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City · 35,797 residents · Montgomery County, Maryland

Olney , Maryland

In Olney, a typical home is worth $656,600 and typical rent is $2,404 a month. Compared with all of Montgomery County, typical household income is 29% higher, typical rent is 16% higher, and the share of households that own their home is 24 points higher.

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  • Typical home value

    $656,600

    3% above the county

    56% above Maryland

    • Olney
    • Montgomery
    • Maryland

  • Typical rent

    $2,404a month

    16% above the county

    41% above Maryland

    • Olney
    • Montgomery
    • Maryland

  • Typical household income

    $171,458a year

    29% above the county

    65% above Maryland

    • Olney
    • Montgomery
    • Maryland

  • Households that own their home

    89%

    24 points above the county

    22 points above Maryland

    • Olney
    • Montgomery
    • Maryland

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

Market now, with Zillow data

Zillow data
Typical home value
$652,144
0.6% more than 12 months ago

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

Olney 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 Olney apart

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

  1. Nearby, in Leisure World, the typical home value is $274,800: 58% less than in Olney ($656,600).

  2. 89% of households in Olney own their home, against 65% in Montgomery County.

  3. Nearby, in Ashton-Sandy Spring, the typical rent is $1,369: 43% less than in Olney ($2,404).

  4. The typical household income in Olney is $171,458, 29% more than in Montgomery County as a whole ($132,450).

  5. The typical rent in Olney is $2,404 a month, 16% more than in Montgomery County as a whole ($2,068).

  6. Olney has the 20th highest typical home value of the 202 cities in Maryland with more than 5,000 people ($656,600).

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

The homes here

Housing in Olney

What homes there are in Olney, 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

Detached houses, standing on their own, make up 67% of homes here, against 47% in Montgomery County.

Year built

Homes in Olney are newer: the typical year built is 1986; in Montgomery County, 1980.

Homes in Olney are bigger: 91% have 3 bedrooms or more; in Montgomery County, 63%.

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
Monthly rent with utilities

With a mortgage

$3,028 a month

Montgomery County: $2,929 a month

Without a mortgage

$922 a month

Montgomery County: $986 a month

Owners with a mortgage

76%

Montgomery County: 70%

The typical cost for an owner with a mortgage in Olney is $3,028 a month, near the figure in Montgomery County ($2,929).

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

Much as in Montgomery County, the typical home value in Olney rose 30% since 2015–2019.

Since 2015–2019, the typical rent in Olney rose 23%, more than in Montgomery County (17%).

Housing prices ran ahead of income in Olney: typical income rose 20%, against +30% for home values and +23% for rent.

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

MeasureOlneyMontgomery 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 Unreliable estimate3.3%2.5%3.4%
People per household 2.992.722.572.53
Drive alone 57%53%65%69%
Carpool 6%8%8%9%
Public transit 2%8%4%3%
Walk or bike Unreliable estimate2%2%3%
Work from home 32%28%19%15%
Other means 1%2%2%2%
Typical commute 30 to 39 minutes30 to 39 minutes20 to 29 minutes20 to 29 minutes

On average, a household in Olney has 2.99 people, more than in Montgomery County (2.72).

In Olney, 32% of workers work from home, more than in Montgomery County (28%).

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 Olney?

A typical home costs more than the typical income allows

We start with a typical home in Olney, worth $656,600, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 38% of the typical household income in Olney, which is $171,458 a year. For that payment to be 28% of income, a household would need to earn about $231,750 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 Olney. 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 $22,981 (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

$5,407

at 7.18% · 30 years

Loan amount
$644,707
Total interest
$927,583
Paid off in
November 2056

Includes $11,088 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $4,001 a month

  • Tight

    $4,001 to $5,144 a month

  • Hard

    more than $5,144 a month

    Your payment · 38%

Compared with the typical household income in Olney ($171,458 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$5,407
Principal & interest$4,367
Property tax$476
Home insurance$274
FHA mortgage insurance (MIP)$290

You need at least $22,981 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

Olney and Montgomery County

Olney 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).

Olney's own numbers

Typical home value
$656,600
Typical monthly rent
$2,404
Typical yearly household income
$171,458
Households that own their home
89%
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 Olney

A typical home in Olney is worth $656,600: 3% above the county and 56% above Maryland. With the typical household income in Olney ($171,458 a year), a typical home costs 3.8 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.

  • Olney 3.8 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

Olney 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
  • Olney $656,600
  • Montgomery $640,300
  • Maryland $419,900
  • United States $332,700
Typical monthly rent
  • Olney $2,404
  • Montgomery $2,068
  • Maryland $1,705
  • United States $1,413
Typical yearly household income
  • Olney $171,458
  • Montgomery $132,450
  • Maryland $103,678
  • United States $80,734
See the full table
Olney next to Montgomery County and Maryland
Measure Olney Montgomery County Maryland U.S.
Typical home value $656,600 $640,300 $419,900 $332,700
Typical monthly rent $2,404 $2,068 $1,705 $1,413
Typical yearly household income $171,458 $132,450 $103,678 $80,734
Households that own their home 89% 65% 68% 65%
Typical yearly property tax $5,712 $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 49% 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 Olney

For a typical $656,600 home in Olney, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Olney's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $5,407a month

    Least cash to close
    Down payment
    $22,981
    Cash to close
    $42,679
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $290

  • Conventional, 5% down $5,287a month

    Down payment
    $32,830
    Cash to close
    $52,528
    Rate
    7.18%
    Mortgage insurance
    PMI · $312

  • Conventional, 20% down, no PMI $4,308a month

    Down payment
    $131,320
    Cash to close
    $151,018
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $4,915a month

    Down payment
    $98,490
    Cash to close
    $118,188
    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 Olney and for Montgomery County.

Property tax

Effective rate in Olney

0.87%of the home’s value each year

$5,712 a year for the typical owner in Olney.

  • Olney 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 Olney

Typical rent in Olney is $2,404 a month: 16% above the county. In Olney, 49% 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 Olney

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

For 2 bedrooms it runs from $2,300 in 20853 to $3,000 in 20832.

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

  • 20832 $3,000$3,820
  • 20853 $2,300$2,930

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Olney 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 Olney

HUD lists 2 buildings with rents for lower incomes in Olney. These are the largest.

  • Olney Manor 18301 Georgia Ave, Olney 20832 100 low-income homes · In service since 2005 · For older adults
  • Andrew Kim House 2100 Olney Sandy Spring Rd, Olney 20832 76 homes, 75 low-income · For older adults (301) 260-2500

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

Free help

Help to buy or rent in Olney

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.

A pregnant woman reads paperwork on the sofa while the grandmother plays with the girl on the floor.

HUD counseling is free or low-cost

Assistance programs in Olney

No down payment, repair or rent-help program on our list is for Olney or Montgomery County. The ones below are statewide in Maryland: they work in Olney 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 Olney

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

  • Housing Initiative Partnership, Inc.(hip)

    620 East Diamond Avenue, Gaithersburg · 6 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 · 8 miles away · Spanish

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

  • Housing Initiative Partnership, Inc.(hip)

    12900 Middlebrook Road, Germantown · 11 miles away · Spanish

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

Every agency in Montgomery County All counseling agencies in Maryland

Help in Spanish near Olney

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 Olney

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

All guides
Two parents walk hand in hand with their little daughter.

Questions

Housing questions about Olney

Short answers with the numbers for Olney 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 Olney?

The typical home value in Olney is $656,600, 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 Olney?

Typical rent in Olney is $2,404 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 Olney?

Olney 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 Olney?

The typical homeowner in Olney pays $5,712 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 Olney?

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).