Washington-Arlington-Alexandria, DC-VA-MD-WV · Maryland
Montgomery County
ZIP 20851
1.1M residents1,822 permits TTM$128,733 median HHI48 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$615,200
ACS 5-Year
Cap rate proxy
4.4%
FMR × 0.65 ÷ Home Value
Rent-to-income
18.9%
HUD FMR ÷ ACS HHI
Net migration
+2.17%
IRS SOI
Permits (TTM)
1,822
Census BPS
Climate risk
91.7
FEMA NRI (0–100)
ZIP 20851
Median home value
$615,200
Gross yield
4.3%
Buy Box score
0.4
Section 8 gap
8.4%
Affordability
P/I: 4.1R/I: 25.5%
Section 8 detail
SAFMR: $2,200Rent: $2,030Gap: 8.4%
ZIP code breakdown48 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Buy Box score ↓ | Section 8 gap |
|---|---|---|---|---|---|
| 20886 | $615,200 | $2,080 | 4.1% | 0.7 | 2.5% |
| 20866 | $615,200 | $2,460 | 4.8% | 0.6 | 21.2% |
| 20874 | $615,200 | $2,220 | 4.3% | 0.5 | 9.4% |
| 20852 | $615,200 | $2,840 | 5.5% | 0.5 | 39.9% |
| 20832 | $615,200 | $2,710 | 5.3% | 0.5 | 33.5% |
| 20871 | $615,200 | $2,610 | 5.1% | 0.4 | 28.6% |
| 20851 | $615,200 | $2,200 | 4.3% | 0.4 | 8.4% |
| 20879 | $615,200 | $2,160 | 4.2% | 0.4 | 6.4% |
| 20841 | $615,200 | $3,100 | 6.0% | 0.4 | 52.7% |
| 20853 | $615,200 | $2,270 | 4.4% | 0.4 | 11.8% |
| 20876 | $615,200 | $2,390 | 4.7% | 0.4 | 17.7% |
| 20906 | $615,200 | $2,190 | 4.3% | 0.4 | 7.9% |
| 20877 | $615,200 | $2,200 | 4.3% | 0.3 | 8.4% |
| 20872 | $615,200 | $1,940 | 3.8% | 0.3 | -4.4% |
| 20902 | $615,200 | $2,390 | 4.7% | 0.2 | 17.7% |
| 20905 | $615,200 | $2,200 | 4.3% | 0.2 | 8.4% |
| 20833 | $615,200 | $2,530 | 4.9% | 0.2 | 24.6% |
| 20837 | $615,200 | $2,270 | 4.4% | 0.2 | 11.8% |
| 20850 | $615,200 | $2,740 | 5.3% | 0.2 | 35.0% |
| 20814 | $615,200 | $2,720 | 5.3% | 0.2 | 34.0% |
| 20903 | $615,200 | $2,140 | 4.2% | 0.2 | 5.4% |
| 20855 | $615,200 | $2,700 | 5.3% | 0.2 | 33.0% |
| 20910 | $615,200 | $2,580 | 5.0% | 0.2 | 27.1% |
| 20904 | $615,200 | $2,160 | 4.2% | 0.2 | 6.4% |
| 20882 | $615,200 | $2,220 | 4.3% | 0.2 | 9.4% |
| 20878 | $615,200 | $2,410 | 4.7% | 0.2 | 18.7% |
| 20860 | $615,200 | $2,240 | 4.4% | 0.2 | 10.3% |
| 20895 | $615,200 | $2,350 | 4.6% | 0.2 | 15.8% |
| 20818 | $615,200 | $3,370 | 6.6% | 0.2 | 66.0% |
| 20901 | $615,200 | $2,020 | 3.9% | 0.1 | -0.5% |
| 20842 | $615,200 | $1,690 | 3.3% | 0.1 | -16.7% |
| 20861 | $615,200 | $2,130 | 4.2% | 0.1 | 4.9% |
| 20854 | $615,200 | $3,370 | 6.6% | 0.1 | 66.0% |
| 20816 | $615,200 | $3,010 | 5.9% | 0.1 | 48.3% |
| 20912 | $615,200 | $1,900 | 3.7% | 0.1 | -6.4% |
| 20817 | $615,200 | $3,370 | 6.6% | 0.1 | 66.0% |
| 20815 | $615,200 | $2,680 | 5.2% | 0.0 | 32.0% |
| 20812 | $615,200 | $3,080 | 6.0% | — | 51.7% |
| 20838 | $615,200 | $1,920 | 3.7% | — | -5.4% |
| 20839 | $615,200 | $1,830 | 3.6% | — | -9.9% |
| 20862 | $615,200 | $2,480 | 4.8% | — | 22.2% |
| 20868 | $615,200 | $2,270 | 4.4% | — | 11.8% |
| 20880 | $615,200 | $2,330 | 4.5% | — | 14.8% |
| 20889 | $615,200 | $2,710 | 5.3% | — | 33.5% |
| 20892 | $615,200 | $2,280 | 4.4% | — | 12.3% |
| 20894 | $615,200 | $2,280 | 4.4% | — | 12.3% |
| 20896 | $615,200 | $3,080 | 6.0% | — | 51.7% |
| 20899 | $615,200 | $1,130 | 2.2% | — | -44.3% |
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Demographics
Owner-occupied
65.3%
Census ACS
Vacancy rate
4.3%
Census ACS
Bachelor's degree +
60.3%
Census ACS
Rent burdened
49.5%
Census ACS (>30% income)
Median age
40.1
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 16, 2026