Real Estate, Real Stories with Corey Feldman Podcast

Weekend Market Pulse: July 20, 2025

Jul 2000:00:48Tap to summarize

\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 summerNo 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

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Market Monday - July 14, 2025

Jul 1400:21:18Tap to summarize

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 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 InventoryBefore 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 HomesMedian 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/TownhomesMedian 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 HomesMedian 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/TownhomesMedian 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 HomesMedian 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/TownhomesMedian 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 HomesMedian 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/TownhomesMedian 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 HomesMedian 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 HomesMedian 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, wh...

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Weekend Market Pulse: July 2-9

Jul 1100:00:53Tap to summarize

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

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Market Monday

Jul 700:21:47Tap to summarize

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 priceMy 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 HomesMedian 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/TownhomesMedian 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 HomesMedian 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/TownhomesMedian 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 HomesMedian 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/TownhomesMedian 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 HomesMedian 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/TownhomesMedian 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 HomesMedian 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 HomesMedian 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 HomesMedian 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, ...

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Market Monday

Jun 3000:17:36Tap to summarize

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 advantageMarket 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 advantageMarket 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 advantageMarket 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 advantageMarket 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 marketMarket 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 marketMarket 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 marketMarket 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 marketMarket 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 marketMarket 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 advantageMarket 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 advantageMarket 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 Mark...

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Weekend Market Pulse

Jun 2700:01:22Tap to summarize

Happy Friday, everyone! If you've been in the DC area, you know it has been hot. We finally have a little bit of a break from the heat wave. Perfect weekend to go check out some open houses!Here's what this week's data for my brokerage is showing.Competition is surging. 61% of new contracts had multiple offers. That's up from 50% last week. Those competitive properties averaged 1.6 offers each compared to 0.9 the previous week.Buyers want more protection though. Last week, half waived inspections. This week, only 21% are waiving. 35% want full inspections. Another 35% opted for pass/fail inspections.Pricing outcomes tell an interesting story though. 61% of buyers paid above list, up from 50% last week. Yet 30% negotiated below list, up from just 10%. Only 9% paid at list.The market is splitting. Well-priced homes in great condition can spark bidding wars, while properties that need work or are overpriced sit longer and sell for less. These patterns vary significantly by location and property type though, which is why I'll break it down in detail on Market Monday.Got questions? Call 301-564-3058 and remember, I'm here to help you love where you live.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

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Market Monday: Tuesday edition

