Sandy Spring 20860
Montgomery County, MD · 661 properties · updated 7/5/2026
Should you buy here?buyer-timing lens
—affordability /100
Buyer leverage is seller advantage; weigh payment burden and the 3-lens valuation before bidding.
Days on market
14
daily
Price cuts
0.0%
of active
0
/100
unknown
stable · seller advantage · 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
Balanced Market
DOM: 62d (stable) · Market Dynamics rolling median · hourly
Score Components
Valuation Gap (25%)10
Supply & Demand (20%)40
Buy vs Rent (15%)100
Cancellation Rate (10%)25
Days on Market (5%)75
Balanced market in 20860. List price is roughly fair — focus on condition and value. Median days on market: 62. Renting is approximately 179% cheaper than buying (price-to-rent ratio: 33.5).
Balanced market conditions. Prices roughly aligned with fundamentals — similar to stable periods in 2014-2015.
STABLESELLER ADVANTAGE
Market is holding steady with balanced conditions. Sellers are firmly in control. Prices down 1.2% YoY.
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Market snapshoteach number, once
Median price
$822,140
▾ 1.2% YoY
Days on market
14
daily · zip_data
Median rent
$2,045
ZORI
Investor score
28/100
cash-flow lens
Active listings
9
90-day
Valuation3 lenses, different anchors
vs assessor
—
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$0
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$831
Price-to-income—
How 20860 ranks in MD
percentile vs all MD ZIPs
Comparative ranking not available for this ZIP.
Affordability, supply & momentum
53SUPPLY
Tight MarketSupply Tightness
Supply is below normal — sellers are favored but buyers still have options.
Months of Supply6.0 mo
Days on Market14d
Inv vs History+128.6%
Listing Density--
Market dynamics
Price cut %0.0%
Momentumstable
LeverageSELLER ADVANTAGE
Months of supply6
Sales (90d)0
Investment analysis
Median rent$2,045
Price-to-rent33.5
Est. cap rate1.9%
Buy vs rentfavors renting
Livability
Walk score—
Transit score24
Bike score—
Historical trends
Montgomery County contextmacro · jobs · debt · migration
ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.