This southern Maryland real estate market report covers August 2026 closed sales across all six counties. August brought a split picture across the region. Some areas are tightening fast. Others are giving buyers a little more negotiating room. Here’s what the actual Bright MLS data shows, county by county, for residential sales closed in August 2026.
I publish this southern Maryland real estate market report each month using data pulled directly from Bright MLS Market Statistics. Closed sales, residential properties, all price points. No rounding, no estimates. If you want the data filtered to your specific price range or neighborhood, reach out and I’ll pull it for you.
Table of Contents
August 2026 Market Numbers by County
Charles County
201 homes sold in August. Median sold price: $435,000. Days on market: 38. Months of Supply (MSI): 3.7.
That MSI tells the real story in Charles County. We’re in balanced-market territory, leaning slightly toward sellers. Buyers are getting a bit more room than they had six months ago, but well-priced, prepared homes are still moving. Overpriced listings are sitting. If you’re a seller in Charles County, pricing right out of the gate matters more now than it did in 2024. If you want to talk through what your home would realistically net, I’m happy to run the numbers. See the Charles County seller’s guide for more context.
Calvert County
109 homes sold. Median: $460,000. Days on market: 26. MSI: 3.0.
Calvert is moving faster than Charles. A 3.0 MSI leans toward sellers, and 26 days on market confirms it. If you’re buying in Calvert, you still need to be ready to move quickly on a well-priced home. Waterfront and water-access properties continue to attract serious buyers willing to pay a premium. If you’re selling in Calvert County, the Calvert County seller’s page has a breakdown of what’s selling and what’s sitting.
St. Mary’s County
113 homes sold. Median: $435,000. Days on market: 27. MSI: 2.3.
St. Mary’s is the tightest market of the three core Southern Maryland counties. An MSI of 2.3 is firmly a seller’s market. Less than three months of supply means well-priced homes move fast. NAS Pax River continues to drive steady demand from military buyers and contractors relocating into the area. Sellers in St. Mary’s are in a strong position. More detail on what drives value here is on the St. Mary’s County seller’s page.
Prince George’s County
585 homes sold. Median: $445,000. Days on market: 38. MSI: 3.5.
Prince George’s moves the highest volume of any county I cover, and August held that pattern. The 3.5 MSI puts it in the middle of the range. Not a hot seller’s market, not a buyer’s market. Days on market at 38 matches Charles County, which tells me both markets are tracking similarly heading into fall. Buyers here have options, but inventory is not overwhelming. The Prince George’s County seller’s page has more on what buyers are looking for right now.
Anne Arundel County
603 homes sold. Median: $510,000. Days on market: 30. MSI: 2.1.
Anne Arundel is the busiest market by closed sales and has the second-lowest MSI of the six counties. At 2.1 months of supply, it’s clearly a seller’s market. The median of $510,000 reflects what buyers are willing to pay for Anne Arundel’s school districts and proximity to major employment corridors. Competition is real here. Sellers are in a good spot, but preparation and pricing still determine whether you get multiple offers or a slow start.
Howard County
328 homes sold. Median: $642,500. Days on market: 21. MSI: 1.4.
Howard County stands alone in August. A 1.4 MSI is an extremely tight market. Homes are going under contract in 21 days on average. The median sold price of $642,500 reflects both strong demand and the quality of housing stock in the county. If you’re a buyer in Howard County, you need to be pre-approved, decisive, and working with an agent who can move fast. If you’re a seller, you’re in an excellent position heading into the fall market.
What This Southern Maryland Real Estate Market Report Tells Sellers
The clearest takeaway from August 2026: inventory is thin across all six counties, but the degree varies significantly. Howard and Anne Arundel are genuinely tight. Charles and Prince George’s are more balanced. That matters for how you price, how you prepare, and how quickly you need to act on offers.
