Ambler stayed competitive even with rates near 7%
Rates have been a real headwind. Patricia Pezick's site reported mortgage rates hovering in the 6.75% to 7% range for Montgomery County borrowers as of September 8, 2026. That is a meaningful monthly payment. And yet, buyers in Ambler kept showing up.
The Real Estate Data Aggregator counted 114 homes sold in ZIP 19002 in the three months ending July 31, 2026. That share going under contract within two weeks was up 5.5 points from the same period a year before. Waiting for the pace to slow did not pay off for buyers who tried.
Sellers got more than list price, more often
The Real Estate Data Aggregator shows 59.7% of homes sold above list price. That share rose 4 points from the same three months in 2025. The average sale came in at 103.6% of list. That does not happen without strong preparation and sharp pricing.
The median price climbed, even as the national picture was quieter
The Real Estate Data Aggregator put the median sale price in ZIP 19002 at $817,500 for the three months ending July 31, 2026. That is up 13.5% from the same period a year before. Patricia Pezick's site estimated Montgomery County prices were roughly 2% to 3% higher than a year ago. The Federal Housing Finance Agency reported U.S. house prices rose 2.6% from July 2025 to July 2026. Ambler ran ahead of both.
A small honest note: fewer homes sold, and supply is slightly looser
The Real Estate Data Aggregator counted 114 homes sold, down 8.1% from a year before. Homes for sale rose 11.5% to 58. Months of supply moved up 0.3 months to 1.6. That is still a very lean market. But buyers do have a little more to look at than they did last year.
Nationally, Realtor.com reported that price cuts hit 20.8% of listings in September, the highest since October 2022. Ambler has not shown that pattern. Even so, it is a reminder that pricing carefully still matters here.
Pending sales point to continued activity
The Real Estate Data Aggregator counted 121 pending sales in the same period. That is up 4.3% from a year before. New listings also rose 1.6% to 126. Buyers and sellers were both active.
- In the three months ending July 31, 2026, Ambler's ZIP 19002 held a median sale price of $817,500, a 21-day median time on market, and a 103.6% sale-to-list ratio.
- Nearly 3 in 4 homes went under contract within two weeks.
- Rates near 7% slowed some volume, but well-priced homes still moved fast and sold above list.
One thing to keep in mind: these are ZIP code numbers. One street can read very differently from the whole 19002 picture. If you want to know what the data says about your specific block, just reach out.
Your next step
(610) 405-3736Text me your address and I will send back where your Ambler home sits against the 59.7% that sold above list price and the $817,500 median, based on what actually closed near you. Takes a day, costs nothing.
Text me- Real Estate Data Aggregator numbers for ZIP 19002, the three months ending July 31, 2026, compared with the same months of 2025. Real Estate Data Aggregator last updated them on Sep 3, 2026.
- Patricia Pezick's site: Buy a Home Now or Wait Until Spring 2027? | Montgomery County PA, Sep 8, 2026
- Federal Housing Finance Agency: FHFA House Price Index® Up 0.3 Percent in July; Up 2.6 Percent from Last Year | FHFA, Sep 29, 2026
- Redfin: Redfin Reports U.S. Home Prices Rose 0.25% From a Month Earlier in August, Sep 22, 2026
- Realtor.com: September 2026 Monthly Housing Trends: Price Cuts Hit 4-Year Highs as Mortgage Rates Top 7%, Sep 30, 2026
- Realtor.com: August 2026 Rental Report: Rents Fall for 37th Straight Month as Concessions Give Renters More Leverage, Sep 17, 2026