Southern Maryland Real Estate Market Update: September 2026
Theresa Shoptaw October 20, 2026
Theresa Shoptaw October 20, 2026
The Southern Maryland real estate market reached a turning point in September 2026. Home sales dipped from a year ago, and fewer buyers went under contract, but showings stayed strong, and inventory kept growing, giving buyers more choices 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 376 homes closed across Southern Maryland in September 2026. That represents a 6.5% decrease from the 402 homes sold during September 2025, and a step down from August's 435 closings.
Much of the decline came from St. Mary's County, where closed sales fell 28.5%. Calvert County moved the other way, with sales up 11.2%.
Year-to-date, Southern Maryland home sales are still running 4.2% ahead of last year's pace, with 3,825 closings through September 2026 compared to 3,670 during the same period in 2025.
The median sold price for a Southern Maryland home was $455,000 in September 2026, a 1.0% increase from September 2025 and up from August's $442,000.
Prices have held steady all year, with the year-to-date median of $449,900 essentially even with last year's $450,000. For homeowners considering selling, that stability is reassuring even as buyers gain more negotiating room.
The median time on market increased to 29 days, eight days longer than August and 10 days longer than September 2025.
This is the clearest sign yet that the market is cooling from its spring and summer pace. Buyers have 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 to 1,337 homes, up 24.4% from last year and 8.9% from August. Buyers now have more choices than they have had in years.
New listings rose to 563 homes, up 4.6% from September 2025 and 26.2% from August. Unlike recent months, inventory is now growing from both new sellers coming to market and homes staying on the market longer.
Months of housing supply rose to 3.20, compared to 2.67 last September. Southern Maryland is moving steadily toward a more balanced market, though single-family inventory is still below pre-pandemic levels.
New pending home sales decreased 21.0% from September 2025, falling to 381 pending sales, and were down 11.2% from August. Pending sales were lower in every county.
Showings tell a more encouraging story. There were 6,416 showings across Southern Maryland in September, down a modest 6.3% from last year, and year-to-date showings are actually up 4.1%. In Calvert County, showings rose 9.4%.
I pay close attention to showings because they show how many buyers are actively touring homes. Buyers are still out looking. With more homes to choose from and mortgage rates moving above 7%, they are simply taking more time to compare their options before making an offer.
Buyers now have more homes to consider and less competition than they have seen in years. Homes are sitting longer, which can open the door to better negotiating, though desirable, properly priced homes can still sell quickly.
Before making an offer, buyers should review recent neighborhood sales, property condition, estimated monthly payments at today's rates, 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.
Buyers are still out looking, but they are comparing your home against more competition than they were a year ago. Accurate pricing, strong presentation, professional photography, and effective online marketing are more important than ever.
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 is shifting as we head into fall 2026. Sales are still ahead of last year's pace, home values are holding steady, and buyers have more choices and more time than they have had in years.
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 October 6, 2026. Source: Bright MLS.
Stay up to date on the latest real estate trends.
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.