Real Estate, Real Stories with Corey Feldman Podcast

Weekend Market Pulse: July 20, 2025

\Welcome to the weekend market pulse. As predicted, the market returned to competitive conditions.Competition increased from 1.0 to 1.3 average offers per new contract, with 44% of deals coming in above list price compared to zero the previous week. Buyers shifted back toward traditional inspection approaches. Only 25% waived inspections entirely, down from 44% during the holiday period. 69% of offers at or above list confirms competitive dynamics returned, next week should be telling in regards to the remainder of summer No Market Monday this week, but text me at 301-564-3058 with any questions. I’ll be back next week with full community analysis. This is a public episode. If you would like to discuss this with other subscribers or get access to bonus episodes, visit thefeldmangroup.substack.com [https://thefeldmangroup.substack.com?utm_medium=podcast&utm_campaign=CTA_1]

Market Monday - July 14, 2025

Happy Monday everyone, hope everyone had a fantastic weekend! I'll be adding a new section to Market Monday called Hidden Inventory. Through our access to Compass's off-market network and RLAH's existing private listing collection, we have access to the largest number of off-market properties in the DC Metro area. This week's data (as of July 13) shows the market continuing its post-holiday recalibration. Our Weekend Market Pulse [https://open.substack.com/pub/thefeldmangroup/p/weekend-market-pulse-july-2-9?r=31fni7&utm_campaign=post&utm_medium=web&showWelcomeOnShare=false] data confirmed the expected holiday slowdown with reduced competition and more realistic pricing, followed by signs of activity normalization. With most MAI numbers holding steady or dropping slightly, we're seeing the emergence of more defined absorption patterns that reveal where buyer resistance is crystallizing. The market dynamics suggest continued price discovery across segments, with specific thresholds becoming increasingly apparent in both condo and single-family segments. While overall conditions remain in seller's market territory, the granular data tells a more nuanced story. Hidden Inventory Before we get into the Altos breakdown of the MLS data, let's highlight some hidden inventory. Through our access to Compass's off-market network and RLAH's existing private listing collection, we have access to the largest number of off-market properties in the DC Metro area. Approximately in…Bethesda: 17 well 16, I just put a buyer under contract on of these homes. Chevy Chase: 13Gaithersburg & North Potomac: 8Germantown: 6Kensington: 6Potomac: 6Rockville & North Bethesda: 20 Silver Spring: 25Given Zillow is actively blocking any listings that start off-market, you might never see some of the best opportunities there. Want to know what's actually available? Reach out and I'll fill you in. Community Data 🏡 Bethesda, MD – Single-Family Homes Median List Price: $2,093,500Median Price of New Listings: $2,147,000Price Per Square Foot: $441Average Days on Market: 76Median Days on Market: 42Price Decreased: 37%Price Increased: 2%Relisted: 17%Inventory: 156Median Rent: $5,300MAI: 40 (Slight Seller's Advantage) Market Narrative: The market has been cooling off a bit in recent weeks, as more homes are available and demand is less. We're already seeing prices move lower as a result, though the market is still in the Seller's zone. My Take: The luxury segment (Q1: $3.575M median) is showing the most resistance with 91 DOM, while the entry tier (Q4: $1.195M) moves quickly at 21 DOM. The 37% price reduction rate signals sellers are adjusting expectations, yet absorption exceeds inventory in lower two quartiles. The bottom quartile at a median price of $1,195,000 shows strength: 21 days on market, 6 new units and 7 absorbed. 🏢 Bethesda, MD – Condos/Townhomes Median List Price: $415,000Median Price of New Listings: $399,000Price Per Square Foot: $345Average Days on Market: 46Median Days on Market: 35Price Decreased: 41%Price Increased: 0%Relisted: 6%Inventory: 51Median Rent: $3,050MAI: 40 (Slight Seller's Advantage) Market Narrative: In the last few weeks the market has achieved a relative stasis point in terms of sales to inventory. However, inventory is sufficiently low to keep us in the Seller's Market zone. My Take: Absorption is meeting or beating inventory in all 4 quartiles. Days on Market for 2 bedroom units are lagging. 🏡 Chevy Chase, MD – Single-Family Homes Median List Price: $2,195,000Median Price of New Listings: $1,149,000Price Per Square Foot: $529Average Days on Market: 103Median Days on Market: 42Price Decreased: 37%Price Increased: 0%Relisted: 12%Inventory: 49Median Rent: $4,950MAI: 39 (Slight Seller's Advantage) Market Narrative: In the last few weeks, the market has been at a stasis point in terms of sales to inventory. However, prices seem to continue to fall a bit despite technically being a Seller's market. My Take: The ultra-high-end (Q1: $4.25M) is completely stalled with 154 DOM and zero absorption, while the bottom quartile ($1.272M) maintains momentum with 1 new unit and 1 absorbed, with 21 days on market. While no new properties hit the second lowest quartile with a median price of $1,996,000, two units were absorbed. Basically the bottom half is moving and the top half is stalled. 🏢 Chevy Chase, MD – Condos/Townhomes Median List Price: $462,000Median Price of New Listings: $374,000Price Per Square Foot: $413Average Days on Market: 84Median Days on Market: 56Price Decreased: 39%Price Increased: 0%Relisted: 12%Inventory: 74Median Rent: $2,640MAI: 31 (Slight Seller's Advantage) Market Narrative: The market remains in a relative stasis in terms of sales to inventory and prices have been relatively stable for a few weeks. My Take: At MAI 31, this is the softest market in our coverage area, yet I am seeing signs of strength at least compared to the limited inventory. Only 1 unit added and 3 absorbed, 1 in each of the lower 3 quartiles. 