Southern Maryland Housing Market Update: Key Numbers

The Southern Maryland housing market update for November 2026 reveals important changes in housing inventory, buyer activity, and mortgage rates across Charles, Calvert, and St. Mary's counties.

Whether you're preparing to buy a home, considering selling, or monitoring your property's value, understanding these trends can help you make more informed decisions.

In this week's Numbers You Need to Know, Billy Rabbitt and Gloria Huber from The Southside Group Real Estate discuss five important indicators shaping the local housing market.

Southern Maryland Housing Market at a Glance

Together, these figures suggest buyers may have more properties to consider, while sellers need to pay close attention to pricing and presentation.

However, Southern Maryland is not one uniform housing market. Conditions can differ significantly between communities, property types, and price ranges.

Housing Inventory Rises 24.2% Year Over Year

One of the biggest developments in this week's report is the 24.2% year-over-year increase in active housing inventory.

More active listings generally mean buyers have a broader selection of available properties. Instead of choosing from a limited number of homes, buyers may find additional opportunities to compare floor plans, property conditions, locations, and asking prices.

For sellers, increasing inventory means more competition for buyer attention.

A home listed in Waldorf, for example, may compete with several properties offering similar square footage and features. In Leonardtown, competition may look different depending on available inventory and the specific property category.

More inventory does not automatically mean falling home prices. Pricing depends on local demand, property condition, financing costs, and the number of competing listings.

Buyers should compare recently sold homes alongside active listings, while sellers should review both pending sales and current competition before establishing an asking price.

For additional county-level context, the Southern Maryland Association of REALTORS® housing statistics provide information about inventory, sales, pricing, and housing supply.

Homes Average 43 Days from Active to Pending

Southern Maryland homes are averaging 43 days from active listing to pending contract.

This measures the time a property spends actively marketed before entering pending status. It is different from the total time required to complete a sale and reach settlement.

For buyers, a longer marketing period may create opportunities to investigate a property's condition, review comparable sales, and negotiate appropriate contract terms.

However, a property that has been listed for several weeks is not necessarily overpriced or undesirable. Its marketing history, condition, and seller circumstances all deserve consideration.

For sellers, the 43-day figure reinforces the importance of entering the market prepared.

Professional photography, accurate property information, appropriate pricing, and convenient showing arrangements can help buyers evaluate a listing.

A useful pricing strategy should consider how quickly comparable homes are going under contract, not simply how much neighboring sellers are asking.

Buyer Showings Increase 4% Week Over Week

Buyer showing activity increased 4% compared with the previous week, according to the video.

This is an encouraging short-term signal, but it needs context.

The original report also indicates that showings were down approximately 9.4% compared with the same period a year earlier. Both figures can be true because they measure different timeframes.

A weekly increase suggests recent improvement in property tours, while a year-over-year decline indicates that overall activity remains below the comparable period last year.

Importantly, showings do not necessarily translate into offers or completed sales.

For buyers, this means desirable, competitively priced homes may still attract interest even as overall inventory expands.

For sellers, monitoring showing feedback, repeat visits, and nearby pending contracts can provide more useful information than looking at showing totals alone.

Mortgage Rates and Southern Maryland Affordability

Mortgage rates remain an important part of the housing conversation.

According to Freddie Mac's Primary Mortgage Market Survey, the national average 30-year fixed mortgage rate was 7.24% on October 29, 2026, down from 7.32% the previous week.

Although that represents a modest weekly improvement, the rate remained above the 6.17% national average recorded one year earlier.

Even relatively small interest-rate changes can affect monthly principal and interest payments, purchasing power, and overall housing affordability.

For buyers considering properties in Southern Maryland, the important question is not simply whether mortgage rates will decline further. It is whether the full monthly housing payment fits comfortably within their financial plans.

That payment may include principal, interest, property taxes, homeowners insurance, and applicable association fees.

Actual mortgage offers vary based on credit, down payment, loan program, lender, and other factors. Buyers can begin by reviewing mortgage pre-approval resources and comparing personalized lender estimates.

