Are you outgrowing your current home but want to stay rooted in Montgomery County? You are not alone. Many local owners are weighing space, commute, and school priorities as they plan a move-up purchase. In this guide, you will learn what your budget typically buys, how to time a sale and purchase with less stress, what taxes and closing costs to expect, and how to compare neighborhoods like Silver Spring, Rockville, Bethesda, and beyond. Let’s dive in.
Montgomery County at a glance
Montgomery County’s market has normalized from the hyper-competitive years. As of early 2026, the county’s median sale price sits in the low six hundreds, with Redfin reporting about $593,000 in January 2026. City-level medians vary widely, with examples near $499,000 in Silver Spring, around $599,000 in Rockville, and roughly $1.2 million in Bethesda based on Realtor.com city snapshots. Use these as benchmarks, not hard rules.
Days on market have stretched compared to 2020–2022. Many submarkets show several weeks on market, with some segments reaching 40 to 70 days in early 2026. Condition and price band still drive how quickly homes move.
For commute context, the county’s mean travel time to work is about 32 to 33 minutes. You can use this as a baseline when comparing neighborhoods and routes. See the U.S. Census QuickFacts for details on the average commute time in Montgomery County. U.S. Census QuickFacts
Transit and projects to watch
The Purple Line light-rail project, connecting Bethesda, Silver Spring, College Park, and New Carrollton, is under construction. Expect long-term connectivity benefits along the corridor, plus construction impacts during buildout. Review the latest construction updates on the Purple Line project page. MDOT MTA Purple Line
If walkability and transit matter, note that downtown Silver Spring scores very high for walking and transit access. Explore a snapshot of walkability in the downtown area. Walk Score — Downtown Silver Spring
What your budget typically buys
Every micro-neighborhood is different. Compare recent sales and price per square foot for your target streets, not just the city name. Here is a practical overview for single-family move-up buyers.
Entry-level move-up: about $400k to $600k
In this bracket, you may see modest single-family homes or larger townhomes in parts of Silver Spring, Gaithersburg, and some areas of Rockville and nearby suburbs. Expect smaller lots and simpler finishes compared with closer-in luxury pockets. Many areas offer proximity to parks, shopping nodes, and established neighborhoods. School access varies by address. Always confirm school boundaries and programs directly with official resources.
Mid-tier move-up: about $600k to $1.0M
This range opens more detached options in Rockville and larger subdivisions around Shady Grove and the Intercounty Connector. You will often find more interior space and a yard while keeping practical transit access to the Red Line or major routes. Competition can tighten for updated homes near Metro, so plan your financing and offer strategy early.
Upper tier: $1.0M and above
Expect premium pricing for closer-in locations like Bethesda and Potomac, where larger lots, renovated homes, and quick access to major job centers are common. If you are shopping in this range, discuss jumbo financing parameters with your lender early and budget for higher transfer and recordation tax exposure at closing.
Plan your timing and path to the next home
Move-up buyers usually coordinate two transactions. Your path will depend on your equity, risk tolerance, and the competitiveness of your target neighborhood.
When to list and shop
Spring and early summer bring more active buyers and typically more listings. That can help maximize your sale price, but it can also increase competition when you buy. In 2025 and early 2026, many Montgomery County areas showed rising inventory and longer days on market than during the pandemic peak. Check fresh data for your specific neighborhood, then choose a timeline that balances readiness, pricing, and purchase goals.
Three common strategies
- Sell first, then buy with rent-back. You list and sell your current home, then negotiate a short post-settlement occupancy so you can shop with cash in hand. This can reduce risk if you need your equity for the next down payment. Confirm occupancy terms, daily rent, and security deposit in the contract.
- Buy first with a bridge loan or buy-before-you-sell program. A short-term bridge loan lets you tap your existing equity to purchase a new home without a sale contingency. These loans often carry higher rates and fees and require strong credit and adequate equity. Learn the pros and cons of bridge financing. NerdWallet — Bridge Loans
- Make an offer with a home-sale contingency. This protects you if your current home must sell before you can close on the next. It is less competitive in hot segments, and sellers may use a kick-out clause to keep marketing their home. Consider this when the seller is flexible or when your target segment has more inventory.
Closing timeline basics
Most financed purchases close in about 30 to 45 days after contract acceptance. Faster or slower closings are possible with tight coordination among lender, title, and both parties. Allow time for appraisal, underwriting, and any negotiated repairs. For general process timing, review lender timeline expectations for mortgage pipelines. Mortgage Process Timing Overview
Understand local taxes and closing costs
Maryland assesses both a state and county transfer tax, and Montgomery County applies a tiered recordation tax that increases at higher price points. These line items can materially affect your net as a seller and your cash-to-close as a buyer.
- Maryland state transfer tax: generally 0.50 percent of the sale price, with a reduced rate for qualifying first-time Maryland homebuyers.