🏡 Gaithersburg, MD – Single-Family Homes Median List Price: $853,850Median Price of New Listings: $785,000Price Per Square Foot: $274Average Days on Market: 63Median Days on Market: 42Price Decreased: 36%Price Increased: 2%Relisted: 14%Inventory: 108Median Rent: $3,200MAI: 44 (Slight Seller's Advantage) Market Narrative: In the last few weeks the market has achieved a relative stasis point in terms of sales to inventory. My Take: Gaithersburg has been a fairly hot market but we might be seeing some early signs of weakness. Across all quartiles we had 18 new units but only 7 absorbed. 🏢 Gaithersburg, MD – Condos/Townhomes Median List Price: $479,900Median Price of New Listings: $534,700Price Per Square Foot: $294Average Days on Market: 42Median Days on Market: 21Price Decreased: 35%Price Increased: 2%Relisted: 8%Inventory: 89Median Rent: $2,263MAI: 55 (Strong Seller's Market) Market Narrative: The market has not shown strong directional trends in terms of supply and demand. However, inventory is sufficiently low to keep us in the Seller's Market zone and prices have been moving upward. My Take: Seeing healthy days on market but I’m a little troubled by the limited absorption in the middle two quartiles. Could be a short lived lull from a pop in inventory, but the next couple of weeks will be telling. 🏡 Germantown, MD – Single-Family Homes Median List Price: $799,990Median Price of New Listings: $676,950Price Per Square Foot: $272Average Days on Market: 48Median Days on Market: 28Price Decreased: 32%Price Increased: 0%Relisted: 20%Inventory: 41Median Rent: $2,573MAI: 44 (Slight Seller's Advantage) Market Narrative: The market has been cooling over time and prices have recently flattened. Despite the consistent decrease in MAI, we're in a Seller's Market. My Take: Days on Market for the bottom two quartiles are healthy but inventory is outpacing absorption which if continues will likely put downward pressure on pricing. 🏢 Germantown, MD – Condos/Townhomes Median List Price: $365,000Median Price of New Listings: $475,000Price Per Square Foot: $263Average Days on Market: 42Median Days on Market: 21Price Decreased: 36%Price Increased: 3%Relisted: 5%Inventory: 91Median Rent: $2,023MAI: 51 (Strong Seller's Market) Market Narrative: The market has been cooling over time and prices plateaued for a while. Despite the consistent decrease in MAI, we're in the Seller's zone. My Take: I see more strength here than Altos. Healthy Days on Market and while 10 new properties hit the market, 17 were absorbed. 🏡 Kensington, MD – Single-Family Homes Median List Price: $1,150,000Median Price of New Listings: $1,164,500Price Per Square Foot: $356Average Days on Market: 60Median Days on Market: 39Price Decreased: 28%Price Increased: 0%Relisted: 8%Inventory: 40Median Rent: $4,200MAI: 47 (Strong Seller's Market) Market Narrative: In the last few weeks the market has achieved a relative stasis point in terms of sales to inventory. However, inventory is sufficiently low to keep us in the Seller's Market zone and prices have recently resumed upward pressure. My Take: Tight inventory creates strong dynamics. The top and bottom quartiles are showing strength and met or exceeded inventory. Only 1 new property hit the market and 7 were absorbed. With such limited inventory if you're looking in this area, I would recommend looking at some Off Market/Private exclusive listings. 🏡 Poolesville, MD – Single-Family Homes Median List Price: $925,000Median Price of New Listings: $725,000Price Per Square Foot: $291Average Days on Market: 109Median Days on Market: 42Price Decreased: 31%Price Increased: 0%Relisted: 0%Inventory: 13Median Rent: $3,250MAI: 35 (Slight Seller's Advantage) Market Narrative: The market has been cooling off a bit in recent weeks, as more homes are available and demand is less. We're already seeing prices move lower as a result. Expect this trend to continue especially if the index falls to the Buyer's zone. My Take: The most constrained inventory in our coverage area at just 13 homes, yet showing the softest MAI at 35. Ultra-luxury segment (Q1: $1.337M) extremely slow at 182 DOM with minimal absorption, while even entry-level properties struggle. This micro-market requires aggressive pricing strategies for sellers and presents unique opportunities for patient buyers. 🏡 Potomac, MD – Single-Family Homes Median List Price: $1,795,000Median Price of New Listings: $1,382,500Price Per Square Foot: $361Average Days on Market: 87Median Days on Market: 49Price Decreased: 32%Price Increased: 0%Relisted: 12%Inventory: 69Median Rent: $5,000MAI: 44 (Slight Seller's Advantage) Market Narrative: The market has been at a stasis point in terms of sales to inventory. However, prices seem to continue to fall a bit despite technically being a Seller's market. My Take: The bottom two quartiles $1,175,000 median price to $1,475,000 are showing significant strength. Absorption met or exceeded inventory and Days on Market are sitting between 21-35 which is very healthy. Unsurprisingly days on market at the median price of $3,497,500 move slowly but that top quartile absorbed 2 while only adding one new unit. The weakest segment is at the $1,895,000 mark with 2 new units but only 1 absorbed and Days on Market are running long at 49. Given the days on market and absorption rate, combined with relatively low inventory, If you're not finding next home, make sure to look at private exclusives. 