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City · 90,719 residents · Montgomery County, Maryland

Germantown , Maryland

In Germantown, a typical home is worth $422,400 and typical rent is $2,040 a month. Compared with all of Montgomery County, the typical home value is 34% lower and typical household income is 11% lower.

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  • Typical home value

    $422,400

    34% below the county

    About the same as Maryland

    • Germantown
    • Montgomery
    • Maryland

  • Typical rent

    $2,040a month

    About the same as the county

    20% above Maryland

    • Germantown
    • Montgomery
    • Maryland

  • Typical household income

    $117,546a year

    11% below the county

    13% above Maryland

    • Germantown
    • Montgomery
    • Maryland

  • Households that own their home

    67%

    2 points above the county

    About the same as Maryland

    • Germantown
    • Montgomery
    • Maryland

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$413,590
2% less than 12 months ago
Typical rent
$2,026 a month
2.3% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Germantown is in Montgomery County. The FHA loan limit ($1,249,125 for a one-unit home), the fair market rents and the help on this page are those of all of Montgomery County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Germantown apart

What this place has that others do not, from public data, most unusual first.

  1. The typical home in Germantown is worth $422,400, 34% less than in Montgomery County as a whole ($640,300).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Germantown

What homes there are in Germantown, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

In Germantown there is a bit of everything: no kind of home reaches half. The most common are attached houses (townhouses) (41%), more than in Montgomery County (18%).

Year built

Homes in Germantown are newer: the typical year built is 1990; in Montgomery County, 1980.

In Germantown, 63% of homes have 3 bedrooms or more, about the same as in Montgomery County.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes

The FHA limit for Montgomery County is high ($1,249,125): at least 98% of owner-occupied homes in Germantown are worth less than $1,000,000.

Monthly rent with utilities

With a mortgage

$2,259 a month

Montgomery County: $2,929 a month

Without a mortgage

$736 a month

Montgomery County: $986 a month

Owners with a mortgage

75%

Montgomery County: 70%

In Germantown, 75% of owners have a mortgage, and their typical cost is $2,259 a month, against $2,929 in Montgomery County. Without one it drops to $736.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

From 2015–2019 to 2020–2024, the typical home value in Germantown rose 22%; in Montgomery County, it rose 32%.

The typical rent in Germantown rose 17% since 2015–2019, about the same as in Montgomery County (17%).

While home values in Germantown changed +22% and rent +17%, the typical household income rose 24%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureGermantownMontgomery CountyMarylandUnited States
Rental vacancy Unreliable estimate3.7%4.7%5.5%
Homeowner vacancy Unreliable estimate0.7%0.8%0.9%
More than one person per room 3.6%3.3%2.5%3.4%
People per household 2.852.722.572.53
Drive alone 59%53%65%69%
Carpool 10%8%8%9%
Public transit 5%8%4%3%
Walk or bike 1%2%2%3%
Work from home 22%28%19%15%
Other means 2%2%2%2%
Typical commute Unreliable estimate30 to 39 minutes20 to 29 minutes20 to 29 minutes

In Germantown, 3.6% of households live with more than one person per room, about the same as in Montgomery County.

By size, households in Germantown look like those in Montgomery County: 2.85 people on average.

In Germantown, 59% of workers drive alone to work; in Montgomery County, 53%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Germantown?

A typical home is tight for the typical income

We start with a typical home in Germantown, worth $422,400, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 36% of the typical household income in Germantown, which is $117,546 a year. For that payment to be 28% of income, a household would need to earn about $149,088 a year.

The calculator's FHA and conventional loan limits are those of all of Montgomery County.

Your numbers

Local data
$

Starts at the typical home value in Germantown. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $14,784 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$3,479

at 7.18% · 30 years

Loan amount
$414,749
Total interest
$596,727
Paid off in
November 2056

Includes $7,133 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,743 a month

  • Tight

    $2,743 to $3,526 a month

    Your payment · 36%

  • Hard

    more than $3,526 a month

Compared with the typical household income in Germantown ($117,546 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,479
Principal & interest$2,810
Property tax$306
Home insurance$176
FHA mortgage insurance (MIP)$187

You need at least $14,784 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Germantown and Montgomery County

Germantown is in Montgomery County, Maryland. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Germantown's own numbers

Typical home value
$422,400
Typical monthly rent
$2,040
Typical yearly household income
$117,546
Households that own their home
67%
Effective property tax rate
0.87%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Montgomery County

FHA limit, one-unit home
$1,249,125
Conventional limit, one unit
$1,249,125
HUD fair market rent, 2 bedrooms
$2,438
Price change over 5 years (FHFA)
+35%
Homes in a high flood-risk zone
0.1%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Montgomery County.