A few things I’m watching heading into fall:
Pricing discipline is more important than it’s been in three years. Sellers who price aggressively and then chase the market down cost themselves money and time. The data in this report shows median sold prices, but what homes actually net depends on condition, location within the county, and how they’re positioned on day one.
Military relocation demand will stay active through fall. NAS Pax River in St. Mary’s County and the broader DC corridor counties keep a steady flow of buyers on tight timelines entering the market well into October. That’s a real factor in St. Mary’s and Prince George’s especially.
Rates matter but aren’t the whole story. Buyers have largely adjusted to current rate levels. The ones sitting on the sidelines waiting for rates to drop are competing with buyers who are moving now and building equity. That’s a conversation I’m having with a lot of clients this fall.
What This Market Means for Buyers
If you’re buying in Howard or Anne Arundel, get your pre-approval locked before you start touring. Homes in those two counties are going under contract faster than anywhere else in my service area. You don’t have time to get your financing sorted after you find a house you like.
In Charles and Prince George’s, you have more breathing room. The 38-day average DOM means homes aren’t flying off the shelf. That gives you time to do proper due diligence, get inspections, and negotiate. Use it.
Calvert and St. Mary’s sit in the middle. Waterfront and desirable neighborhoods move fast. Other segments move at a more normal pace. Knowing which segment you’re shopping in is the first step to building the right strategy.
Frequently Asked Questions: Southern Maryland Real Estate Market
Is it a good time to sell a home in Southern Maryland in 2026?
The August 2026 data points to yes in most counties. Inventory is below six months of supply across all six counties in this report, which means sellers still have the advantage. Howard County at 1.4 MSI and Anne Arundel at 2.1 MSI are especially strong seller markets. Charles and Prince George’s at 3.5 to 3.7 MSI are more balanced, which means pricing and preparation matter more than they did two years ago.
What is MSI and why does it matter?
MSI stands for Months of Supply Inventory. It measures how long it would take to sell all current listings at the current sales pace if no new listings came to market. Under 3 months is a seller’s market. 3 to 6 months is balanced. Over 6 months favors buyers. In August 2026, every county in Southern Maryland is under 4 months, with most well under that.
Which Southern Maryland county has the highest home prices?
Howard County had the highest median sold price in August 2026 at $642,500. Anne Arundel was second at $510,000. The three core Southern Maryland counties (Charles, Calvert, St. Mary’s) ranged from $435,000 to $460,000 median. These are county-wide medians and can vary significantly by zip code, neighborhood, and property type.
How long does it take to sell a home in Southern Maryland?
It depends heavily on the county and price point. In August 2026, Howard County averaged 21 days on market, the fastest in the region. Anne Arundel averaged 30 days. Calvert and St. Mary’s were at 26 and 27 days. Charles and Prince George’s were both at 38 days. Homes that are priced correctly and well-prepared typically sell faster than these averages. Overpriced or poorly prepared homes sit longer.
Where can I find a real estate agent who knows the Southern Maryland market?
I’m James Armel, a licensed Maryland real estate agent with JPAR Real Estate. I’ve been working buyers and sellers across Charles, Calvert, St. Mary’s, Prince George’s, Anne Arundel, and Howard Counties since 2011. I publish this monthly market report using real Bright MLS data so you can make decisions based on actual numbers, not hype. Call or text (301) 751-9318 or use the form below.
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If you want to discuss what this southern Maryland real estate market report means for your specific situation, fill out the form below. I’ll pull the comps and give you a straight answer based on what’s actually selling near you, not an algorithm estimate.
Disclaimer: Market data in this report is sourced from Bright MLS and reflects residential closed sales for August 2026. Statistics are county-wide averages and medians. Individual property results will vary based on location, condition, and price point. Verify current market conditions directly with a licensed real estate agent before making buying or selling decisions. This report is for informational purposes only and does not constitute financial or investment advice.
Sources
- Bright MLS: August 2026 residential closed sales data by county, pulled September 2, 2026
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