- Montgomery County transfer tax: generally 1.00 percent.
- Recordation tax: progressive, so the rate per tier changes as the sale price increases.
Use a local title company early for a transaction-specific estimate. You can review an overview of county transfer and recordation charges here. Capitol Title — MD Transfer & Recordation
For broader county tax information and resources, including homestead credits and calculators, visit the Montgomery County Department of Finance. Montgomery County Finance — Taxes
Typical closing costs include lender fees, title charges, and prepaids for buyers, often in the 2 to 4 percent of the loan amount range, depending on loan type and rate structure. Seller costs commonly include broker commissions, transfer and recordation taxes, and title-related fees. Exact figures vary and are negotiated in the listing agreement and purchase contract.
Neighborhood tradeoffs to consider
Silver Spring: transit and walkability
Downtown Silver Spring offers strong walkability and transit connectivity that many buyers value, with more mid-price options for townhomes and condos in surrounding areas. Expect tradeoffs around lot size if you prioritize being near Metro and downtown amenities. For a quick lens on walkability, see the area’s Walk Score profile. Downtown Silver Spring Walk Score
Rockville: balance of space and access
Rockville blends Red Line access with suburban neighborhoods that often have larger lots. MARC Brunswick Line service is another rail option for certain commutes. Review MARC information and fares as you map your daily route. MARC Service and Fares
Bethesda and Potomac: closer-in convenience
Closer proximity to central DC and robust retail and dining drives premium pricing here. Many buyers target these areas for shorter commutes and a wide range of community amenities. If schools are a priority for your household, consult official Montgomery County Public Schools resources for boundary and program information.
Gaithersburg and Germantown: more space for the budget
Farther-north suburbs often deliver more square footage and yard size at a given price point compared with closer-in neighborhoods. The tradeoff is a longer drive to central job hubs and greater car dependency. Test real drive times during your actual commute window to compare options fairly.
Purple Line corridor impacts
Neighborhoods near Purple Line stations are expected to gain long-term connectivity once service begins. If you plan to buy in these areas, weigh construction timing, station access, and your daily commute pattern. Get current updates before you finalize your timeline. Purple Line Construction Updates
Quick move-up checklist
Use this compact checklist to keep your plan on track.
- Pre-approval and financing options
- Get pre-approved with a local lender. If you anticipate overlap between homes, discuss bridge loans, HELOCs, or piggyback structures. Bridge Loan Overview
- Pricing, net proceeds, and taxes
- Request a comparative market analysis for your current home.
- Run net-proceeds scenarios that include state transfer tax, county transfer tax, and tiered recordation tax. Use a local title quote and a reference calculator to understand thresholds. MoCo Transfer & Recordation Calculator | Montgomery County Finance
- Strategy and timing
- Choose your path: sell first with rent-back, buy first with bridge financing, or write with a home-sale contingency. Align with your equity and risk tolerance.
- Target your list date for spring traffic when practical, but do not rush. Move-in readiness still matters.
- Replacement home due diligence
- Compare price per square foot, lot size, and recent comps for your specific micro-neighborhood.
- Test commute times during peak hours. Use the county’s 32 to 33 minute average as a baseline, then validate your route in real conditions. Census Commute Time
- Contract to close
- Coordinate lender, title, and both agents. Expect about 30 to 45 days for a typical financed purchase. Build a 7 to 10 day buffer for appraisal and underwriting.
Next steps
A smooth move-up starts with clarity on numbers, timing, and neighborhood fit. If you want a coordinated plan that covers listing prep, pricing, offer strategy, and a purchase timeline that protects your goals, reach out for one-on-one guidance. Request a Free Home Valuation and a customized purchase game plan tailored to your commute, budget, and must-haves. Connect with Teresa Burton to get started.
FAQs
What should a move-up buyer budget for taxes and fees in Montgomery County?
- Budget for Maryland state transfer tax at about 0.50 percent, Montgomery County transfer tax at about 1.00 percent, plus tiered recordation tax that rises with price; confirm an exact quote with a title company. Capitol Title — Overview | Montgomery County Finance
How long does a typical financed home purchase take to close in Maryland?
- Most financed purchases close in about 30 to 45 days after contract acceptance, depending on lender capacity, appraisal timing, and title work. Process Timing Overview
How does a rent-back help when I sell before I buy?
- A post-settlement occupancy lets you stay in your home for an agreed period after closing, giving you time to shop for your next place; terms, daily rent, and security deposit are negotiated in the contract.
What is a bridge loan and when should I consider one?
- A bridge loan is short-term financing that taps your current equity so you can make a non-contingent offer on your next home; it can improve competitiveness but often carries higher rates and fees. Bridge Loan Basics
How will the Purple Line affect home search decisions?
- Areas near future Purple Line stations may benefit from improved transit access; balance construction timing, station proximity, and your commute needs when comparing neighborhoods. Purple Line Updates
