What is the median home value in Montgomery County, PA?

The median home value in Montgomery County, PA is $409,900, according to the latest Census ACS 5-Year Estimates.

What is the cap rate in Montgomery County, PA?

The cap rate proxy in Montgomery County, PA is 5.3% (estimated from HUD Fair Market Rent and Census home values with a 35% expense ratio). This is moderate — deal-by-deal analysis recommended.

How much new construction is happening in Montgomery County, PA?

Montgomery County has 861,225 residents and issued 2,365 building permits over the trailing twelve months, according to the Census Building Permits Survey.

Philadelphia-Camden-Wilmington, PA-NJ-DE-MD · Pennsylvania

Montgomery County

861,225 residents2,365 permits TTM$111,521 median HHI58 ZIP codesUpdated April 28, 2026

Investor first look

Median home value

$409,900

ACS 5-Year

Cap rate proxy

5.3%

FMR × 0.65 ÷ Home Value

Rent-to-income

17.3%

HUD FMR ÷ ACS HHI

Net migration

+2.33%

IRS SOI

Permits (TTM)

2,365

Census BPS

Climate risk

96.8

FEMA NRI (0–100)

ZIP code breakdown58 ZIP codes

ZIP	Median home value	Rent (FMR 2BR)	Gross yield	Cap rate	Rent gap
19453	$235,542	$2,200	11.2%	9.0%	17.6%
19401	$264,471	$1,890	8.6%	7.5%	11.8%
19464	$300,515	$1,610	6.4%	6.1%	2.9%
19405	$347,034	$1,880	6.5%	5.5%	14.3%
18936	$409,900county est.	$2,160	6.3%	4.7%	25.4%

Ranked by composite score

Median home value	Rent (FMR 2BR)	Gross yield	Cap rate	Rent gap
$398,620	$1,950	5.9%	6.4%	-11.6%
$401,160	$1,790	5.4%	5.9%	-12.0%
$481,583	$2,500	6.2%	5.8%	5.0%
$342,109	$1,670	5.9%	5.5%	3.5%
$340,548	$1,560	5.5%	5.5%	-3.3%
$451,444	$2,180	5.8%	5.3%	5.6%
$439,143	$2,000	5.5%	5.2%	3.0%
$481,878	$2,490	6.2%	5.2%	14.7%
$566,912	$2,290	4.8%	5.0%	-5.2%
$384,422	$1,530	4.8%	4.9%	-5.4%
$444,576	$2,260	6.1%	4.8%	18.6%
$523,865	$2,330	5.3%	4.8%	6.9%
$398,884	$1,690	5.1%	4.8%	4.6%
$482,715	$2,170	5.4%	4.7%	10.1%
$409,900county est.	$2,160	6.3%	4.7%	25.4%
$409,900county est.	$2,040	6.0%	4.7%	21.0%
$409,900county est.	$2,020	5.9%	4.7%	20.2%
$409,900county est.	$1,890	5.5%	4.7%	14.7%
$409,900county est.	$2,180	6.4%	4.7%	26.1%
$409,900county est.	$1,910	5.6%	4.7%	15.6%
$409,900county est.	$1,670	4.9%	4.7%	3.5%
$409,900county est.	$1,560	4.6%	4.7%	-3.3%
$409,900county est.	$1,530	4.5%	4.7%	-5.4%
$409,900county est.	$2,020	5.9%	4.7%	20.2%
$409,900county est.	$1,820	5.3%	4.7%	11.4%
$648,381	$2,640	4.9%	4.6%	2.4%
$522,103	$2,200	5.1%	4.6%	7.1%
$426,463	$1,820	5.1%	4.5%	9.0%
$419,135	$1,770	5.1%	4.5%	8.9%
$423,222	$1,770	5.0%	4.5%	8.9%
$428,749	$2,080	5.8%	4.4%	22.3%
$474,506	$1,780	4.5%	4.3%	1.7%
$517,690	$2,160	5.0%	4.3%	12.1%
$451,134	$1,780	4.7%	4.3%	7.4%
$447,702	$1,790	4.8%	4.2%	9.9%
$805,928	$2,400	3.6%	4.1%	-19.6%
$492,702	$1,860	4.5%	4.0%	9.9%
$483,849	$1,500	3.7%	3.9%	-7.5%
$479,868	$1,790	4.5%	3.9%	9.9%
$651,029	$2,270	4.2%	3.9%	5.1%
$446,552	$1,680	4.5%	3.9%	12.2%
$488,196	$1,640	4.0%	3.8%	1.7%
$610,956	$1,940	3.8%	3.6%	2.0%
$525,612	$2,430	5.5%	3.6%	33.7%
$519,757	$1,910	4.4%	3.6%	15.6%
$681,501	$1,890	3.3%	3.4%	-6.2%
$774,668	$2,690	4.2%	3.3%	17.9%
$572,328	$2,020	4.2%	3.3%	20.2%
$607,942	$2,530	5.0%	3.1%	36.3%
$686,163	$2,720	4.8%	2.7%	40.7%
$731,075	$1,780	2.9%	2.6%	9.4%
$1,063,296	$2,430	2.7%	1.8%	33.7%
$1,504,561	$2,060	1.6%	1.2%	21.8%

Demographics

Owner-occupied

71.7%

Census ACS

Vacancy rate

4.4%

Census ACS

Bachelor's degree +

52.3%

Census ACS

Rent burdened

45.4%

Census ACS (>30% income)

Median age

41.1

Census ACS

Data sources

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 28, 2026

Montgomery County

See all 58 ZIPs ranked by yield and cap rate