Jun 2400:24:24Tap to summarize

Good morning! Quick note, apologies for getting this out a day late. My wife's out of town and I've had my hands full with the kids!Our Weekend Market Pulse showed an interesting shift: while more properties are seeing competition (50% vs 43% last week), that competition is cooling with an average of just 0.9 offers per property compared to 1.2 last week. Half of buyers continue waiving inspections when they find the right home, and pricing outcomes remain seller-favorable with 90% of contracts at or above list price. This week's data reveals how this selective competition is playing out across Montgomery County's diverse submarkets.Montgomery County Market Breakdown by Community and Property Type🏡 Bethesda, MD – Single-Family HomesMedian List Price: $2,050,000 (⬇️ from $2,097,000)Median Price of New Listings: $1,621,900 (⬆️ from $1,522,000)Price Per Square Foot: $447 (⬇️ from $452)Average Days on Market: 74 (⬇️ from 76)Median Days on Market: 42 (↔️ from 42)Price Decreased: 33% (⬇️ from 39%)Price Increased: 1% (↔️ from 1%)Relisted: 14% (⬇️ from 15%)Inventory: 151 (⬆️ from 132)Median Rent: $5,400 (⬇️ from $5,500)MAI: 31 (⬇️ from 42) (📊 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. Technically supply levels indicate this is a Seller's market so it is likely that the downward pricing pressure will be light or variable.My Take: The pace a property sells is quartile specific. Properties with a medium price of $1,150,000 go in 22 days. But go to $1,759,950 and the days on market double. At $3,662,500 DOM is 84. That said there is clear signs of weakness given that even in the bottom quartile absorption is not keeping up with new listing, hence the downward pressure on pricing. 🏢 Bethesda, MD – Condos/TownhomesMedian List Price: $434,750 (⬇️ from $436,499)Median Price of New Listings: $434,750 (⬇️ from $1,525,000)Price Per Square Foot: $345 (⬇️ from $356)Average Days on Market: 53 (⬇️ from 69)Median Days on Market: 42 (↔️ from 42)Price Decreased: 42% (⬇️ from 48%)Price Increased: 0% (↔️ from 0%)Relisted: 2% (↔️ from 2%)Inventory: 48 (⬆️ from 46)Median Rent: $3,030 (⬆️ from $3,020)MAI: 45 (⬆️ from 40) (📈 Strong Seller's Market)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.My Take: The improved DOM and reduced price cuts suggest stabilization. Additionally absorption met inventory in 3 of 4 quartiles.🏡 Chevy Chase, MD – Single-Family HomesMedian List Price: $2,199,800 (⬆️ from $2,174,900)Median Price of New Listings: $2,485,000 (⬆️ from $1,829,500)Price Per Square Foot: $540 (⬆️ from $536)Average Days on Market: 90 (⬇️ from 94)Median Days on Market: 42 (↔️ from 42)Price Decreased: 40% (⬇️ from 46%)Price Increased: 0% (↔️ from 0%)Relisted: 16% (⬇️ from 19%)Inventory: 57 (⬆️ from 52)Median Rent: $5,300 (⬆️ from $4,995)MAI: 22 (⬇️ from 41) (📊 Slight Buyer'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.My Take: The MAI plummeting from 41 to 22 marks Chevy Chase's shift to a buyer's market! Despite aggressive new listing pricing, 40% still require cuts.🏢 Chevy Chase, MD – Condos/TownhomesMedian List Price: $465,000 (⬇️ from $475,000)Median Price of New Listings: $306,500 (⬆️ from $233,500)Price Per Square Foot: $401 (⬇️ from $406)Average Days on Market: 84 (⬇️ from 86)Median Days on Market: 49 (⬇️ from 63)Price Decreased: 42% (⬇️ from 43%)Price Increased: 0% (↔️ from 0%)Relisted: 10% (⬆️ from 8%)Inventory: 71 (⬇️ from 75)Median Rent: $2,765 (⬆️ from $2,693)MAI: 40 (⬆️ from 31) (📊 Slight Seller's Advantage)Market Narrative: The market has started cooling and prices have recently plateaued. Since we're in the Seller's zone, watch for changes in MAI.My Take: The improved DOM and rising MAI suggest renewed activity, but the increased relist rate and persistent 42% price cuts indicate ongoing pricing challenges. That said absorption is generally outpacing inventory so I wouldn’t be surprised to see a rebound in next weeks numbers. 