🏡 Rockville, MD – Single-Family Homes Median List Price: $749,000Median Price of New Listings: $685,000Price Per Square Foot: $342Average Days on Market: 50Median Days on Market: 28Price Decreased: 44%Price Increased: 0%Relisted: 10%Inventory: 79Median Rent: $3,500MAI: 54 (Strong Seller's Market) Market Narrative: In the last few weeks, the market has been at a stasis point in terms of sales to inventory. However, prices seem to have been falling recently despite being a Seller's market. My Take: This is healthy market with a solid sellers advantage. 13 units added and 18 absorbed. with low days on market in 3 of 4 quartiles. 🏢 Rockville, MD – Condos/Townhomes Median List Price: $452,500Median Price of New Listings: $450,000Price Per Square Foot: $338Average Days on Market: 68Median Days on Market: 42Price Decreased: 39%Price Increased: 1%Relisted: 10%Inventory: 150Median Rent: $2,561MAI: 41 (Slight Seller's Advantage) Market Narrative: The market remains in a relative stasis in terms of sales to inventory. Prices have not been moving higher for several weeks. My Take: This market is a bit more balanced than the single family market, with more opportunities for buyers. 16 new units and 12 absorbed and Days on Market are creeping up. 🏡 Silver Spring, MD – Single-Family Homes Median List Price: $695,000Median Price of New Listings: $699,900Price Per Square Foot: $319Average Days on Market: 47Median Days on Market: 21Price Decreased: 36%Price Increased: 0%Relisted: 8%Inventory: 182Median Rent: $3,200MAI: 52 (Strong Seller's Market) Market Narrative: In the last few weeks the market has achieved a relative stasis point in terms of sales to inventory. My Take: Strong absorption across most price points signals genuine demand depth. The second highest quartile with a median price of $745,000 is likely the biggest challenge here: 10 homes hit the market but only 1 was absorbed. That said overall 29 units hit the market and 25 were absorbed with relatively low days on market. I think buyers have a bit more buying power than the MAI would indicate. 🏢 Silver Spring, MD – Condos/Townhomes Median List Price: $262,000Median Price of New Listings: $314,750Price Per Square Foot: $245Average Days on Market: 72Median Days on Market: 49Price Decreased: 38%Price Increased: 1%Relisted: 8%Inventory: 164Median Rent: $1,975MAI: 44 (Slight Seller's Advantage) Market Narrative: In the last few weeks the market has achieved a relative stasis point in terms of sales to inventory. My Take: Entry-level opportunity with strong rental yields. The premium segment (Q1: $479K) shows excellent momentum while lower tiers require patience. Absorption overall outpaced inventory. Key Takeaways. * Entry-Level Resilience vs. Mid-Tier Vulnerability: Bottom quartiles maintaining momentum across premium markets (Bethesda SF bottom quartile: 6 new, 7 absorbed at 21 DOM), while specific price points like Silver Spring's $745K segment (10 new, 1 absorbed) and the $500K threshold in multiple condo/Townhouse markets showing absorption challenges. * Aspirational Pricing vs. True Weakness: High price decrease rates in strong absorption markets (Rockville SF: 44% decreases but beating inventory in all quartiles) reflect seller pricing discipline rather than demand weakness, contrasting with genuine stagnation in ultra-luxury segments (Chevy Chase Q1: 0 absorption, 154 DOM). * Market Bifurcation at Community Level: Even within individual communities, stark performance splits emerging - Potomac's bottom two quartiles showing exceptional strength while $1.895M segment struggles, and Chevy Chase's clear division between moving bottom half and stalled top half. The data reveals a market where absorption capacity varies dramatically by precise price points rather than broad market classifications, requiring hyper-local pricing strategies and indicating buyers are becoming increasingly selective within their qualified ranges. Looking Ahead Watch for the $500K threshold across multiple communities in the condo/townhome market as a potential inflection point for buyer resistance. Gaithersburg SF's early weakness signals (18 new, 7 absorbed) may preview broader market shifts in previously hot areas. Aspirational pricing corrections in strong absorption markets like Rockville suggest sellers are adjusting expectations without fundamental demand erosion. The bifurcated performance within communities indicates pricing precision will become increasingly critical through summer. Ready to Move? For Buyers: Start with real-time MLS search: https://zenlist.com/a/corey.feldman [https://zenlist.com/a/corey.feldman]. Not seeing what you want in the open market? In tight inventory markets like Kensington and Potomac, reach out about private exclusives. For Sellers: Avoid aspirational pricing that leads to unnecessary reductions. Get your data-driven market analysis: https://bit.ly/dcmetrocma [https://bit.ly/dcmetrocma] Questions about private exclusives or these market dynamics? Let's discuss your specific situation at 301-564-3058. Here's to a productive week ahead! This is a public episode. If you would like to discuss this with other subscribers or get access to bonus episodes, visit thefeldmangroup.substack.com [https://thefeldmangroup.substack.com?utm_medium=podcast&utm_campaign=CTA_1]

Weekend Market Pulse: July 2-9

