Three research efforts examine current housing conditions, future demand, and what residents want and can afford
Wheaton, Md.: The Montgomery County Planning Department, part of The Maryland-National Capital Park and Planning Commission (M-NCPPC), presented the results of three of its major housing research efforts to the Montgomery County Planning Board on November 12, 2026. The research and analysis provide a comprehensive look at Montgomery County’s current and future housing needs, housing preferences, the reasons behind residents’ housing choices and the tradeoffs they are willing to consider.
Montgomery Planning’s housing analysis brings together three complementary efforts:
- Housing Needs Assessment: examines the county’s current housing supply and affordability challenges.
- Housing Demand Projections: a look how much housing and what types of homes may be needed through 2050.
- Housing Preferences Survey: a statistically valid survey that captures what county residents value when making housing decisions.
Together, our research provides a more complete picture of the county’s housing needs, both today and in the future, and gives decision-makers a strong foundation for future planning and policy decisions.
“This research gives us a much more complete picture of the county’s housing needs by looking at where we are today, where we are headed, and what residents are telling us they want,” said Montgomery Planning Director Jason K. Sartori. “The results reinforce that there is no single solution to the housing crisis in the county. Addressing our challenges will require expanding housing choices while also considering affordability, homeownership opportunities, infrastructure, and the different needs of residents across the county.”
Montgomery Planning staff will brief the Montgomery County Council’s Planning, Housing, and Parks (PHP) Committee on these findings on November 16. The studies and findings are available on the project website.
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The research shows that Montgomery County’s housing needs are evolving as its population and households change. One- and two-person households accounted for most of the county’s household growth between 2014 and 2024, and residents 65 and older were the fastest-growing age group. At the same time, nearly half of the county’s housing consists of single-family detached homes, which the data show are growing larger on average.
Affordability is also a significant challenge. In 2024, the typical home required an estimated annual income of approximately $154,000, compared with a county median household income of approximately $141,000. Notably, more than half of renters were cost burdened.
Looking ahead, the Housing Needs Projections estimate that Montgomery County could add approximately 50,000 households by 2050 and may need roughly 53,000 additional housing units to accommodate future needs. That demand spans different housing types, reinforcing the need for a broader range of housing choices.
The Housing Preferences Survey adds residents’ perspectives to that picture. While 71% of respondents preferred detached homes, many said they would consider other housing types if they offered greater affordability, opportunities for homeownership, access to amenities, or the ability to age in place. The survey also found that 80% of renters were interested in buying a home, with 60% identifying the down payment as their largest barrier.
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A broader housing picture
The research identifies a growing mismatch between the housing Montgomery County has, the housing residents can afford, the housing they want, and the housing that the market can realistically produce.
The data reveal an acute housing challenge that calls for pursuing multiple strategies to meet the growing need for more housing. Land use and zoning can expand housing opportunities, while affordability, preservation, infrastructure, financing, homeownership assistance, and partnerships also play a role in meeting the county’s diverse housing needs.
The three research efforts are intended to provide data and analysis to inform future housing policy discussions. They are not themselves zoning proposals, master plan recommendations, nor do they include a public-engagement process. Any future master plan, zoning change, or policy proposal would proceed through its own process.
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