Market Report · Silver Spring / Kensington, MD
Oakland Terrace Elementary Attendance Zone
Detached-Home Market Report · August 2025 – July 2026
Agent Insight
“Every ‘sale’ in this report is a settlement — the day the keys changed hands. The contract behind it was typically ratified about 30 days earlier, since contract-to-close usually runs about a month. So read each month’s numbers as a picture of buyer activity roughly 30 days before the dates shown — and treat the newest contracts, not the newest closings, as the freshest signal of where the market is right now.”
— Evan Johnson, Wardman Residential at Compass
Executive Summary
A small, tightly held pocket that rewards preparation
Sixty-five detached homes closed inside the Oakland Terrace Elementary attendance zone over the past twelve months — about 5.4 per month across a zone of roughly 1.25 square miles. That is the inventory reality: this is a small, tightly held pocket where the annual detached supply would fit on a single street, and where well-priced homes go under contract in days.
The market has cooled from its 2024–25 peak, and that is meaningful leverage for a buyer. A year ago half of all detached sales closed over the original asking price; this year only 26% did. The median sold-to-list ratio slipped from 100.3% to 99.1%, median days on market stretched from 8 to 11, and the median price eased about 2.6% (from $697,450 to $679,000). Sellers are still getting strong prices, but the routine escalation battles of 2024–25 are no longer the default.
The zone splits into two markets. Homes priced in the $550k–$750k core — mostly 3-bedroom split-levels, capes and ranchers from the 1940s–50s — move fast: 38% of all sales went under contract within a week. Above roughly $1M sits a second market of expanded or newly built homes (five sales at $1.35M+ this year, concentrated in the Oakland Terrace subdivision), which negotiates more slowly and more deeply.
Timing matters. Closings cluster in August–October and again March–June, which means the freshest listing supply appears in early spring and in late summer — exactly the window the market is in now. In November and February the zone can go nearly silent.
The Zone
Where the boundary runs
The official MCPS 2026–2027 Oakland Terrace ES service-area boundary (Montgomery County GIS), covering roughly 1.25 square miles across Silver Spring and Kensington — the gold marker is the school at 2720 Plyers Mill Rd. Every sale in this report closed inside this polygon. School assignment for addresses near the edge should be confirmed with the MCPS School Assignment Tool.
Year Over Year
Trailing 12 months vs. the prior 12
| Measure | Aug 2025 – Jul 2026 | Aug 2024 – Jul 2025 | Change |
|---|---|---|---|
| Detached homes sold | 65 | 58 | +7 homes |
| Median sold price | $679,000 | $697,450 | −2.6% |
| Average sold price | $774,407 | $743,614 | +4.1% |
| Median $/sq ft (above-grade) | $465 | $496 | −6.2% |
| Median days on market | 11 | 7.5 | +3.5 days |
| Median sold-to-original-list | 99.1% | 100.3% | −1.2 pts |
| Sold over original ask | 26% | 50% | −24 pts |
| Sold at or over original ask | 48% | 76% | −28 pts |
| Under contract in ≤ 7 days | 38% | 50% | −12 pts |
| Price range | $450k – $1.625M | $420k – $1.665M | — |
Sales Activity
When this zone trades
Detached homes closed per month
August and October were the busiest closing months (8 each) and November the quietest (1). Because closings lag contracts by roughly 30 days, the heavy Aug–Oct closing season reflects homes listed in late summer — the season the market is entering right now.
Median sold price — 3-month rolling
On a 3-month rolling basis the median moved in a fairly tight $655k–$725k band, easing through the winter and firming through spring 2026 as several $1.3M+ expanded and newly built homes closed between April and July. The month-to-month wiggle mostly reflects which homes sold — size and renovation mix — rather than broad repricing of the zone.
Pricing & Negotiation
Where the prices land, and how hard they negotiate
Sold price distribution
Pricing is concentrated: two-thirds of detached sales closed between $500k and $750k. The right tail — nine sales above $1M — is a distinct product (expanded or rebuilt homes) rather than the same houses at higher prices.