Holiday impact confirmed in our brokerage data. Competition dropped - average offers fell from 1.2 to 1.0 per new contract, with zero deals above list price. Pricing reality set in: 78% of contracts hit exact list price, 22% below. Meanwhile, 44% of buyers waived inspections entirely, up from 12% last week. The buyers who stayed active during the holiday period were highly decisive. Classic holiday pause - fewer offers, realistic pricing. Watch for a slight rebound next week. Questions about these market dynamics? Reach out at 301-564-3058 and stay tuned for Market Monday. Have a spectacular weekend! This is a public episode. If you would like to discuss this with other subscribers or get access to bonus episodes, visit thefeldmangroup.substack.com [https://thefeldmangroup.substack.com?utm_medium=podcast&utm_campaign=CTA_1]

Market Monday

Good morning! I hope everyone had a happy and safe 4th of July weekend. Our Weekend Market Pulse (covering June 25 - July 2, ending two days before the holiday) showed competitive conditions with buyer opportunities: * An average of 1.2 offers with 50% of new contract reaching multiple offers. * 25% of buyers waiving inspections (12% skipping entirely, 13% doing pre-inspections) * 50% of contracts at or above list price My take on the holiday impact: Since our brokerage market pulse data ended two days before the 4th of July, any holiday impact isn't reflected in these numbers. I think next week's numbers will show a decline for this past holiday weekend - anecdotally, my personal business was slow enough that I got a lot of family time in this weekend. We did ratify an off-market deal but that had been two weeks in the making. I also expect next weeks’ activity to rebound to close to what we had for the June 25 - July 2 period, though that rebound won't be reflected in the data until the following week. As usual competitive intensity and pricing pressure vary significantly by location and price segment. Community Data 🏡 Bethesda, MD – Single-Family Homes Median List Price: $2,093,500Median Price of New Listings: $2,147,000Price Per Square Foot: $441Average Days on Market: 76Median Days on Market: 42Price Decreased: 37%Price Increased: 2%Relisted: 17%Inventory: 156Median Rent: $5,300MAI: 40 (Slight Seller's Advantage) Market Narrative: The market has been cooling off a bit in recent weeks, as more homes are available and demand is less. We're already seeing prices move lower as a result, though the market is still in the Seller's zone. My Take: The luxury segment (Q1: $3.575M median) is showing the most resistance with 91 DOM, while the entry tier (Q4: $1.195M) moves quickly at 21 DOM. The 37% price reduction rate signals sellers are adjusting expectations, yet absorption remains exceeds inventory in lower two quartiles. The bottom quartile at a medium price of $1,195,000 show strength; 21 days on market, 6 new units and 7 absorbed. 🏢 Bethesda, MD – Condos/Townhomes Median List Price: $415,000Median Price of New Listings: $399,000Price Per Square Foot: $345Average Days on Market: 46Median Days on Market: 35Price Decreased: 41%Price Increased: 0%Relisted: 6%Inventory: 51Median Rent: $3,050MAI: 40 (Slight Seller's Advantage) Market Narrative: In the last few weeks the market has achieved a relative stasis point in terms of sales to inventory. However, inventory is sufficiently low to keep us in the Seller's Market zone. My Take: inventory generally outpacing absorption, good chance as well move deeper into the summer this dips into the buyer advantage zone. 🏡 Chevy Chase, MD – Single-Family Homes Median List Price: $2,195,000Median Price of New Listings: $1,149,000Price Per Square Foot: $529Average Days on Market: 103Median Days on Market: 42Price Decreased: 37%Price Increased: 0%Relisted: 12%Inventory: 49Median Rent: $4,950MAI: 39 (Slight Seller's Advantage) Market Narrative: In the last few weeks, the market has been at a stasis point in terms of sales to inventory. However, prices seem to continue to fall a bit despite technically being a Seller's market. My Take: The ultra-high-end (Q1: $4.25M) is completely stalled with 154 DOM and zero absorption, while the bottom quartile ($1.272M) maintains momentum with 1 new unit and 1 absorbed, with 21 days on market. While no new properties hit the second lowest quartile with a medium price of $1,996,000, two unit were absorbed. Basically the bottom half is moving and the top half is stalled. 🏢 Chevy Chase, MD – Condos/Townhomes Median List Price: $462,000Median Price of New Listings: $374,000Price Per Square Foot: $413Average Days on Market: 84Median Days on Market: 56Price Decreased: 39%Price Increased: 0%Relisted: 12%Inventory: 74Median Rent: $2,640MAI: 31 (Slight Seller's Advantage) Market Narrative: The market remains in a relative stasis in terms of sales to inventory and prices have been relatively stable for a few weeks. My Take: At MAI 31, this is the softest market in our coverage area, yet I am seeing signs of strength. The luxury segment (Q1: $1.295M) is surprising. healthy, but mid-range units struggle. The 84-day average DOM suggests patience is required, particularly for anything over $500K. 🏡 Gaithersburg, MD – Single-Family Homes Median List Price: $853,850Median Price of New Listings: $785,000Price Per Square Foot: $274Average Days on Market: 63Median Days on Market: 42Price Decreased: 36%Price Increased: 2%Relisted: 14%Inventory: 108Median Rent: $3,200MAI: 44 (Slight Seller's Advantage) Market Narrative: In the last few weeks the market has achieved a relative stasis point in terms of sales to inventory. My Take: Gaithersburg has been a fairly hot market but we might be seeing some early signs of weakness. Across all quartiles we had 18 new units but only 7 absorbed. 