Everything about Montgomery County

Buying

Buying a home in Germantown

A typical home in Germantown is worth $422,400: 34% below the county and about the same as Maryland. With the typical household income in Germantown ($117,546 a year), a typical home costs 3.6 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Germantown 3.6 years
  • Montgomery 4.8 years
  • Maryland 4.1 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Montgomery County

According to FHFA’s house price index, home prices in Montgomery County rose 50% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Montgomery County.

Period County Maryland U.S.
Last year (2025) +1.3% +2.7% +2.9%
5 years (2020–2025) +35% +40% +47%
10 years (2015–2025) +50% +60% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Germantown next to Montgomery County, Maryland and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Germantown $422,400
  • Montgomery $640,300
  • Maryland $419,900
  • United States $332,700
Typical monthly rent
  • Germantown $2,040
  • Montgomery $2,068
  • Maryland $1,705
  • United States $1,413
Typical yearly household income
  • Germantown $117,546
  • Montgomery $132,450
  • Maryland $103,678
  • United States $80,734
See the full table
Germantown next to Montgomery County and Maryland
Measure Germantown Montgomery County Maryland U.S.
Typical home value $422,400 $640,300 $419,900 $332,700
Typical monthly rent $2,040 $2,068 $1,705 $1,413
Typical yearly household income $117,546 $132,450 $103,678 $80,734
Households that own their home 67% 65% 68% 65%
Typical yearly property tax $3,673 $5,539 $4,093 $3,119
Effective property tax rate 0.87% 0.87% 0.97% 0.94%
Renters with high rent for their income 50% 52% 51% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Montgomery County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Germantown

For a typical $422,400 home in Germantown, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Germantown's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $3,479a month

    Least cash to close
    Down payment
    $14,784
    Cash to close
    $27,456
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $187

  • Conventional, 5% down $3,401a month

    Down payment
    $21,120
    Cash to close
    $33,792
    Rate
    7.18%
    Mortgage insurance
    PMI · $201

  • Conventional, 20% down, no PMI $2,771a month

    Down payment
    $84,480
    Cash to close
    $97,152
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $3,162a month

    Down payment
    $63,360
    Cash to close
    $76,032
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Germantown and for Montgomery County.

Property tax

Effective rate in Germantown

0.87%of the home’s value each year

$3,673 a year for the typical owner in Germantown.

  • Germantown 0.87%
  • Montgomery 0.87%
  • Maryland 0.97%

What Maryland publishes Homestead tax credit (cap on yearly assessment increases) (Maryland General Assembly (Annotated Code of Maryland, Tax-Property Article))

Exemptions and deadlines in Maryland

Flood risk in Montgomery County

FEMA does not publish these numbers by city: they are for all of Montgomery County.

Homes in the high-risk zone
0.1%
305
Of those, with NFIP insurance
51%
County Maryland U.S.
Homes in the high-risk zone 0.1% 1.2% 3.5%
Of those, with NFIP insurance 51% 74% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Germantown

Typical rent in Germantown is $2,040 a month: about the same as the county. In Germantown, 50% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Montgomery County, by unit size. To pay the 2-bedroom one ($2,438 a month) without spending more than 30% of your income, you would need to earn $46.88 an hour working full time.

HUD fair market rent for all of Montgomery County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $2,111 $40.60 $84,440
1 bedroom $2,204 $42.38 $88,160
2 bedrooms $2,438 $46.88 $97,520
3 bedrooms $3,107 $59.75 $124,280
4 bedrooms $3,658 $70.35 $146,320

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Germantown

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Germantown has 2 ZIP codes with their own.

For 2 bedrooms it runs from $2,420 in 20874 to $2,540 in 20876.

1 of the 2 is above the fair market rent for Montgomery County ($2,438).

  • 20874 $2,420$3,080
  • 20876 $2,540$3,240

2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Germantown when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Germantown

HUD lists 8 buildings with rents for lower incomes in Germantown. These are the largest.

