Rubin Local Home Team

10/14/2026

The DC-area housing market just hit a big shift. Here's what you need to know, whether you plan to buy or sell in the near future👇

Bright MLS just put out the September numbers for the DC metro, and the headline is this: September had the fewest home sales of any September in nearly 20 years. And it's higher mortgage rates driving it, not federal job cuts.

Here's the quick breakdown (compared to last September):

🏡 Active listings: 13,203, up 20.1%. That's above pre-pandemic levels.
📦 Months of supply: 3.22, up from 2.65
📉 Closed sales: 3,565, down 8.4%
⏳ New pending sales: down 17.1%
👀 Showings: down 16.9%
💰 Median sold price: $610,000, up 1.6%
📅 Median days on market: 22, up 1 day

Right here in Montgomery County:
• Median price: $610,000 (up 1.8%)
• Active listings: 2,447 (up 27.2%)
• Pending sales: down 17.7%
• Months of supply: 3.0

So what does it mean?

👉 Buyers: you've got more homes to choose from, less competition and more room to negotiate than we've seen in years.
👉 Sellers: prices are still holding, but buyers are taking their time and being picky. Pricing it right and making a great first impression matter more than ever.

Thinking about making a move this fall? I'd love to help you figure out what this market means for YOUR home. 📲 (301) 385-1524

Source: Bright MLS Research, September 2026 Housing Market Report (data as of Oct 6, 2026)

— Andy Rubin, Rubin Local Home Team | RE/MAX Realty Centre

10/14/2026

Navigating the sale of a home in a family estate has unique aspects. We have the experience and compassion to help you every step of the way.

Your “Go-To” Real Estate Team whenever you need a local expert. Reach out or refer us for any real estate needs.

DM or Call us at (301) 385-1524

For a full list of our services visit https://rubinlocalhometeam.com/services

10/13/2026

What's actually happening with Montgomery County Real Estate right now? 🏡

My buddy Pete Paglio over at Universal Title pulled the latest 10 ratified contracts (week of Oct 9), and there's some good stuff in here. Here's the quick rundown:

📉 Price: 4 out of 10 went under contract BELOW list price. The other 6 were split evenly, 3 at list and 3 above. So pricing it right still matters. A lot.

🤝 Seller help: 4 out of 10 sellers chipped in on closing costs. Buyers are asking, and sellers are saying yes more than you'd think.

💵 Financing: 8 of 10 buyers are financing, and most are keeping their protections. 7 of 10 had a financing contingency and 7 of 10 kept the appraisal contingency.

🔍 Inspections: 8 out of 10 buyers kept a full inspection with the right to ask for repairs. Only 1 waived it entirely. The days of waiving everything are pretty much over.

🏘️ What sold: 5 single-family homes, 4 townhouses and 1 condo.

Bottom line: this is a market where buyers have a little more breathing room, and sellers who price it right and prep their home well are still getting it done.

Thinking about buying or selling and want to know what this means for YOUR home? Shoot me a message or give me a call. 📲 (301) 385-1524

Thanks to Pete Paglio with Universal Title for the data! (Small sample of 10 contracts, so think of it as a snapshot, not the whole picture.)

Which number surprised you most? 👇

— Andy Rubin, Rubin Local Home Team | RE/MAX Realty Centre

10/12/2026

Renovate or relocate? What's right for your next chapter? 🏡

You've spent years turning your house into a home. The memories, the milestones, the neighbors who became friends.

But as you look ahead, here's a question worth asking: does your home still fit the way you want to live?

For most homeowners, it comes down to two choices: renovate where you are, or move somewhere that fits your needs better.

Here's something eye-opening. According to Harvard's Joint Center for Housing Studies, fewer than 4% of homes have the basic features that make aging in place easier, like single-level living, a no-step entrance and wider doorways.

So staying put often means renovating, and that comes with costs, contractors and plenty of disruption.

10/11/2026

Most listings ≠ best results 🏡

I pulled four years of MLS data for Olney, Ashton, Brookeville, Sandy Spring and Brinklow (1,344 closed sales, Oct 2022 – Oct 2026) and compared my listings to the top-volume team in Olney.

They list a LOT more homes than I do. No argument there (they are a large team and until recently my business was just me). But here's what happened for the sellers:

⏱️ Median days on market: 5 for my listings vs. 8 for theirs
🚀 Sold within a week: 76% of mine vs. 45% of theirs
💰 Sold at or above original list price: 76% of mine vs. 61% of theirs (the market average was 63%)

I also work the buyer side (13 buyer deals in that stretch, second-most in the area - compared with 7 for the top listing team in Olney), so I know what buyers are thinking when they walk into your home.