Negotiation outcome: sold price vs. original list
26% of sales closed over original ask (the largest premium was +14.3% — 10213 Duvawn Pl, listed $525k, sold $600k). At the other end, more than a quarter closed 3%+ below original list — nearly all from the slow side of the market, including one 99-day listing that closed 37% under its original price. A patient buyer targeting aged listings has real negotiating room this year.
Speed & Size
A bimodal market: gone in a week, or waiting for you
Days on market before contract
38% of homes were under contract within a week, while 17% sat more than 60 days. There is little middle ground — a home either draws immediate offers or lingers and eventually negotiates. For a buyer this means two playbooks: be ready to move inside 7 days on a fresh, well-priced listing, and hunt the 60+ day list for leverage.
Sold price vs. size, by bedrooms
Size explains most of the price spread. The 3-bed core clusters near 1,100–1,400 sq ft above grade around $550–650k; 5-bed homes are largely the $1M+ expanded/new product. Finished basements (common in split-levels here) add usable space that this above-grade view understates.
Neighborhoods & Housing Stock
Where the homes are, and what they are
| Subdivision | Sold | Median price | Range | Median DOM |
|---|---|---|---|---|
| Carroll Knolls | 16 | $610,250 | $520k – $820k | 10 |
| Homewood | 14 | $707,250 | $540k – $1.338M | 32 |
| Kensington Heights | 13 | $799,000 | $554k – $1.349M | 4 |
| Capitol View Park | 11 | $575,000 | $450k – $1.500M | 17 |
| Oakland Terrace | 5 | $1,350,000 | $560k – $1.625M | 3 |
| Stephen Knolls | 3 | $525,000 | $460k – $706k | 6 |
| Plyers Mill Estates | 3 | $710,000 | $700k – $720k | 22 |
Capitol View Park and Stephen Knolls are the value entry points (medians $525–575k); Carroll Knolls is the volume core; Homewood and Kensington Heights trade in the $700–800k band; the Oakland Terrace subdivision itself is the premium pocket — a median of $1.35M on five sales, driven by new construction and full expansions.
| Bedrooms | Sold | Median price | Median $/sq ft | Median DOM | Median AG sq ft |
|---|---|---|---|---|---|
| 2 | 1 | $450,000 | — | 17 | — |
| 3 | 23 | $590,000 | $506 | 9 | 1,188 |
| 4 | 22 | $689,000 | $499 | 13 | 1,400 |
| 5 | 16 | $1,095,000 | $451 | 6 | 2,529 |
| 6 | 3 | $1,499,900 | $395 | 19 | 3,800 |
Housing stock: predominantly 1940s–1950s construction (median year built 1955; oldest 1890, newest 2026 — 4 new-construction sales this year). Split-levels and colonials lead (14 each), followed by Cape Cods (11) and ranchers/ramblers (13 including variants). The step from 3 to 4 bedrooms costs roughly $100k at the median; the step to 5 bedrooms typically means an expanded or rebuilt home and a ~$400k jump.
Buyer Playbook
What this means for your search
A move-in-ready 3-bed typically clears $575–650k; plan on $650–750k for a 4-bed. Below $550k expect original condition or a smaller cape. The $1M+ tier is effectively a custom/new-build market with more negotiability.
With 38% of homes gone in a week, tour within 48 hours and have pre-approval in hand. At the same time, watch the 60+ day listings — more than a quarter of this year's sales closed 3%+ under original list.
Only about a quarter of sales went over ask this year (versus half last year). A sharp opening offer at or just under list is credible again on all but the most polished listings.
This is the second listing season of the year in this zone. A saved Bright search on the zone shape (traced from the official boundary) with same-day alerts is the single highest-value tool for this search.
