Southern Maryland Real Estate Market Update: July 2026
August 20, 2026
August 20, 2026
The Southern Maryland real estate market remained relatively steady in July 2026. Closed home sales increased slightly compared with last year, but rising housing inventory and fewer new pending sales suggest the market may be becoming more balanced as we approach fall.
Whether you are buying or selling a home in Charles County, Calvert County, or St. Mary's County, understanding these local housing market trends can help you make a more informed real estate decision.
Southern Maryland recorded 461 closed home sales in July 2026, a 0.9% increase from 457 sales in July 2025. Year to date, 2,963 homes have sold across the region, representing a 5.4% increase compared with the same period last year.
• New pending home sales decreased 2.3% to 468.
• The median time on market increased slightly to 16 days.
• Active real estate listings increased 18.6% to 1,231.
• New listings increased 12.4%, with 597 homes entering the market.
• Months of housing supply increased from 2.56 to 2.95 months.
• Home showings increased 2.9% compared with July 2025.
Southern Maryland still generally favors sellers, but buyers now have more homes to consider and may have additional negotiating opportunities.
The median home sale price in Southern Maryland was $445,000 in July 2026, down 5.3% from $470,000 in July 2025.
This monthly decline does not necessarily mean that all Southern Maryland home values have fallen. The year-to-date median sold price remains $450,000, unchanged from the same period in 2025.
July's sales growth was concentrated among homes priced between $300,000 and $499,999. A larger share of sales in this price range contributed to the lower regional median price.
Home values can vary considerably depending on the county, neighborhood, property type, condition, and price range. Homeowners who are thinking about selling should request a local market analysis rather than relying only on regional averages or automated online estimates.
According to the report's Freddie Mac data, 30-year fixed mortgage rates moved above 6.5%. Higher mortgage rates continue to affect purchasing power and housing affordability for Southern Maryland home buyers.
Some buyers may delay their home search as rates rise. However, financially prepared buyers are still actively looking for homes. Overall property showings across Southern Maryland increased 2.9% compared with July 2025.
Buyers should speak with a trusted lender before beginning their search. A current mortgage preapproval can help buyers understand their price range, estimated monthly payment, and available loan options.
County | Closed Sales | Annual Change | Median Price | Price Change | Market Time |
|---|---|---|---|---|---|
Calvert | 128 | +12.3% | $489,500 | -7.6% | 16 days |
Charles | 193 | -11.1% | $445,000 | -4.3% | 24 days |
St. Mary's | 140 | +11.1% | $415,800 | -7.6% | 8 days |
Charles County recorded 193 closed home sales in July 2026, down 11.1% compared with July 2025.
The median sold price in Charles County was $445,000, a 4.3% year-over-year decrease. Homes spent a median of 24 days on the market, six days longer than last July.
Active listings increased 12.4%, while new listings rose 8.4%. Showings also increased 10.5%, indicating that buyers continue to search for homes in areas such as Waldorf, La Plata, White Plains, Bryans Road, and surrounding Charles County communities.
With more homes available, Charles County sellers need to pay close attention to pricing, condition, presentation, and marketing.
Calvert County recorded 128 closed sales in July, a 12.3% increase compared with July 2025.
The median home sale price was $489,500, down 7.6% from last year. Homes spent a median of 16 days on the market.
Active listings in Calvert County increased 65.1%, the largest inventory increase among the three Southern Maryland counties. New listings rose 58.7%, and showings increased 10.6%.
Buyers searching in communities such as Prince Frederick, Huntingtown, Lusby, North Beach, Chesapeake Beach, and surrounding areas have considerably more homes to consider than they did a year ago.
St. Mary's County recorded 140 closed home sales, an 11.1% increase compared with July 2025.
The median sold price was $415,800, down 7.6% year over year. Homes sold in a median of only eight days, making St. Mary's County the fastest-moving market in Southern Maryland during July.
Showings decreased 20.4%, and new pending sales declined 16.9%. However, the short median time on market shows that motivated buyers are still moving quickly when attractive, well-priced homes become available.
These trends are especially relevant to buyers and sellers in California, Leonardtown, Mechanicsville, Great Mills, Lexington Park, and nearby St. Mary's County communities.
Detached Single-Family Homes: Detached home sales decreased 1.4% compared with July 2025. The median sold price for a Southern Maryland detached home was $490,000, down 4.4%. Active detached-home listings increased 19.2%, while new listings rose 17.2%. Buyers searching for a single-family home now have more options and may have greater negotiating flexibility, depending on the home's location, condition, and price.
Townhomes and Attached Homes: Townhomes and other attached homes were a strong part of the Southern Maryland housing market in July. Closed sales increased 16.9%, and new pending sales rose 34.9%. The median sold price increased 3.4% to $377,500. This growth may reflect continued demand from first-time home buyers and others looking for more affordable housing options in Southern Maryland.
Condominiums: Condominiums represent a small portion of the Southern Maryland real estate market. Eight condo sales closed in July, compared with 11 during July 2025. The median condo sale price was $212,500. Because the number of condo sales is limited, percentage and median-price changes can vary significantly from month to month.
With 2.95 months of housing supply, Southern Maryland still leans in favor of sellers. However, the market is becoming more balanced as the number of active homes for sale increases.
Buyers have more choices and may have better opportunities to negotiate on price, closing assistance, repairs, or other contract terms. Homes that are priced correctly and located in desirable communities can still attract strong interest.
Sellers should expect buyers to compare their home with more competing properties. Accurate pricing, professional photography, property preparation, and a strong marketing strategy can make a significant difference.
Southern Maryland home buyers have more options than they did one year ago. This can create opportunities to compare homes carefully and negotiate stronger terms.
However, attractive homes can still sell quickly, particularly in competitive neighborhoods and price ranges. Buyers should have an updated mortgage preapproval and a clear strategy before touring homes.
Military buyers and families relocating to Southern Maryland should also consider commute times to Joint Base Andrews, Naval Support Facility Indian Head, Naval Air Station Patuxent River, and Washington, D.C., along with property taxes, school locations, and available loan programs.
The Southern Maryland housing market remains active, but sellers face more competition as inventory rises.
Pricing a home accurately from the beginning is increasingly important. An unrealistic asking price can lead to fewer showings, a longer time on the market, and future price reductions.
Sellers should focus on preparing and presenting their property effectively. Professional marketing and a pricing strategy based on recent neighborhood sales can help a home stand out to qualified buyers.
The Southern Maryland housing market remained resilient through July 2026. Closed sales are ahead of last year's pace, home values are holding steady year to date, and buyers have more homes to choose from.
The best time to buy or sell depends on your personal goals, finances, timing, and local market conditions. Understanding your home's current value and the competition within 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, Southern Prince George's County, or the surrounding Southern Maryland communities, 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 August 6, 2026. Source: Bright MLS July 2026 Southern Maryland Housing Market Report.
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