=backlink">Glen Echo 20812 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshot

each number, once

Median price

$1,306,563

▴ 0.4% YoY

Days on market

daily · zip_data

Median rent

$2,750

ZORI

Investor score

23/100

cash-flow lens

Active listings

90-day

Valuation

3 lenses, different anchors

vs assessor

+92.2%

Market vs assessed value — a tax-roll lag, not a deal signal.

Avg assessor$2,511,800

county CAMA · properties_v

vs income

—

Fair-value model not available for this market.

fair_value_scores · 10-state coverage

vs county comps

+36.5%

County-wide market — the widest, slowest signal.

Montgomery+36.5%

Lotvox comps · mv_valuation_gap

Read together: Above county comps but sustainable on local incomes.

Pricing detail

Price / sqft$508

Price-to-income6.9×

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How 20812 ranks in MD

percentile vs all MD ZIPs

Comparative ranking not available for this ZIP.

Affordability, supply & momentum

33SUPPLY

BalancedSupply Tightness

Supply and demand are roughly even — standard negotiation dynamics.

Months of Supply12.0 mo

Days on Market46d

Inv vs History-28.6%

Listing Density--

Market dynamics

Price cut %0.0%

Momentumcooling

LeverageSELLER ADVANTAGE

Months of supply1.5

Sales (90d)2

Investment analysis

Median rent$2,750

Price-to-rent40.8

Est. cap rate1.6%

Buy vs rentfavors renting

Livability

Walk score3

Transit score10

Bike score—

Historical trends

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Housing pulse

4 charts, one facade

Housing pulse — Housing pulse could not be loaded (429).

Price bands

mix-shift

Price Bands — the median behind the median

A single median rises whenever expensive homes become a bigger share of what sells, even if no tier got more expensive. These are the tiers underneath it, computed from recorded arms-length deed transactions in Montgomery.

Current tiers · 12 months to Invalid Datefloor 10 sales/tier

7 tiers had too few sales at every level and are left blank rather than estimated.

Tier	Median	$/sqft	Sales	Share	Source
Under $250k	—	—	—	—	fewer than 10 sales at zip, county and metro level
$250k–$500k	—	—	—	—	fewer than 10 sales at zip, county and metro level
$500k–$750k	—	—	—	—	fewer than 10 sales at zip, county and metro level
$750k–$1M	—	—	—	—	fewer than 10 sales at zip, county and metro level
$1M–$1.5M	—	—	—	—	fewer than 10 sales at zip, county and metro level
$1.5M–$2M	—	—	—	—	fewer than 10 sales at zip, county and metro level
$2M+	—	—	—	—	fewer than 10 sales at zip, county and metro level

No mix-shift history for this area. no geography from this ZIP up to metro has 8+ quarters of 10+ recorded arms-length sales across at least 4 price tiers. Trends are drawn only from recorded transactions; the last-sale snapshot above cannot carry a time series, because a property that sold twice keeps only its latest sale — which drags the history upward through the tiers and would invent the very mix shift this section exists to test for.

National context — not local

NAR's aggregate existing-home median for the United States and the South census region. This is the figure the tiers above are a check on. It is national/regional and says nothing about 20812.

United States
South

Copyright, National Association of Realtors. Reprinted with permission. Retrieved from FRED, Federal Reserve Bank of St. Louis. FRED publishes a rolling 13-month window for these series.

Tiers computed from Lotvox parcel and deed substrate through Aug 25 (10 later months withheld as partially loaded). Sample floor 10 sales per tier; below it a figure is drawn from the county or metro and labelled, or left blank. Multi-parcel bulk deeds and duplicate records are excluded.

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Montgomery County context

macro · jobs · debt · migration

ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.

ZIP 20812→Montgomery County, MD

12-Month Direction

-2Stable

Confidence

100%

DeterioratingStableImproving

BuildersLens Market Intelligence

Market Score

42· Weak

Market Score grades housing-market conditions (affordability, valuation, supply). The county Healthy/Moderate/Distressed badge measures economic distress (jobs, debt, poverty) — the two can read differently.

Payment Burden

44.5%

severe

Source: Freddie Mac PMMS (FRED MORTGAGE30US) 7.4% · Zillow ZHVI · Census income · Updated 2026-10-08

Price-to-rent

39.6x

favors renting

Source: Zillow ZHVI ÷ (Zillow ZORI × 12)

Valuation23

+36.5%

overvalued

Source: Lotvox comps · Updated 2026-05-15