Appendix
Every sale in the data
All 65 detached sales, Aug 2025 – Jul 2026
| Settled | Address | Subdivision | Bd | Ba | AG sq ft | Sold | $/sq ft | vs. orig. | DOM |
|---|---|---|---|---|---|---|---|---|---|
| 07/16/26 | 10307 Insley St | Carroll Knolls | 3 | 2 | 968 | $550,000 | $568 | +0.2% | 8 |
| 07/15/26 | 3402 McComas Ave | Kensington Heights | 3 | 3 | 1,152 | $750,000 | $651 | +0.0% | 11 |
| 07/13/26 | 3315 Ferndale St | Homewood | 3 | 2 | 1,304 | $660,000 | $506 | +1.5% | 13 |
| 06/18/26 | 2405 Lillian Dr | Plyers Mill Estates | 4 | 3 | 1,256 | $720,000 | $573 | +2.9% | 10 |
| 06/18/26 | 10212 Grant Ave | Capitol View Park | 4 | 3 | 1,215 | $735,000 | $605 | +0.0% | 0 |
| 06/16/26 | 10701 Brunswick Ave | Kensington Heights | 4 | 3 | 1,850 | $720,000 | $389 | +3.0% | 5 |
| 06/15/26 | 10310 Brunswick Ave | Carroll Knolls | 4 | 2 | 1,114 | $599,900 | $539 | -0.0% | 7 |
| 06/15/26 | 3008 Jennings Rd | Oakland Terrace | 5 | 5 | 3,650 | $1,625,000 | $445 | -1.5% | 28 |
| 05/29/26 | 9717 Capitol View Ave | Capitol View Park | 2 | 1 | — | $450,000 | — | +0.0% | 17 |
| 05/29/26 | 2408 Lillian Dr | Plyers Mill Estates | 4 | 3 | 1,123 | $700,000 | $623 | -4.0% | 48 |
| 05/28/26 | 10029 Pratt Pl | Capitol View Park | 3 | 3 | 1,074 | $660,000 | $615 | +1.5% | 8 |
| 05/18/26 | 10226 Leslie St | Carroll Knolls | 4 | 3 | 1,996 | $620,500 | $311 | +12.8% | 6 |
| 05/14/26 | 3101 Drumm Ct | Kensington Heights | 5 | 4 | 2,904 | $1,349,000 | $465 | +0.0% | 4 |
| 05/06/26 | 10302 Conover Dr | Carroll Knolls | 4 | 3 | 1,756 | $820,000 | $467 | +4.5% | 2 |
| 05/04/26 | 3414 Farragut Ave | Kensington Heights | 5 | 4 | 1,673 | $799,000 | $478 | +0.0% | 0 |
| 04/30/26 | 3202 Edgewood Rd | Homewood | 5 | 3 | 1,985 | $1,337,750 | $674 | -3.4% | 31 |
| 04/21/26 | 3201 Ferndale St | Homewood | 3 | 2 | 1,188 | $655,000 | $551 | -2.1% | 8 |
| 04/10/26 | 3220 Blueford Rd | Homewood | 3 | 2 | 1,406 | $732,500 | $521 | +9.5% | 6 |
| 04/03/26 | 2824 Jutland Rd | Kensington Heights | 5 | 4 | 2,935 | $1,150,000 | $392 | +4.5% | 3 |
| 03/27/26 | 10710 Bentley Ln | Kensington Heights | 3 | 1 | 2,000 | $554,000 | $277 | -1.1% | 0 |
| 03/25/26 | 2817 Jutland Rd | Kensington Heights | 5 | 4 | 2,955 | $1,289,000 | $436 | +7.4% | 5 |
| 03/20/26 | 10238 Capitol View Ave | Capitol View Park | 3 | 2 | 1,402 | $525,000 | $374 | -8.7% | 66 |
| 03/18/26 | 2915 Jennings Rd | Oakland Terrace | 5 | 5 | 3,062 | $1,350,000 | $441 | +0.0% | 2 |
| 03/17/26 | 3013 Ferndale St | Homewood | 4 | 3 | 1,400 | $735,875 | $526 | -1.8% | 103 |