🏢 Gaithersburg, MD – Condos/Townhomes Median List Price: $479,900Median Price of New Listings: $534,700Price Per Square Foot: $294Average Days on Market: 42Median Days on Market: 21Price Decreased: 35%Price Increased: 2%Relisted: 8%Inventory: 89Median Rent: $2,263MAI: 55 (Strong Seller's Market) Market Narrative: The market has not shown strong directional trends in terms of supply and demand. However, inventory is sufficiently low to keep us in the Seller's Market zone and prices have been moving upward. My Take: This is our strongest condo/townhome market with MAI 55. All quartiles showing excellent velocity 21-28 Days on Market. The upward price trajectory and 21-day median DOM signal genuine strength. This is a hot market with 14 new unit and 20 absorbed. 🏡 Germantown, MD – Single-Family Homes Median List Price: $799,990Median Price of New Listings: $676,950Price Per Square Foot: $272Average Days on Market: 48Median Days on Market: 28Price Decreased: 32%Price Increased: 0%Relisted: 20%Inventory: 41Median Rent: $2,573MAI: 44 (Slight Seller's Advantage) Market Narrative: The market has been cooling over time and prices have recently flattened. Despite the consistent decrease in MAI, we're in a Seller's Market. My Take: Limited inventory creates opportunity. The luxury segment (Q1: $1.8M) commands premium pricing but moves slowly, while the entry tier (Q4: $582K) shows excellent velocity at 7 DOM. The 20% relist rate and 32% price decreases suggests some pricing discipline is needed. 🏢 Germantown, MD – Condos/Townhomes Median List Price: $365,000Median Price of New Listings: $475,000Price Per Square Foot: $263Average Days on Market: 42Median Days on Market: 21Price Decreased: 36%Price Increased: 3%Relisted: 5%Inventory: 91Median Rent: $2,023MAI: 51 (Strong Seller's Market) Market Narrative: The market has been cooling over time and prices plateaued for a while. Despite the consistent decrease in MAI, we're in the Seller's zone. My Take: The Second highest quartile at a medium price of $435,000 is showing strength and absorption, but overall I’m concerned to see 15 units hit the market but only 9 being absorbed. We might be seeing early sign of weakness at about the 500K mark. 🏡 Kensington, MD – Single-Family Homes Median List Price: $1,150,000Median Price of New Listings: $1,164,500Price Per Square Foot: $356Average Days on Market: 60Median Days on Market: 39Price Decreased: 28%Price Increased: 0%Relisted: 8%Inventory: 40Median Rent: $4,200MAI: 47 (Strong Seller's Market) Market Narrative: In the last few weeks the market has achieved a relative stasis point in terms of sales to inventory. However, inventory is sufficiently low to keep us in the Seller's Market zone and prices have recently resumed upward pressure. My Take: Tight inventory creates strong dynamics. The top and bottom quartiles are showing strength and met or exceed inventory. Absorption on the two middle quartiles did not keep up with inventory. 🏡 Poolesville, MD – Single-Family Homes Median List Price: $925,000Median Price of New Listings: $725,000Price Per Square Foot: $291Average Days on Market: 109Median Days on Market: 42Price Decreased: 31%Price Increased: 0%Relisted: 0%Inventory: 13Median Rent: $3,250MAI: 35 (Slight Seller's Advantage) Market Narrative: The market has been cooling off a bit in recent weeks, as more homes are available and demand is less. We're already seeing prices move lower as a result. Expect this trend to continue especially if the index falls to the Buyer's zone. My Take: The most constrained inventory in our coverage area at just 13 homes, yet showing the softest MAI at 35. Ultra-luxury segment (Q1: $1.337M) completely stalled at 182 DOM with minimal absorption, while even entry-level properties struggle. This micro-market requires aggressive pricing strategies for sellers and presents unique opportunities for patient buyers. 🏡 Potomac, MD – Single-Family Homes Median List Price: $1,795,000Median Price of New Listings: $1,382,500Price Per Square Foot: $361Average Days on Market: 87Median Days on Market: 49Price Decreased: 32%Price Increased: 0%Relisted: 12%Inventory: 69Median Rent: $5,000MAI: 44 (Slight Seller's Advantage) Market Narrative: The market has been at a stasis point in terms of sales to inventory. However, prices seem to continue to fall a bit despite technically being a Seller's market. My Take: The bottom two quartile $1,175,000 medium price to 1,475,000 are showing significant strength. Absorption met or exceeded inventory and Days on Market are sitting between 21-35 which is very healthy. Unsurprisingly days on market at the medium price of $3,497,500 move slowly but that top quartile absorbed 2 while only adding one new unit. The weakest segment is at $1,895,000 mark with 2 new units but only 1 absorbed and Days on Market are running long at 49. 🏡 Rockville, MD – Single-Family Homes Median List Price: $749,000Median Price of New Listings: $685,000Price Per Square Foot: $342Average Days on Market: 50Median Days on Market: 28Price Decreased: 44%Price Increased: 0%Relisted: 10%Inventory: 79Median Rent: $3,500MAI: 54 (Strong Seller's Market) Market Narrative: In the last few weeks, the market has been at a stasis point in terms of sales to inventory. However, prices seem to have been falling recently despite being a Seller's market. My Take: I think the price decreases here are mostly due aspirational pricing. This is a healthy market with 13 new units being and 18 absorbed, beating inventory in each quartile. 🏢 Rockville, MD – Condos/Townhomes Median List Price: $452,500Median Price of New Listings: $450,000Price Per Square Foot: $338Average Days on Market: 68Median Days on Market: 42Price Decreased: 39%Price Increased: 1%Relisted: 10%Inventory: 150Median Rent: $2,561MAI: 41 (Slight Seller's Advantage) Market Narrative: The market remains in a relative stasis in terms of sales to inventory. Prices have not been moving higher for several weeks. My Take: Largest inventory in our condo coverage at 150 units provides good selection. All quartiles showing impressive absorption with acceptable DOM. As with the Rockville single family market, I would likely attribute the price decreases and relist rate to aspirational pricing versus market weakness. 