County-by-County Inventory Breakdown

Active listings across Southern Maryland:

Charles County: The Largest Reported Inventory 

With 664 active listings, Charles County accounts for the largest portion of the reported three-county inventory.

Buyers exploring La Plata and other Charles County communities may benefit from comparing property types, locations, and listing histories.

However, a larger countywide inventory does not necessarily mean every neighborhood or price range offers abundant choices.

Calvert County: Understanding Property-Specific Competition

Calvert County has 333 reported active listings.

Housing options vary between communities such as Prince Frederick, Lusby, and other areas of the county.

Waterfront access, lot characteristics, property condition, and location can influence how buyers evaluate individual homes.

Sellers should compare properties with similar characteristics rather than relying exclusively on countywide averages.

St. Mary's County: Watching Local Demand

St. Mary's County has 284 reported active listings, the smallest count in this snapshot.

In areas such as Lexington Park, housing searches may also involve relocation considerations connected with Naval Air Station Patuxent River.

Military relocation timelines can influence individual buyers' search priorities, although these inventory figures do not establish how much demand comes from military moves.

The key takeaway: Countywide listing totals describe available supply, not how competitive an individual home will be. Months of supply, pending sales, price range, and property type are also important.

What Today's Market Means for Buyers and Sellers

For Southern Maryland Homebuyers

Increasing inventory may provide additional opportunities to compare homes before making an offer.

Buyers should:

• Establish a realistic monthly payment budget before scheduling tours.

• Review comparable sales rather than relying only on asking prices.

• Consider inspection findings, repair needs, and ongoing ownership costs.

• Monitor new listings and price adjustments in preferred communities.

You can browse available Southern Maryland homes to compare current options.

For Southern Maryland Home Sellers

More available listings make accurate pricing and effective marketing especially important.

Sellers should focus on property preparation, strong listing photographs, realistic expectations, and early feedback from prospective buyers.

A home that receives limited showing interest may need a different response than one attracting tours but no offers.

Before listing, consider requesting a home valuation supported by recent comparable sales and current neighborhood competition.

What to Watch in the Coming Weeks

As the Southern Maryland housing market continues to change, buyers and sellers should pay attention to more than just weekly home price updates.

Inventory levels, pending sales, and the time properties spend on the market can provide a better picture of current conditions. If more homes become available while pending sales slow down, buyers may have more options. On the other hand, steady buyer activity could indicate continued demand in certain areas.

Mortgage rates are another important factor to watch, as changes can affect monthly payments and how much buyers can comfortably afford.

These trends can vary across St. Mary's, Calvert, and Charles counties, as well as between different price ranges and neighborhoods.

Looking at recent local sales and comparable properties can help buyers and sellers make more informed decisions.

Southern Maryland Housing Market FAQs: What Buyers and Sellers Need to Know

Is Southern Maryland currently a buyer's or seller's market?

Increasing inventory may give buyers more options, but determining whether a market favors buyers or sellers requires additional information, including months of supply, pending sales, and local pricing trends. Conditions can vary by community and price range.

Does more housing inventory mean home prices will fall?

Not necessarily. More listings can increase competition among sellers, but home prices also depend on buyer demand, financing conditions, and property characteristics. A year-over-year inventory increase alone does not establish a downward price trend.

How can I determine whether my Southern Maryland home is priced competitively?

Review recently sold comparable properties, current competing listings, pending contracts, and your home's condition. A local comparative market analysis can help establish an appropriate pricing range.

Should I wait for mortgage rates to decrease before buying?

That depends on your budget, financing options, and housing needs. Lower rates may improve affordability, but future rate movements are uncertain. Compare current lender estimates and make decisions based on payments you can reasonably afford.

Ready to Make Your Next Move in Southern Maryland?

Whether you're considering buying, selling, or simply understanding your home's current market position, The Southside Group Real Estate can help you interpret local housing trends.

Connect with our team for local market insights, guidance, and help exploring your options in Charles, Calvert, and St. Mary's counties.

Contact The Southside Group Real Estate to start the conversation.