🏡 Gaithersburg, MD – Single-Family HomesMedian List Price: $889,000 (⬇️ from $912,450)Median Price of New Listings: $874,900 (⬆️ from $809,500)Price Per Square Foot: $257 (↔️ from $257)Average Days on Market: 70 (⬆️ from 64)Median Days on Market: 42 (⬆️ from 35)Price Decreased: 40% (⬇️ from 42%)Price Increased: 1% (⬆️ from 0%)Relisted: 11% (⬆️ from 9%)Inventory: 87 (⬇️ from 96)Median Rent: $3,200 (⬇️ from $3,250)MAI: 65 (⬆️ from 44) (📈 Strong Seller's Market)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: Despite the strong MAI jump, increasing DOM and relist rates suggest buyers remain selective. The market shows conflicting signals, that said absorption is outpacing inventory in all 4 quartiles and the bottom two show days on market at under 30 days. 🏢 Gaithersburg, MD – Condos/TownhomesMedian List Price: $464,450 (⬆️ from $459,450)Median Price of New Listings: $480,000 (⬇️ from $505,000)Price Per Square Foot: $274 (↔️ from $274)Average Days on Market: 37 (⬇️ from 39)Median Days on Market: 21 (⬇️ from 25)Price Decreased: 33% (⬇️ from 35%)Price Increased: 0% (↔️ from 0%)Relisted: 4% (⬇️ from 8%)Inventory: 92 (↔️ from 92)Median Rent: $2,250 (↔️ from $2,250)MAI: 61 (⬆️ from 55) (📈 Strong Seller's Market)Market Narrative: The market continues to get hotter. More sales demand and fewer homes listed have contributed to a relatively long run of increasing prices.My Take: The improving metrics across the board, faster sales, fewer price cuts, reduced relisting, confirm genuine market strength here. Moreover 3 of 4 quartiles absorption outpaced inventory, and the one quartile that didn’t stilled averaged only 14 days on market!🏡 Germantown, MD – Single-Family HomesMedian List Price: $850,000 (↔️ from $850,000)Median Price of New Listings: $800,000 (⬆️ from $799,000)Price Per Square Foot: $269 (⬆️ from $252)Average Days on Market: 48 (⬇️ from 56)Median Days on Market: 28 (⬇️ from 35)Price Decreased: 34% (⬇️ from 42%)Price Increased: 0% (↔️ from 0%)Relisted: 9% (⬆️ from 6%)Inventory: 35 (⬆️ from 31)Median Rent: $2,598 (⬇️ from $2,700)MAI: 33 (⬇️ from 54) (📊 Slight Seller's Advantage)Market Narrative: The market has started cooling and prices have recently plateaued. Since we're in the Seller's zone, watch for changes in MAI.My Take: The dramatic MAI drop from 54 to 33 signals significant demand deterioration, though improved DOM suggests properly priced homes still move.🏢 Germantown, MD – Condos/TownhomesMedian List Price: $340,000 (⬆️ from $335,000)Median Price of New Listings: $399,900 (⬆️ from $332,499)Price Per Square Foot: $264 (⬆️ from $260)Average Days on Market: 45 (⬆️ from 43)Median Days on Market: 28 (↔️ from 28)Price Decreased: 42% (↔️ from 42%)Price Increased: 1% (⬇️ from 3%)Relisted: 7% (⬇️ from 8%)Inventory: 73 (⬇️ from 77)Median Rent: $2,011 (⬆️ from $2,001)MAI: 73 (⬆️ from 57) (📈 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 strong MAI surge to 73 contradicts the narrative, this market shows genuine heat with aggressive new listing pricing up 20% week-over-week. Not to mention absorption in all 4 quartiles met or meet or beat inventory!🏡 Kensington, MD – Single-Family HomesMedian List Price: $1,087,500 (↔️ from $1,087,500)Median Price of New Listings: $759,000 (⬇️ from $1,296,250)Price Per Square Foot: $363 (⬇️ from $374)Average Days on...