🏡 Silver Spring, MD – Single-Family Homes Median List Price: $695,000Median Price of New Listings: $699,900Price Per Square Foot: $319Average Days on Market: 47Median Days on Market: 21Price Decreased: 36%Price Increased: 0%Relisted: 8%Inventory: 182Median Rent: $3,200MAI: 52 (Strong Seller's Market) Market Narrative: In the last few weeks the market has achieved a relative stasis point in terms of sales to inventory. My Take: Strong absorption across most price points signals genuine demand depth. The second highest quartile with a medium price of $745,000 is likely the biggest challenge here, 10 homes hit the market but only 1 was absorbed. 🏢 Silver Spring, MD – Condos/Townhomes Median List Price: $262,000Median Price of New Listings: $314,750Price Per Square Foot: $245Average Days on Market: 72Median Days on Market: 49Price Decreased: 38%Price Increased: 1%Relisted: 8%Inventory: 164Median Rent: $1,975MAI: 44 (Slight Seller's Advantage) Market Narrative: In the last few weeks the market has achieved a relative stasis point in terms of sales to inventory. My Take: Entry-level opportunity with strong rental yields. The premium segment (Q1: $479K) shows excellent momentum while lower tiers require patience. Absorption overall outpaced inventory but the $312,500 quartile is the weakest here. Key Takeaways * Absorption Divergence by Price Point: Strong seller's markets like Rockville SF (13 new, 18 absorbed) and Gaithersburg condos (14 new, 20 absorbed) demonstrate healthy demand, while previously hot markets like Gaithersburg SF showing early weakness (18 new, only 7 absorbed) - suggesting buyer selectivity is intensifying. * Entry-Level Resilience vs. Mid-Tier Vulnerability: Bottom quartiles maintaining momentum across premium markets (Bethesda SF bottom quartile: 6 new, 7 absorbed at 21 DOM), while specific price points like Silver Spring's $745K segment (10 new, 1 absorbed) and the $500K threshold in multiple markets showing absorption challenges. * Aspirational Pricing vs. True Weakness: High price decrease rates in strong absorption markets (Rockville SF: 44% decreases but beating inventory in all quartiles) reflect seller pricing discipline rather than demand weakness, contrasting with genuine stagnation in ultra-luxury segments (Chevy Chase Q1: 0 absorption, 154 DOM). * Market Bifurcation at Community Level: Even within individual communities, stark performance splits emerging - Potomac's bottom two quartiles showing exceptional strength while $1.895M segment struggles, and Chevy Chase's clear division between moving bottom half and stalled top half. Post-holiday market dynamics suggest a bifurcated environment where well-priced properties continue to move efficiently while overpriced inventory accumulates, creating clear strategic pathways for both buyers and sellers willing to price realistically. Looking Ahead Watch for the $500K threshold across multiple communities as a potential inflection point for buyer resistance. Gaithersburg SF's early weakness signals (18 new, 7 absorbed) may preview broader market shifts in previously hot areas. Aspirational pricing corrections in strong absorption markets like Rockville suggest sellers are adjusting expectations without fundamental demand erosion. The bifurcated performance within premium communities indicates pricing precision will become increasingly critical through summer. As we move deeper into July expect to see more buyer opportunities. Ready to move? For Buyers: Post-holiday inventory refresh creates opportunities, especially in luxury segments showing pricing flexibility. Get strategic insights and early access: https://zenlist.com/a/corey.feldman [https://zenlist.com/a/corey.feldman] For Sellers: Market dynamics favor realistic pricing strategies with 35-44% reduction rates signaling negotiation-heavy environment. Get your data-driven market analysis: https://bit.ly/dcmetrocma [https://bit.ly/dcmetrocma] Questions about these evolving summer dynamics? Let's discuss your specific situation at 301-564-3058. Here's to a successful week ahead! This is a public episode. If you would like to discuss this with other subscribers or get access to bonus episodes, visit thefeldmangroup.substack.com [https://thefeldmangroup.substack.com?utm_medium=podcast&utm_campaign=CTA_1]

Market Monday

Good morning, and welcome to this week’s Market Monday. Our Weekend Market Pulse showed competition surged to 61% of new contracts netting an average of 1.6 offers. Inspection waivers fell from 50% to 21%, as 35% of buyers chose full inspections and 35% opted for pass/fail. Pricing outcomes split: 61% paid above list, 30% below, and just 9% at list. Altos Research data for the week ending June 29 shows steady inventory levels across Montgomery County, mixed demand signals and varied pricing pressure. 🏡 Bethesda, MD – Single-Family Homes * Median List Price: $2,050,000 * Median Price of New Listings: $1,621,900 * Price per Square Foot: $447 * Average Days on Market: 74 * Median Days on Market: 42 * Price Decreased: 33% * Price Increased: 1% * Relisted: 14% * Inventory: 151 * Median Rent: $5,400 * Market Action Index: 41, slight seller’s advantage Market Narrative: Sales and inventory have reached a stasis point, yet prices drift lower. Supply still favors sellers, so price declines will be light and uneven. My Take: Bethesda is showing some weakness, especially in the upper two quartiles. But even the bottom two quartiles, inventory is outpacing absorption. At a medium price of $3,662,500, the top quartiles is crawling at 84 days on market. That said Days on Market in the bottom $1,150,000 median price range is a healthy 21 days. 