A lot of yard signs tells you an agent is busy. How fast your home sells, and for how much, tells you if they're good.

If you were selling, what would matter more to you: a fast sale or top dollar? 👇

Thinking about selling? Let's talk. 📲 (301) 385-1524

— Andy Rubin, Rubin Local Home Team | RE/MAX Realty Centre

10/09/2026

We have the experience and knowledge to assist you through the paperwork and requirements for selling a home in an estate.

Your “Go-To” Real Estate Team whenever you need a local expert. Reach out or refer us for any real estate needs.

DM or Call us at (301) 385-1524

For a full list of our services visit https://rubinlocalhometeam.com/services

10/08/2026

Thank you for taking the time to share about your experience! It was an honor to guide you through this process.

10/07/2026

🏡 JUST LISTED: 1909 Narrows Lane, Silver Spring | $600,000

We're officially live! Homes like this don't come along often in Layhill, especially at this price.

✔️ 4 bedrooms, 2.5 baths
✔️ 2,000+ SF above grade
✔️ 2-car garage
✔️ Covered back porch
✔️ About a 1/3-acre lot on a quiet, private cul-de-sac
✔️ Right off Layhill Rd, in the Sherwood High School district

Buyers ready to add their own finishes can build real equity, and investors will find serious value in a location that rarely sees pricing like this.

Single-family homes at $600K in this area don't last long - in fact they dont even happen! Click the link to see the full listing, and message me to set up a showing before it's gone! 🔑

👉

Listed for sale at $600000. Rarely available value in sought-after Layhill! Set on a 1/3-acre lot at the end of a peaceful cul-de-sac, this 4-bedroo...

10/07/2026

Make moving day exciting, not chaotic! We have resources to help make it less stressful.

Your “Go-To” Real Estate Team whenever you need a local expert. Reach out or refer us for any real estate needs.

DM or Call us at (301) 385-1524

For a full list of our services visit https://rubinlocalhometeam.com/services

10/06/2026

Upscale 55+ Living Without the Commitment — For Lease in Cabin Branch Village

$3500/Mo

Enjoy the comfort and style of a nearly new home in the highly sought-after Cabin Branch Village 55+ community, without the cost or upkeep of owning. This beautifully upgraded residence offers a rare combination of a park view, exceptional storage and designer finishes that are hard to find in any rental.

Start with the view: an unobstructed outlook over Black Hill Regional Park. Step onto your private balcony for morning coffee or an evening glass of w**e and enjoy true peace and quiet. Unlike many units in the community, the building's HVAC equipment sits on the roof rather than the balcony, so there's no compressor noise or clutter where you relax.

Storage is where this home truly stands apart. It includes a 300-cubic-foot first-floor storage room with custom shelving, just steps from the garage. It's one of only five such rooms in the entire building. The oversized garage also features a dedicated EV charger, ready for your vehicle.

Premium upgrades come standard throughout: remote-controlled power shades on all 11 windows, a striking electric fireplace framed by a custom tiled accent wall, an elevated washer and dryer for everyday ease, and enhanced lighting in the dining room.

Inside, over 2,000 square feet of thoughtfully designed, energy-efficient living space awaits. A welcoming foyer leads into a gourmet peninsula kitchen with white shaker cabinetry, quartz countertops, a subway tile backsplash and an undermount black composite sink. It also has a full suite of upgraded appliances: electric range, built-in microwave, dishwasher and side-by-side refrigerator. The oversized peninsula offers generous prep space and casual seating beneath designer pendant lighting, and an enormous walk-in pantry provides storage rarely found in homes of this type.

The sun-filled living room features recessed lighting, a ceiling fan and the electric fireplace, with sliding glass doors opening onto the balcony overlooking the park. The adjoining dining room offers recessed lighting and a large picture window, perfect for everyday meals or entertaining.

The primary suite is a true retreat, with upgraded carpeting, recessed lighting, a ceiling fan with light and an exceptionally large walk-in closet. The en-suite bath includes ceramic tile flooring, a double vanity, a spacious walk-in shower with a built-in seat and two linen closets. Two additional bedrooms each have upgraded carpeting, walk-in closets, ceiling lights and oversized windows that fill the rooms with natural light. A double hall linen closet adds more storage, and the hall bath features ceramic tile flooring, a single vanity and a tub/shower combination.

If you're ready to leave the maintenance of a single-family home behind without giving up space, style or comfort, this is it. Move-in ready, with a stunning view, rare storage and high-end upgrades already in place. Simply unpack and start enjoying the carefree lifestyle you've been looking for.