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Weekend Market Pulse

Jun 2100:00:55Tap to summarize

Hope everyone's having a fantastic weekend! Here's what this week's data shows.Competition is spreading but becoming less intense. While 50% of contracts received multiple offers compared to 43% last week, they're averaging just 0.9 offers per property versus 1.2 last week.Half of buyers are still waiving inspections when they find the right property. And pricing outcomes remain strong with 50% paying above list, 40% at list, and only 10% below.This points to increased market segmentation and more opportunities for selective buyers, but well-positioned sellers still hold the advantage.Detailed community analysis coming Monday.Questions? Call 301-564-3068 and remember I'm here to help you love where you live.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

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Market Monday

Jun 1600:25:03Tap to summarize

Good morning! The market segmentation we've been tracking continues to deepen. This week's Montgomery County-wide data confirms what our Weekend Pulse revealed; we're operating in two distinct markets simultaneously. In one, properly priced properties still draw multiple offers and waived contingencies. In the other, overpriced listings accumulate days on market and require repeated price cuts. Please note, I have made a small change to the community section. While ALTOS does an amazing job at market intelligence, it occasionally misses a bit a nuance, so I am adding my take, for each community, as well! Montgomery County Market Breakdown by Community and Property Type🏡 Bethesda, MD – Single-Family HomesMedian List Price: $2,097,000 (⬆️ from $2,025,000)Median Price of New Listings: $1,522,000 (⬇️ from $1,549,000)Price Per Square Foot: $452 (⬇️ from $455)Average Days on Market: 76 (⬆️ from 75)Median Days on Market: 42 (⬆️ from 39)Price Decreased: 39% (⬇️ from 40%)Price Increased: 1% (↔️ from 1%)Relisted: 15% (⬆️ from 14%)Inventory: 132 (⬆️ from 130)Median Rent: $5,500 (↔️ from $5,500)MAI: 42 (⬇️ from 43) (📊 Slight Seller's Advantage)Market Narrative: Home sales have been exceeding new inventory for several weeks. However prices have not yet stopped falling. Since the market is already in the Seller's zone, expect prices to level off very soon. Should the sales trend continue expect that prices could climb from there.My Take: The continued price cuts and persistent relist rate suggest downward pressure on pricing.🏢 Bethesda, MD – Condos/TownhomesMedian List Price: $$436,499 (↔️ from $436,499)Median Price of New Listings: $1,525,000 (⬆️ from $449,000)Price Per Square Foot: $356 (↔️ from $356)Average Days on Market: 69 (⬆️ from 63)Median Days on Market: 42 (⬆️ from 39)Price Decreased: 48% (⬆️ from 42%)Price Increased: 0% (↔️ from 0%)Relisted: 2% (⬇️ from 8%)Inventory: 46 (⬇️ from 48)Median Rent: $$3,020 (⬇️ from $3,029)MAI: 40 (⬇️ from 41) (📊 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. My Take: While I am anecdotally seeing a bump in activity in my personal business in this area, the increase in marketing time and price reductions are sending clear signals of a softening market. 🏡 Chevy Chase, MD – Single-Family HomesMedian List Price: $2,174,900 (↔️ from $2,174,900)Median Price of New Listings: $1,829,500 (⬇️ from $1,947,500)Price Per Square Foot: $536 (↔️ from $536)Average Days on Market: 94 (⬆️ from 84)Median Days on Market: 42 (⬆️ from 35)Price Decreased: 46% (⬆️ from 37%)Price Increased: 0% (↔️ from 0%)Relisted: 19% (↔️ from 19%)Inventory: 52 (↔️ from 52)Median Rent: $4,995 (⬇️ from $5,148)MAI: 41 (⬇️ from 42) (📊 Slight Seller's Advantage)Market Narrative: Home sales have been exceeding new inventory for several weeks. However prices have not yet stopped falling. Since the market is already in the Seller's zone, expect prices to level off very soon. Should the sales trend continue expect that prices could climb from there.My Take: The continued price cuts, increase in Days on Market, and persistent relist rate suggest downward pressure on pricing.🏢 Chevy Chase, MD – Condos/TownhomesMedian List Price: $475,000 (⬇️ from $495,000)Median Price of New Listings: $233,500 (⬇️ from $550,000)Price Per Square Foot: $406 (⬇️ from $410)Average Days on Market: 86 (⬆️ from 78)Median Days on Market: 63 (⬆️ from 49)Price Decreased: 43% (⬆️ from 33%)Price Increased: 0% (↔️ from 0%)Relisted: 8% (⬇️ from 9%)Inventory: 75 (⬇️ from 79)Median Rent: $2,693 (⬆️ from $2,690)MAI: 31 (↔️ from 31) (📊 Slight Seller's Advantage)Market Narrative: The market has been cooling over time and prices have recently flattened. Despite the consistent decrease in Market Action Index (MAI), we're in a Seller's Market (where significant demand leaves little inventory available). If the MAI begins to climb, prices will likely follow suit. If the MAI drops consistently or falls into the Buyer's zone, watch for downward pressure on prices.My Take: The continued price cuts, increase in Days on Market, and persistent relist rate suggest downward pressure on pricing.