  • Waters Landing II 12900 Falling Water Cir, Germantown 20874 143 low-income homes · In service since 2002
  • Churchill Senior Living Phase II 21000 Father Hurley Blvd, Germantown 20874 133 homes, 121 low-income · 1 bd: 30 · 2 bd: 103 · In service since 2016 · For older adults
  • Churchill Senior 21000 Father Hurley Blvd, Germantown 20874 121 low-income homes · 1 bd: 103 · 2 bd: 18 · In service since 2001 · For older adults
  • Willow Manor at Clopper's Mill 18003 Mateny Rd, Germantown 20874 102 homes, 81 low-income · 1 bd: 16 · 2 bd: 65 · In service since 2005 · For older adults
  • Covenant Village 18909 Waring Station Rd, Germantown 20874 89 homes, 74 low-income · 1 bd: 17 · 2 bd: 57 · In service since 2007 · For older adults

See all 134 buildings in Montgomery County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Germantown

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There are 3 HUD-approved agencies with an office in Montgomery County; 3 say they serve in Spanish.

An older man and his daughter go over papers with a professional.

HUD counseling is free or low-cost

Assistance programs in Germantown

No down payment, repair or rent-help program on our list is for Germantown or Montgomery County. The ones below are statewide in Maryland: they work in Germantown the same as in the rest of the state.

Which programs do I qualify for? All programs in Maryland

  • MMP 1st Time Advantage

    Statewide in Maryland

    Maryland Mortgage Program mortgages for first-time buyers, with a deferred 0% second mortgage for the down payment: $6,000, or 3%, 4% or 5% of the loan. Offered by Maryland Mortgage Program (Maryland Department of Housing and Community Development).

    Deferred

    See the program Official page

  • MMP Flex Loans

    Statewide in Maryland

    Maryland Mortgage Program mortgages for first-time buyers and for people who have owned a home before; Flex 6000 brings $6,000 and Flex 3% brings 3% of the loan for the down payment, as a deferred 0% second loan. Offered by Maryland Mortgage Program (Maryland Department of Housing and Community Development).

    Deferred

    See the program Official page

  • Maryland SmartBuy

    Statewide in Maryland

    Maryland Mortgage Program loan of up to 15% of the price (maximum $25,000) to pay off your student debt when you buy a home; no interest or monthly payments, and forgiven after five years if you stay in the home. Offered by Maryland Mortgage Program (Maryland Department of Housing and Community Development).

    Forgivable

    See the program Official page

Housing counselors near Germantown

The HUD-approved agencies closest to the center of Germantown, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Housing Initiative Partnership, Inc.(hip)

    12900 Middlebrook Road, Germantown · 0 miles away · Spanish

    • Mortgage delinquency and default
    • Workshops for new owners
    • and 3 more
    (301) 916-5946

  • Housing Initiative Partnership, Inc.(hip)

    620 East Diamond Avenue, Gaithersburg · 5 miles away · Spanish

    Also serves in Portuguese.

    • Mortgage delinquency and default
    • Workshops for new owners
    • and 2 more
    (301) 916-5946

  • Latino Economic Development Corporation

    12520 Prosperity Dr, Silver Spring · 18 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 1 more
    (202) 540-7426

Every agency in Montgomery County All counseling agencies in Maryland

Help in Spanish near Germantown

3 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Germantown

In HUD’s record, no housing authority with an office in Montgomery County is named for Germantown or Montgomery County.

2 other authorities have an office in Montgomery County: see the list Source: HUD

Cities

Other cities in Montgomery County

These cities are also in Montgomery County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Montgomery County Housing in Maryland
See 24 more cities in Montgomery County, with prices and rents

Every city has its own page with prices, rents and help.

Nearby cities

The cities closest to Germantown, with the typical home value.

Neighboring counties

If Montgomery County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Germantown.

All guides
A family walks a boardwalk trail in the forest; one of them uses a wheelchair.

Questions

Housing questions about Germantown

Short answers with the numbers for Germantown and all of Montgomery County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Germantown?

The typical home value in Germantown is $422,400, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Montgomery County it is $640,300.

How much does it cost to rent in Germantown?

Typical rent in Germantown is $2,040 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Montgomery County is $2,438.

What is the FHA loan limit in Germantown?

Germantown uses the FHA limit for all of Montgomery County (2026): $1,249,125 for a one-unit home and $2,402,625 for a four-unit home.

How much property tax do owners pay in Germantown?

The typical homeowner in Germantown pays $3,673 a year, according to the U.S. Census Bureau. That is 0.87% of the home’s value; in Montgomery County, the rate is 0.87%.

Where can I find free help to buy or rent in Germantown?

There are 3 HUD-approved counseling agencies with an office in Montgomery County. 3 say they serve in Spanish. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).