June 2026 Montgomery County Housing Market Update: Buyers Are Back, But So Is Competition
By John Downey | Crawfordsville, IN | June 2026
Two months ago, I called this the Great Reset, a market finally exhaling after years of frenzy. Inventory was climbing, rates had settled into the 6% range, and buyers were starting to feel something they hadn't felt in years: options.
June is telling a more nuanced story.
The reset is still underway. But in certain price ranges and certain pockets of West Central Indiana, the competition has quietly returned. If you've been waiting on the sidelines, here's what you need to know right now.
What the Numbers Are Telling Me
As a Certified Appraiser with 18 years of experience in this market, I look at data differently than most agents. I'm not just watching sale prices, I'm watching what prices should be given current conditions, and where the gap between the two is growing or shrinking.
Here's what the data is showing in Montgomery County and West Central Indiana right now:
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Median Sale Price: The median home sale price in Montgomery County is currently $211,000, up 20.3% year-over-year according to Redfin MLS data. For context, the statewide Indiana median is $255,100, which tells you this market remains meaningfully more affordable than the state average while still appreciating. In Crawfordsville specifically, active listing prices are centering around $265,000 (Movoto, May 2026), with the typical home value sitting at $200,072 according to Zillow's index, up 2.7% over the past year.
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Days on Market: This is where it gets interesting. F.C. Tucker Company (my own brokerage and the most reliable source for Central Indiana MLS data) reported in January 2026 that Montgomery County homes were selling in an average of 16 days, which was 74.6% faster than the same time the prior year. More recent Redfin data shows the county averaging around 22 days for closed sales, while Movoto's broader active-listing view shows 49 days across all inventory including homes that have been sitting. The honest read: well-priced homes in Montgomery County are still moving in 2 to 3 weeks. Overpriced homes are sitting, dragging the average up.
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Interest Rates: The 30-year fixed rate is running 6.0% to 6.5%, consistent with where it has been since early 2026, according to multiple forecasting sources including Fannie Mae and the Mortgage Bankers Association. Buyers have adjusted. Lenders have gotten creative with buydown programs. The rate conversation has shifted from "when will they drop?" to "how do we work with what we have?", which is a healthier conversation.
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List-to-Sale Ratio: My personal 2026 ratio remains 99.4%. Statewide, Indiana's sale-to-list ratio is running at 97.7% per Redfin's March 2026 data, meaning the typical home is selling for about 2.3% below asking. That's slight negotiating room, not the 5 to 10% haircuts some buyers were hoping for. Only 17.8% of Indiana homes are selling above list price right now, down from prior years, another sign the frenzy is behind us.
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Inventory: Indiana's housing supply has improved, with Redfin counting roughly 22,366 homes for sale statewide in January 2026, up approximately 5.5% year-over-year. Locally, we hit our inventory peak earlier this spring. The supply has stabilized, not collapsed, which is a healthier market for both sides.
The Price Range That's Moving Right Now
If you're a buyer, pay attention to the $200,000 to $265,000 range in Crawfordsville and surrounding Montgomery County. This is where the median sits, where inventory is tightest relative to demand, and where well-priced homes are still moving in 2 to 3 weeks.
Above $300,000, you have more negotiating room and more time to think. Below $175,000, condition is everything, and that's where my appraisal background becomes especially valuable: there's no guessing what a home is worth here.
Farm and Acreage Properties: A Separate Conversation
West Central Indiana's land market is operating on its own logic right now. Agricultural land values have held firm despite the broader housing reset, largely because the fundamentals (soil quality, drainage, proximity to grain elevators) don't move with interest rates the way residential values do.
If you're considering buying or selling farm ground or acreage in Montgomery, Fountain, Parke, or any of the other counties I cover, please call me before you list or before you make an offer. This is specialized territory, and pricing it right from day one makes an enormous difference.
What Sellers Should Know Right Now
The window for overpricing has closed. With 32.6% of Indiana homes experiencing price drops (up from 29% last year, per Redfin), the market is telling sellers clearly: start right or chase the market down.
What's working for my sellers right now:
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Accurate pricing from the start. Homes that come in right sell faster and net more. My 99.4% list-to-sale ratio in 2026 reflects this discipline.
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Strategic preparation. Small updates, fresh paint, cleaned-up landscaping, minor repairs, are paying outsized returns because most competing sellers aren't doing them.
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Clean disclosures and documentation. Buyers are more diligent than they were in 2022 and 2023. Having your paperwork in order accelerates the process significantly.
If you're thinking about selling this summer or fall, now is the right time to have a valuation conversation, not to rush to market, but to understand what you're working with and plan accordingly.
What Buyers Should Know Right Now
You have more opportunity than you did 18 months ago, but the best opportunities are still moving quickly. Here's my advice:
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Get pre-approved before you look seriously. In the $200,000 to $265,000 range especially, you may not have the luxury of a weekend to think it over.
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Don't lowball well-priced homes. Indiana's 97.7% sale-to-list ratio tells you the data doesn't support aggressive lowball offers on correctly-priced homes.
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Ask about the Military on the Move program if you're a veteran, active duty, or retired military. You may qualify for a 20% commission rebate at closing, real money that I'm proud to offer as a thank-you for your service.
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Use a local expert. The Montgomery County market is not the national market you're reading about in the headlines. It has its own rhythms, its own pressure points, and its own value pockets, and I've spent my entire career here. That matters.
Looking Ahead: What to Watch in July and August
Summer traditionally brings a brief slowdown as families settle before the school year. I expect some sellers who've been holding back to list in July, which could add inventory in the $275,000+ range. Buyers waiting for more options should watch that space.
Rates are the wildcard. National forecasters project the 30-year fixed will remain in the 6.0% to 6.3% range through the end of 2026. Any movement downward, even half a point, could bring a meaningful wave of buyers off the sidelines. If you're waiting for rates to drop before you list, understand that more buyers also means more competition for you when you go to purchase your next home.
The most resilient strategy in any market condition is the same one I've always used: make decisions based on real data, not headlines or hope.
Talk to Me Before You Decide Anything
Whether you're buying, selling, or just trying to understand what your property is worth in today's market, I'm here. A conversation costs nothing. A bad real estate decision costs a lot.
John Downey | F.C. Tucker Company | Crawfordsville, IN
📞 (765) 230-6335
✉️ jdowney.fct@gmail.com
🏡 Get a Free Home Valuation →
John Downey is a Certified Appraiser and Top 3 agent in Montgomery County, Indiana, with 18+ years of professional valuation experience and over $57M in career sales volume. He serves buyers and sellers across West Central Indiana, including Montgomery, Boone, Fountain, Hendricks, Parke, Putnam, Tippecanoe, Vermillion, and Warren counties.
Data Sources Used In This Report:
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F.C. Tucker Company Market Watch (January 2026) — Central Indiana MLS data
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Redfin Montgomery County, IN Housing Market (November 2025 / March 2026)
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Zillow Home Value Index — Crawfordsville, IN (2026)
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Movoto Crawfordsville Market Trends (May 2026)
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Fannie Mae / Mortgage Bankers Association — 2026 rate forecasts