| 03/10/26 | 10213 Duvawn Pl | Carroll Knolls | 5 | 1 | 1,040 | $600,000 | $577 | +14.3% | 63 |
| 03/03/26 | 3010 Fayette Rd | Homewood | 3 | 2 | 1,250 | $625,000 | $500 | +0.0% | 57 |
| 03/03/26 | 2512 Kimberly St | Stephen Knolls | 5 | 2 | 1,280 | $706,000 | $552 | +8.6% | 6 |
| 02/27/26 | 10502 Drumm Ave | Homewood | 3 | 4 | 1,608 | $845,000 | $525 | -6.0% | 180 |
| 02/06/26 | 10310 Drumm Ave | Homewood | 3 | 2 | 1,436 | $540,000 | $376 | +0.0% | 0 |
| 02/06/26 | 3303 Fayette Rd | Homewood | 3 | 2 | 1,116 | $682,000 | $611 | -1.9% | 66 |
| 02/02/26 | 3117 Plyers Mill Rd | Oakland Terrace | 5 | 2 | 1,375 | $650,000 | $473 | +0.0% | 3 |
| 01/30/26 | 10713 Saint Margarets Way | Stephen Knolls | 3 | 1 | 1,180 | $460,000 | $390 | -3.2% | 5 |
| 01/30/26 | 3014 Jennings Rd | Oakland Terrace | 6 | 6 | 4,000 | $1,625,000 | $406 | -5.8% | 76 |
| 01/16/26 | 10801 Torrance Dr | Kensington Heights | 4 | 4 | 2,718 | $940,000 | $346 | -18.3% | 154 |
| 01/16/26 | 10023 Menlo Ave | Capitol View Park | 5 | 3 | 3,273 | $1,085,000 | $332 | -22.5% | 21 |
| 01/06/26 | 2405 Homestead Dr | Carroll Knolls | 4 | 2 | 1,470 | $560,000 | $381 | -6.7% | 45 |
| 01/05/26 | 10309 Conover Dr | Carroll Knolls | 4 | 3 | 1,168 | $583,000 | $499 | -2.8% | 46 |
| 12/30/25 | 10405 Leslie St | Carroll Knolls | 3 | 3 | 1,756 | $638,000 | $363 | -1.1% | 9 |
| 12/23/25 | 10205 Capitol View Ave | Capitol View Park | 3 | 3 | 1,101 | $500,000 | $454 | -17.4% | 113 |
| 12/18/25 | 10105 Meredith Ave | Capitol View Park | 4 | 2 | 1,296 | $655,000 | $505 | -15.5% | 95 |
| 12/09/25 | 10223 Leslie St | Carroll Knolls | 4 | 3 | 1,168 | $699,000 | $598 | +0.0% | 14 |
| 12/08/25 | 2702 Loma St | Carroll Knolls | 3 | 3 | 1,756 | $520,000 | $296 | -5.4% | 26 |
| 12/01/25 | 2706 Loma St | Carroll Knolls | 4 | 3 | 1,756 | $660,000 | $376 | -5.0% | 12 |
| 12/01/25 | 10012 Menlo Ave | Capitol View Park | 6 | 5 | 3,800 | $1,499,900 | $395 | +0.0% | 10 |
| 11/24/25 | 2411 Lillian Dr | Plyers Mill Estates | 4 | 3 | 1,776 | $710,000 | $400 | -2.1% | 22 |
| 10/31/25 | 2300 Homestead Dr | Carroll Knolls | 3 | 3 | 979 | $560,000 | $572 | -1.6% | 13 |
| 10/31/25 | 2822 Jutland | Kensington Heights | 5 | 4 | 2,601 | $890,000 | $342 | +1.7% | 0 |
| 10/30/25 | 10311 Douglas Ave | Carroll Knolls | 4 | 2 | 987 | $575,000 | $583 | -0.9% | 11 |
| 10/24/25 | 10402 Drumm Ave | Homewood | 3 | 1 | 1,176 | $547,000 | $465 | -1.8% | 33 |
| 10/24/25 | 3206 McComas Ave | Kensington Heights | 5 | 3 | 1,512 | $685,000 | $453 | -2.1% | 7 |
| 10/21/25 | 2908 Jennings Rd | Oakland Terrace | 3 | 1 | 920 | $560,000 | $609 | +12.0% | 2 |
