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[quote=Anonymous][quote=Anonymous]OP here.

These are ones sitting near me…

8 DOM (which isn’t long but it would have been under contract in one day a few months ago) https://www.redfin.com/MD/Bethesda/8606-Bradmoor-Dr-20817/home/10662058

9 DOM
https://www.redfin.com/MD/Bethesda/5510-Northfield-Rd-20817/home/10646715

14 DOM
https://www.redfin.com/MD/Bethesda/6705-Pemberton-St-20817/home/10668732

DOM 17 (I know there was a whole thread on this Tudor- it went hinder contract and is now active again.  My guess is the inspection revealed something)
https://www.redfin.com/MD/Bethesda/5908-Bradley-Blvd-20814/home/10701660

DOM 36
https://www.redfin.com/MD/Bethesda/5824-Lenox-Rd-20817/home/10668390

DOM 44
https://www.redfin.com/MD/Bethesda/8220-Custer-Rd-20817/home/10646809

There are also a few houses that are $3.5M and up but not ever including those because the buyer market is so tiny…

It just seems like this is more inventory this area has had sitting for a while.[/quote]

With some of these, I agree with you that it may be a sign of the market in Bethesda slowing down. But I think a couple, notably the $3.3 million listing on Lenox and the $2.9 million listing on Pemberton, are examples of agents/owners trying to push the market higher and failing, as opposed to listing at market rates and having houses go under contract quickly.

Here is an example of the opposite, a home in Mohican Hills listed for a hair under $2.5 million that went under contract almost immediately, leading the seller to cancel the open house.
https://www.redfin.com/MD/Bethesda/6212-Dahlonega-Rd-20816/home/10649257

And this one just down the street from that went under contract six days after hitting the market at $2.495 million and closed a couple of days ago at that exact price. 
https://www.redfin.com/MD/Bethesda/5504-Mohican-Rd-20816/home/10649127

So I might agree that sellers trying to push the market higher may be stalling in those efforts, but sellers who price in line with comps from recent months are still moving their houses quickly in Bethesda.

Another theory is that buyers are reluctant to pay top dollar for new and newer builds that are closer to the areas that might be reassigned away from Whitman when the new Woodward High School opens in a few years. My guess -- and it's only a guess --- is that houses currently zoned for Whitman that are north of Bradley Boulevard, like the Northfield and Bradmoor listings that PP highlighted, could end up being rezoned to Walter Johnson or Woodward, depending on what MoCo school leaders cook up during the redistricting that is coming.

The two houses I mentioned are in the far southwest part of Bethesda and are unlikely to be reassigned away from Whitman. They are also closer to the DC line and the Capital Crescent Trail for commuting purposes.

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