Rockville entered 2024 with only 0.9 months of inventory—half the five-year average—pushing prices up 6 % year-over-year. Condos along 355 are appreciating fastest (+8.2 %), while single-family homes in the 20854 zip have plateaued near $900 k as buyers balk at 6.5 % mortgage rates. The sweet spot? Townhomes in 20853 (Twinbrook, Aspen Hill border) that still close at $550 k–$600 k with HOA fees under $250.

• Days on market: 9 for sub-$600 k, 19 for $800 k+
• List-to-price ratio: 102.3 % city-wide, 105 % in West End and Fallsmead
• Cash offers: 28 %—down from last spring’s 40 % as investors retrench

For borrowers using financing, appraisal-gap language and a 21-day close with NMHL’s pre-underwrite are now standard to compete.

Lincoln Park & Montrose: 1960s ramblers and split-levels, $480 k–$540 k. Walkable to Rockville Metro, revitalized town center, and soon the BRT Purple Line. Great for FHA 3.5 % down or MMP Grant; watch for older galvanized plumbing.

King Farm: Planned community with pools, shuttle to Shady Grove Metro. Townhomes $600 k–$700 k; condos $375 k–$450 k. HOA $180–$260 covers exterior maintenance—lenders factor that into DTI, so stay below 50 % with NMHL’s FHA.

West End at Rockville: New-construction condos priced $480 k–$620 k. Developer incentives up to 3 % closing costs paired with NMHL’s conventional 5 % down keep cash-to-close under $25 k.

Fallsmead & Luxmanor: Top MCPS schools (Luxmanor ES, Hoover MS) mean $850 k–$1 M price tags. Use our jumbo 10 % down to $1.1 M with 700 FICO and 12 months reserves.

Rockville buyers can layer three assistance sources to cover most upfront costs:

1. Maryland Mortgage Program 1st Time Advantage: 3 % of purchase price as a 0 % second loan, forgivable after five years. Household income under $113 k for Montgomery County.
2. City of Rockville Settlement Expense Loan: $10 k at 0 % interest, forgiven monthly over five years. Must be first-time buyer and earn ≤ 80 % AMI (about $95 k for a family of two).
3. MMP Partner Match (select employers like NIH, FDA, Montgomery College): up to $5 k grant.

On a $500 k condo, combining the above plus seller credit (3 %) can cover the entire $30 k cash-to-close. NMHL locks your first-mortgage rate while the grants process, so you’re protected if market rates rise.

Rockville imposes a municipal transfer tax of 0.5 % on sales price, split evenly between buyer and seller. Montgomery County adds another 1 % transfer tax (split) plus a 0.5 % recordation tax paid by the buyer. On a $600 k purchase you’ll see:

• County recordation: $3,000
• County transfer: $3,000
• City transfer: $1,500
• Total: $7,500—often negotiated as seller-paid in today’s market.

Ongoing taxes use the full cash-value assessment, currently $0.933 per $100 in Montgomery plus Rockville’s $0.074. Senior and veteran enhancements can trim up to $650 annually. Unlike DC, Maryland reassesses every three years; if your assessment jumps, the Homestead credit caps the taxable increase at 10 % (state) and 5 % (county) for owner-occupants.

Rockville’s MCPS high schools—Richard Montgomery, Wootton, and Rockville HS—rank in the state’s top 15 %, translating to measurable resale premiums. Homes zoned for Wootton trade at $55-$70 psf above county median even after controlling for age and lot size. Proximity to I-270, the Metro Red Line, and the coming Purple Line BRT adds another 4–6 % appreciation premium, according to the Metropolitan Washington Council of Governments. NIH, FDA, and the Universities at Shady Grove employ 38 % of Rockville residents, creating stable demand for rentals—ideal for buyers planning to convert to investment properties later. NMHL’s 5 % down conventional primary-residence loan can be used again once you have 20 % equity, letting you turn your starter condo into cash-flowing rental without refinancing into an investment-rate loan.

Bad Credit / Credit-Rebuild FHA: We accept 580+ with 12 months of rent history and no 30-day lates. Rapid-rescore in 5 days can add 20–40 points by correcting high-utilization cards.

Bank-Statement & 1099 Jumbo: 12 or 24 months of business or personal statements up to $1.5 M purchase with 15 % down. Perfect for Rockville’s biotech consultants and foreign-national researchers.

VA Zero Down to $766 k: No county loan limit for veterans with full entitlement. Finance the VA funding fee or exempt if ≥10 % disabled. We close in 21 days—crucial when competing against cash-heavy offers in King Farm.

Doctor & Professional: 0 % down to $1 M for MDs, DOs, dentists, and residents with contracts. No PMI and count future income if starting within 90 days—popular with new NIH fellows relocating to Rockville.

Portfolio Second-Chance: One-year out of bankruptcy or foreclosure allowed with 20 % down and 660 FICO. Great for families rebuilding after 2008 short sales that still appear on title histories in Montgomery County.

Every program comes with our Rockville Rate-Secure: lock today, float down once within 30 days if rates improve, no fee.