Olney 20832

Montgomery County, MD · 8,912 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

60affordability /100

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

Payment burden
24.4%
affordable
Days on market
27
daily
Price cuts
15.3%
of active
Valuation
-29.1%
vs assessor
Look up an address
64
/100
stable
stable · seller slight · prices easing 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 / sellerbuyer-timing lens

37/ 100SellerBalancedBuyer
Seller's Market
DOM: 35d (stable) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)0
Valuation Gap (25%)40
Supply & Demand (20%)70
Buy vs Rent (15%)75
Cancellation Rate (10%)0
Days on Market (5%)40

Seller-favored market in 20832. Expect to pay at or near list price. Payment burden: 24.5% of median income. Median days on market: 35. Renting is approximately 71% cheaper than buying (price-to-rent ratio: 20.5).

Buyer Caution

Seller's market. Be prepared to pay near list price.

Competitive market similar to 2021-2022 — limited inventory driving prices above fundamentals.
STABLESELLER SLIGHT

Market is holding steady with balanced conditions. Sellers hold a slight edge.

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Market snapshoteach number, once

Median price
$672,687
▾ 0.3% YoY
Days on market
27
daily · zip_data
Median rent
$2,730
ZORI
Investor score
49/100
cash-flow lens
Active listings
40
90-day

Valuation3 lenses, different anchors

vs assessor
-29.1%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$476,700
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+36.8%
County-wide market — the widest, slowest signal.
Montgomery+36.8%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft$262
Price-to-income4.0×

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How 20832 ranks in MD
percentile vs all MD ZIPs
Comparative ranking not available for this ZIP.

Affordability, supply & momentum

43SUPPLY
BalancedSupply Tightness

Supply and demand are roughly even — standard negotiation dynamics.

Months of Supply6.8 mo
Days on Market27d
Inv vs History+48.4%
Listing Density--
Market dynamics
Price cut %15.3%
Momentumstable
LeverageSELLER SLIGHT
Months of supply6.8
Sales (90d)0
Investment analysis
Median rent$2,730
Price-to-rent20.5
Est. cap rate3.2%
Buy vs rentfavors renting

Livability

Walk score8
Transit score8
Bike score—

Historical trends

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Montgomery County contextmacro · jobs · debt · migration

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

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Washington DC Metro·Overpriced ZIPs·Investor ZIPs·View on Map·Montgomery County