🏢 Bethesda, MD – Condos/Townhomes * Median List Price: $434,750 * Median Price of New Listings: $862,450 * Price per Square Foot: $345 * Average Days on Market: 40 * Median Days on Market: 32 * Price Decreased: 42% * Price Increased: 0% * Relisted: 4% * Inventory: 48 * Median Rent: $3,030 * Market Action Index: 42, slight seller’s advantage Market Narrative: More condos are available and demand has softened, which pushes prices lower. A sustained uptick in the index will signal a return to firmer pricing. My Take: Days on market were under 30 for three of four segments. While the second quartile with a median price of $349,950 is at 49 days, only 1 new unit was added while three were absorbed. 🏡 Chevy Chase, MD – Single-Family Homes * Median List Price: $2,199,800 * Median Price of New Listings: $2,485,000 * Price per Square Foot: $540 * Average Days on Market: 90 * Median Days on Market: 42 * Price Decreased: 40% * Price Increased: 0% * Relisted: 16% * Inventory: 57 * Median Rent: $5,300 * Market Action Index: 37, slight seller’s advantage Market Narrative: Sales and inventory sit in balance, yet prices edge lower. Watch for an index uptick to mark price stability. My Take: I am seeing some weakness here, inventory out paced absorption in all but the second quartile with a median price of $1,925,000, which had zero new inventory or absorption this week. 🏢 Chevy Chase, MD – Condos/Townhomes * Median List Price: $474,900 * Median Price of New Listings: $945,000 * Price per Square Foot: $407 * Average Days on Market: 89 * Median Days on Market: 56 * Price Decreased: 42% * Price Increased: 0% * Relisted: 10% * Inventory: 71 * Median Rent: $2,765 * Market Action Index: 31, slight seller’s advantage Market Narrative: The market has eased and prices have plateaued. If the index resumes its climb, prices will follow. A drop into buyer territory will trigger downward pressure. My Take: Overall 3 units were added and 4 were absorbed. Interestingly 3 of the 4 absorbed where in the third quartile with a median price of $350,000. 🏡 Gaithersburg, MD – Single-Family Homes * Median List Price: $889,000 * Median Price of New Listings: $874,900 * Price per Square Foot: $257 * Average Days on Market: 70 * Median Days on Market: 42 * Price Decreased: 40% * Price Increased: 1% * Relisted: 11% * Inventory: 87 * Median Rent: $3,200 * Market Action Index: 46, strong seller’s market Market Narrative: Sales and inventory are stable, and prices have not moved higher. Inventory remains low, keeping the market firmly in seller territory. My Take: All four tiers absorbed at or above new supply. The bottom two tiers sold in under 30 days, underscoring broad‐based strength. 🏢 Gaithersburg, MD – Condos/Townhomes * Median List Price: $475,000 * Median Price of New Listings: $500,000 * Price per Square Foot: $285 * Average Days on Market: 40 * Median Days on Market: 21 * Price Decreased: 35% * Price Increased: 1% * Relisted: 7% * Inventory: 89 * Median Rent: $2,250 * Market Action Index: 55, strong seller’s market Market Narrative: Demand outpaces supply and prices remain on an upward trend. Expect continued strength unless the index shifts lower. My Take: Three of four tiers cleared new listings, with even the slowest segment selling in 24 days. That rapid turnover sustains price momentum. 🏡 Germantown, MD – Single-Family Homes * Median List Price: $799,995 * Median Price of New Listings: $749,995 * Price per Square Foot: $265 * Average Days on Market: 48 * Median Days on Market: 28 * Price Decreased: 26% * Price Increased: 0% * Relisted: 16% * Inventory: 38 * Median Rent: $2,598 * Market Action Index: 45, strong seller’s market Market Narrative: The market has cooled and prices have plateaued. Sellers still hold the edge, but watch the index for early signs of a shift. My Take: There is some weakness here but I do see signs of strength. Bottom two quartiles show 7-14 days on market and the third quartile at the $850,000 median price, absorption outpaced inventory 3 to 1. 🏢 Germantown, MD – Condos/Townhomes * Median List Price: $367,750 * Median Price of New Listings: $435,000 * Price per Square Foot: $263 * Average Days on Market: 44 * Median Days on Market: 25 * Price Decreased: 42% * Price Increased: 2% * Relisted: 6% * Inventory: 84 * Median Rent: $2,011 * Market Action Index: 54, strong seller’s market Market Narrative: Despite a dip in the index, demand remains strong enough to keep the market in seller territory. A renewed index rise will lift prices again. My Take: There was a surge of inventory in the top $535,000 median price quartile, 7 unit and only 1 absorbed, yet days on market still only sits a healthy 35 but I wouldn’t be surprised to see a drag on days on market in that quartile next week. The bottom 2 quartiles, absorption is matching new inventory. 🏡 Kensington, MD – Single-Family Homes * Median List Price: $1,095,000 * Median Price of New Listings: $1,049,500 * Price per Square Foot: $352 * Average Days on Market: 69 * Median Days on Market: 49 * Price Decreased: 42% * Price Increased: 3% * Relisted: 12% * Inventory: 33 * Median Rent: $4,075 * Market Action Index: 49, strong seller’s market Market Narrative: More homes are available and demand has softened, yet prices hold firm. It may take several weeks of slack demand before prices dip. My Take: Once again I ams seeing more strength than Altos. Top two quartiles absorption met inventory and it exceeded inventory in the bottom two. 