| 10/17/25 | 3310 Glenway Dr | Kensington Heights | 3 | 3 | 1,120 | $730,000 | $652 | +4.4% | 4 |
| 10/10/25 | 3305 Glenway Dr | Kensington Heights | 4 | 2 | 982 | $710,000 | $723 | +2.2% | 2 |
| 09/26/25 | 3107 Fayette Rd | Homewood | 5 | 4 | 2,460 | $1,105,000 | $449 | -3.9% | 36 |
| 09/15/25 | 9819 Capitol View Ave | Capitol View Park | 4 | 2 | 1,428 | $550,000 | $385 | -37.1% | 99 |
| 09/03/25 | 2810 Jutland Rd | Kensington Heights | 6 | 4 | 3,350 | $1,200,000 | $358 | -4.0% | 19 |
| 09/02/25 | 10202 Menlo Ave | Capitol View Park | 4 | 2 | 1,500 | $493,000 | $329 | -6.1% | 17 |
| 08/22/25 | 10227 Leslie St | Carroll Knolls | 3 | 3 | 1,756 | $648,000 | $369 | +0.0% | 7 |
| 08/22/25 | 10412 Leslie Ct | Carroll Knolls | 4 | 3 | 1,168 | $659,000 | $564 | +0.0% | 10 |
| 08/20/25 | 3315 Edgewood Rd | Homewood | 4 | 5 | — | $1,060,000 | — | -7.4% | 92 |
| 08/15/25 | 10713 Douglas Ave | Stephen Knolls | 3 | 2 | 940 | $525,000 | $559 | -1.9% | 16 |
| 08/15/25 | 10312 Meredith Ave | Homewood | 5 | 4 | 2,598 | $1,125,000 | $433 | -2.2% | 27 |
| 08/07/25 | 3009 Dennis Ave | Homewood | 3 | 2 | 1,390 | $590,000 | $424 | -1.7% | 5 |
| 08/04/25 | 10113 Day Ave | Capitol View Park | 5 | 2 | 1,058 | $575,000 | $543 | +0.0% | 5 |
| 08/04/25 | 10307 Leslie St | Carroll Knolls | 4 | 3 | 1,756 | $679,000 | $387 | +2.4% | 7 |
Methodology & notes. Sales are Bright MLS closed detached-home transactions (Structure Type = Detached) settled Aug 1, 2025 – Jul 31, 2026, located inside the official MCPS 2026–2027 Oakland Terrace ES service-area boundary (Montgomery County GIS) by coordinate point-in-polygon — independent of the agent-entered school fields, which were blank on roughly half of listings. "vs. orig." compares sold price to original list price. $/sq ft uses above-grade finished area as reported to the MLS. Homes within ~100 ft of the boundary were verified inside the polygon, but school assignment at the edge should be confirmed with the MCPS School Assignment Tool. Prior-year comparisons use the same geography and method. Information deemed reliable but not guaranteed; school boundaries are subject to MCPS boundary studies.
Buying or selling in the Oakland Terrace zone?
- A saved Bright MLS search traced to the official attendance boundary, with same-day alerts
- Street-level pricing guidance from the sales behind this report
- A negotiation plan matched to fresh listings or 60+ day leverage plays
Prepared by Evan Johnson · Wardman Residential at Compass · 703-447-6137 · Hello@Wardman.ai. Data: Bright MLS, deemed reliable but not guaranteed.