Southern Maryland Real Estate Market Update: August 2026
September 12, 2026
September 12, 2026
The Southern Maryland real estate market shifted into a more balanced rhythm in August 2026. Home sales were up from a year ago, but growing inventory and a slower pace of new pending sales point to buyers gaining a bit more breathing room heading into fall.
This Southern Maryland housing market update covers real estate trends across Charles County, Calvert County, and St. Mary's County. Whether you are considering buying or selling a home in Waldorf, La Plata, Leonardtown, California, Prince Frederick, or another Southern Maryland community, these latest statistics can help you understand what is happening in our local market.
A total of 435 homes closed across Southern Maryland in August 2026. That represents a 7.4% increase from the 405 homes sold during August 2025, though it is a step down from July's 461 closings as the market eased into late summer.
Year-to-date, Southern Maryland home sales are running 5.4% ahead of last year's pace, with 3,419 closings through August 2026 compared to 3,243 during the same period in 2025.
The median sold price for a Southern Maryland home was $442,000 in August 2026, a modest 0.2% increase from August 2025 and essentially flat with July's $445,000.
Prices have held remarkably steady this year, with the year-to-date median of $449,900 nearly identical to last year's $449,950. For homeowners considering selling, that stability is reassuring even as the market becomes more competitive.
The median time on market increased to 21 days, five days longer than July and two days longer than August 2025.
This is one of the clearer signs that the market is cooling from its summer pace. Buyers have more room to be selective, and homes that are priced right and show well continue to move faster than the rest.
Active listings across Southern Maryland increased by 17.1% compared to last year, giving buyers meaningfully more options than they have had in some time.
New listings fell to 446 homes, down 6.7% from August 2025 and down sharply, 25.3%, from July. That suggests inventory is building less from a wave of new sellers and more from homes simply staying on the market longer.
Months of housing supply rose to 2.93, compared to 2.62 last August. Southern Maryland remains a seller-favorable market, but conditions continue to move toward balance.
New pending home sales decreased 8.3% from August 2025, falling to 429 pending sales, and were down by the same margin from July.
Even so, showing activity was up 5.8% year-over-year, so buyers are still out looking. They simply appear to be taking more time before making an offer, likely a mix of seasonal timing, affordability, and the extra inventory now on the market.
Buyers now have more homes to consider and may find less competition than they did earlier this year. Desirable, properly priced homes can still sell quickly, so a clear strategy still matters.
Before making an offer, buyers should review recent neighborhood sales, property condition, estimated monthly payments, and potential repair or renovation costs. A strong offer should reflect both current market conditions and the specific value of the home.
Working with an experienced Southern Maryland real estate agent can help you understand neighborhood pricing, identify opportunities, and create an offer strategy that supports your goals.
Southern Maryland continues to favor sellers, but buyers are becoming more selective as inventory builds. Accurate pricing, strong presentation, professional photography, and effective online marketing are increasingly important.
From what I am seeing with buyers and sellers throughout Southern Maryland, properly priced and well-presented homes continue to attract attention. Homes requiring significant updating, or those priced above recent comparable sales, may need additional time or a price adjustment to generate an offer.
Every property and neighborhood performs differently. Regional statistics are helpful, but your home's condition, location, updates, competition, and pricing strategy will ultimately determine how it performs.
Southern Maryland's housing market remained resilient through the summer of 2026. Sales are ahead of last year's pace, home values are holding steady, and buyers have more choices than they did a year ago.
The best time to buy or sell depends on your personal goals, finances, timing, and local market conditions. Understanding the value of your home and the competition in your specific neighborhood is an important first step.
If you are considering buying or selling a home in Charles County, Calvert County, St. Mary's County, or the surrounding areas, I would be happy to prepare a personalized market analysis and help you determine your next steps.
Contact Theresa Shoptaw, REALTOR®, licensed in Maryland and Virginia, at (301) 609-0939 or visit theresashoptaw.com.
Be sure to check back each month for the latest Southern Maryland real estate market update and practical guidance for local buyers and sellers.
Data as of September 4, 2026. Source: Bright MLS.
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Thanks to her multi-faceted expertise, Theresa can offer her clients a comprehensive service. She is a true expert on the dynamics of the real estate market in the DMV, and she has a unique talent for educating her clients so that they can make informed decisions about their real estate investments. With her mastery of cutting-edge internet technologies, she can also market and find homes with exceptional speed and accuracy.