🏡 Poolesville, MD – Single-Family Homes * Median List Price: $1,000,000 * Median Price of New Listings: $574,900 * Price per Square Foot: $285 * Average Days on Market: 123 * Median Days on Market: 42 * Price Decreased: 20% * Price Increased: 0% * Relisted: 0% * Inventory: 10 * Median Rent: $3,500 * Market Action Index: 37, slight seller’s advantage Market Narrative: The market has cooled and prices have moved lower. Watch the index for signs of a rebound in demand. My Take: Sample size is small here, and this market will be very property specific, but we did have only 1 unit added and two absorbed. 🏡 Potomac, MD – Single-Family Homes * Median List Price: $1,799,949 * Median Price of New Listings: $1,250,000 * Price per Square Foot: $355 * Average Days on Market: 81 * Median Days on Market: 39 * Price Decreased: 29% * Price Increased: 0% * Relisted: 10% * Inventory: 72 * Median Rent: $5,325 * Market Action Index: 42, slight seller’s advantage Market Narrative: More supply has pushed prices lower. A rebound in the index will signal stabilizing or rising prices. My Take: Absorption significantly outpaced inventory. 5 units added and 16 absorbed! 7 absorptions in the $2,062,500 median price quartile. In the bottom quartile with a median price of $1,224,000 absorption is matching inventory and we are at a blazing 14 days on market. I see some strength here and neighborhood like Fox Hills West, are particularly well suited. 🏡 Rockville, MD – Single-Family Homes * Median List Price: $854,500 * Median Price of New Listings: $704,000 * Price per Square Foot: $329 * Average Days on Market: 51 * Median Days on Market: 35 * Price Decreased: 48% * Price Increased: 1% * Relisted: 6% * Inventory: 80 * Median Rent: $3,500 * Market Action Index: 54, strong seller’s market Market Narrative: The market has cooled and prices have flattened, yet demand keeps it squarely in seller territory. My Take: Absorption met or beat inventory in bottom 3 quartiles. Days on Market for those three are also healthy. Weakness is in the top quartile with a median price of $1,394,500. 🏢 Rockville, MD – Condos/Townhomes * Median List Price: $449,900 * Median Price of New Listings: $346,200 * Price per Square Foot: $339 * Average Days on Market: 62 * Median Days on Market: 35 * Price Decreased: 30% * Price Increased: 1% * Relisted: 9% * Inventory: 160 * Median Rent: $2,583 * Market Action Index: 40, slight seller’s advantage Market Narrative: Sales and inventory have balanced. Low supply still favors sellers, but renewed demand will lift prices. My Take: There was a pop in inventory in the bottom quartile, 7 new units and no absorption, something to keep an eye on but given the median days on market, I’m not overly concerned. 🏡 Silver Spring, MD – Single-Family Homes * Median List Price: $690,000 * Median Price of New Listings: $689,000 * Price per Square Foot: $323 * Average Days on Market: 43 * Median Days on Market: 28 * Price Decreased: 34% * Price Increased: 1% * Relisted: 11% * Inventory: 166 * Median Rent: $3,100 * Market Action Index: 54, strong seller’s market Market Narrative: Sales and inventory are in stasis, yet demand holds the market firmly in seller territory. My Take: Absorption met or exceeded supply in three tiers, and even the slowest segment sold in 31 days. That speed keeps the market hot. 🏢 Silver Spring, MD – Condos/Townhomes * Median List Price: $258,950 * Median Price of New Listings: $340,000 * Price per Square Foot: $244 * Average Days on Market: 70 * Median Days on Market: 42 * Price Decreased: 38% * Price Increased: 2% * Relisted: 10% * Inventory: 164 * Median Rent: $1,972 * Market Action Index: 43, slight seller’s advantage Market Narrative: Home sales outstrip supply and the index has trended higher for weeks. Continued strength could push prices up soon. My Take: Two tiers outpaced listings, including the top quartile at 21 days on market. Lower tiers hovered around 42 to 84 days, producing a strong but mixed market. Key Takeaways * Competition is up: 61% of new contracts had multiple offers. * Fewer waivers: Only 21% of buyers waived inspections down from 50 the previous week. * Price splits: 61% sold above list, 30% below. * Bethesda & Chevy Chase: Higher-end homes are sitting longer, especially above $2M. * Potomac: Fast moving market this week, with 16 absorptions and just 5 new listings. * Gaithersburg is the steadiest market this week: All four price tiers absorbed at or above supply, with homes under $900K selling in under 30 days. * Kensington, Gaithersburg & Silver Spring: Strong absorption in 3 of 4 price tiers, with homes often selling in under 30 days. Looking Ahead * A small drop in mortgage rates could pull more buyers into segments above $900,000. * Germantown & Rockville condos: Sudden inventory spikes could slow down those segments next week. Ready to Navigate This Shifting Market? For Buyers: Market fragmentation creates opportunities for prepared buyers. Get strategic insights and early access: https://zenlist.com/a/corey.feldman [https://zenlist.com/a/corey.feldman] For Sellers: With some markets shifting to buyer's advantage, accurate pricing is critical. Get your data-driven market analysis: https://bit.ly/dcmetrocma [https://bit.ly/dcmetrocma] Questions about these evolving dynamics? Let's discuss your specific situation at 301-564-3058. Have a great day This is a public episode. If you would like to discuss this with other subscribers or get access to bonus episodes, visit thefeldmangroup.substack.com [https://thefeldmangroup.substack.com?utm_medium=podcast&utm_campaign=CTA_1]