🏡 Gaithersburg, MD – Single-Family HomesMedian List Price: $912,450 (⬆️ from $897,450)Median Price of New Listings: $809,500 (⬇️ from $877,000)Price Per Square Foot: $257 (↔️ from $257)Average Days on Market: 64 (⬇️ from 66Median Days on Market: 35 (⬆️ from 28)Price Decreased: 42% (⬆️ from 38%)Price Increased: 0% (↔️ from 0%)Relisted: 9% (⬇️ from 10%)Inventory: 96 (⬆️ from 92)Median Rent: $3,250 (⬇️ from $3,475)MAI: 44 (⬇️ from 45) (📈 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 so watch changes in the MAI. If the market heats up, prices are likely to resume an upward climb.My Take: The continued price cuts, increase in Days on Market, and persistent relist rate suggest downward pressure on pricing.🏢 Gaithersburg, MD – Condos/TownhomesMedian List Price: $459,450 (⬆️ from $445,000)Median Price of New Listings: $505,000 (⬆️ from $440,000)Price Per Square Foot: $274 (⬇️ from $275)Average Days on Market: 39 (⬇️ from 48)Median Days on Market: 25 (⬇️ from 28)Price Decreased: 35% (⬇️ from 38%)Price Increased: 0% (⬇️ from 1%)Relisted: 8% (↔️ from 8%)Inventory: 92 (⬆️ from 72)Median Rent: $2,250 (⬆️ from $2,126)MAI: 55 (⬇️ from 57) (📈 Strong Seller's Market)Market Narrative: The market continues to get hotter. More sales demand and fewer homes listed have contributed to a relatively long run of increasing prices.My Take: We are seeing similar patters but given the spike in inventory was met with decent absorption; this market is comparably strong. 🏡 Germantown, MD – Single-Family HomesMedian List Price: $850,000 (⬆️ from $849,950)Median Price of New Listings: $799,000 (↔️ from $799,450)Price Per Square Foot: $252 (⬇️ from $262)Average Days on Market: 56 (↔️ from 56)Median Days on Market: 35 (↔️ from 35)Price Decreased: 42% (⬆️ from 36%)Price Increased: 0% (↔️ from 0%)Relisted: 6% (⬇️ from 7%)Inventory: 31 (⬆️ from 28)Median Rent: $2,700 (⬆️ from $2,650)MAI: 54 (⬇️ from 56) (📈 Strong Seller's Market)Market Narrative: The market has started cooling and prices have recently plateaued. Since we're in the Seller's zone, watch for changes in MAI. If the MAI resumes its climb, prices will likely follow suit. If the MAI drops consistently or falls into the Buyer's zone, watch for downward pressure on prices.My Take: The increasing price cuts and persistent relist rate suggest downward pressure on pricing.🏢 Germantown, MD – Condos/TownhomesMedian List Price: $335,000 (⬇️ from $339,000)Median Price of New Listings: $332,499 (⬇️ from $420,000)Price Per Square Foot: $260 (⬆️ from $258)Average Days on Market: 43 (↔️ from 43)Median Days on Market: 28 (↔️ from 28)Price Decreased: 42% (⬆️ from 40%)Price Increased: 3% (⬆️ from 1%)Relisted: 8% (↔️ from 8%)Inventory: 77 (↔️ from 77)Median Rent: $2,001 (⬆️ from $1,995)MAI: 57 (↔️ from 57) (📈 Strong Seller's Market)Market Narrative: The market has been cooling over time and prices have recently flattened. Despite the consistent decrease in Market Action Index (MAI), we're in a Seller's Market (where significant demand leaves little inventory available). If the MAI begins to climb, prices will likely follow suit. If the MAI drops consistently or falls into the Buyer's zone, watch for downward pressure on prices.My Take: While we are seeing similar patterns in the metrics, this is a fairly strong market. Absorption met or beat new listings in 3 of 4 quartiles. 🏡 Kensington, MD – Single-Family HomesMedian List Price: $1,087,500 (⬇️ from $1,125,000)Median Price of New Listings: $1,296,250 (⬆️ from $1,072,500)Pr...

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Weekend Market Pulse

Jun 1300:00:54Tap to summarize

Happy Friday everyone!Competition remains selective with 43% of new contracts receiving multiple offers, averaging 1.2 offers per property. Buyers are being choosy about where they compete.When buyers do find the right property, they're still willing to take risks. 57% had no inspection contingencies this week.On pricing, 36% of buyers paid above list price, 43% negotiated to list price, and 21% secured below-list deals.The bottom line is selective competition for well-positioned properties.We'll have more detailed analysis and community by community breakdown on Monday.Got questions? Call me at 301-564-3068 and remember I'm here to help you love where you live.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

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