The Southern Maryland housing market September 2026 report is in. Across Charles, Calvert, and St. Mary’s counties, inventory is up from a year ago, prices are holding, and homes that are priced right are still moving. Here is the full picture from Bright MLS: the numbers straight, no spin.
Southern Maryland Housing Market September 2026: County Breakdown
September closed out the summer selling season with a clear theme across all three core Southern Maryland counties: more homes on the market than this time last year, buyers have more options, and sellers who price to the current market are still getting deals done. The data below is pulled directly from Bright MLS for the month of September 2026.
Charles County
Charles County saw 179 homes close in September at a median sold price of $459,900 and an average of 44 days on market. New listings came in at 383 with a listed median of $459,000, and end-of-month inventory sat at 817 homes, a months supply of 3.7. Compare that to October 2025, when inventory was 732. That is a 12 percent increase year-over-year. The market is more balanced than it was a year ago, but it is not soft. Priced right, you are moving in 6 to 7 weeks.
If you are thinking about selling your home in Waldorf or Charles County, that 3.7 months of supply means you still have a market that favors sellers who present well and price accurately. It is not the COVID market, but it is not 2012 either.
Calvert County
Calvert County had 97 closings in September at a median sold price of $475,000 and 33 days on market. That is faster than Charles. Inventory finished the month at 396 homes with a 3.3 months supply, up from 290 homes in October 2025, a 36 percent increase year-over-year. New listings came in at 194 with a listed median of $499,950. The gap between list and sold median ($499,950 vs. $475,000) tells you buyers are negotiating, but not dramatically. If you are in the $450K to $525K range in Calvert, expect a reasonable offer process and a 30 to 40 day close timeline.
Calvert’s inventory jump is the biggest of the three core counties. More competition among sellers means presentation and pricing matter more now than they did in 2024. If you are selling a home in Calvert County, price to where the market actually is, not where it was 18 months ago.
St. Mary’s County
St. Mary’s County was the fastest-moving of the three in September. Ninety homes closed at a median sold price of $425,000 and just 29 days on market. That is a sub-30-day average. Homes are not sitting. Inventory ended September at 350 with a 2.9 months supply, up from 284 in October 2025. New listings came in at 157 with a listed median of $437,000. The close-to-list ratio here is tight. At 29 DOM, sellers in St. Mary’s still have real leverage, especially in the $375K to $500K range.
The proximity to Pax River NAS continues to support steady demand. Military relocation buyers are active in St. Mary’s year-round, which keeps the floor from dropping even as inventory grows regionally. If you are selling in St. Mary’s County, September’s data says you are in a good spot heading into fall.
Southern Maryland Housing Market September 2026: What the Numbers Mean
Here is the honest read on what this data says for buyers and sellers in the region.
For sellers: You have a market. Inventory is rising but it is not flooding. The buyers are out there: 179 closed in Charles, 97 in Calvert, 90 in St. Mary’s in a single month. The issue is overpricing. Homes sitting at 60 or 90 days are almost always a price problem, not a demand problem. The rolling 12-month averages show sustained activity. Price to the current comp, not the peak comp from 2022.
For buyers: More inventory than a year ago means more options and a little more room to negotiate. In Charles County at 3.7 months supply, you are not going to steamroll a seller, but you are also not writing blind offers $30,000 over list. In St. Mary’s at 2.9 months supply, you still need to move quickly when something good comes up. In all three counties, the fundamentals are healthy. This is not a bubble. It is a normal market doing normal market things.
Regional Context: All 7 Service Counties, September 2026
I cover all seven counties across Maryland and Virginia, so here is the full September 2026 picture beyond Southern Maryland’s core three.
| County | Closed Sales | Median Sold | Avg DOM | MSI |
|---|---|---|---|---|
| Charles County, MD | 179 | $459,900 | 44 | 3.7 |
| Calvert County, MD | 97 | $475,000 | 33 | 3.3 |
| St. Mary’s County, MD | 90 | $425,000 | 29 | 2.9 |
| Prince George’s County, MD | 556 | $450,000 | 35 | 4.1 |
| Anne Arundel County, MD | 571 | $504,080 | 31 | 2.8 |
| Howard County, MD | 245 | $615,000 | 29 | 1.8 |
| King George County, VA | 30 | $457,500 | 37 | 4.8 |
Howard County remains the hottest market in my coverage area. At 1.8 months supply and a $615,000 median, it is the tightest and most expensive county on this list. Twenty-nine days on market means the window to act is short. Inventory is up 9 percent year-over-year but still historically lean.
Anne Arundel County had 571 closings in September, the most of any county I cover, at a $504,080 median. At 2.8 months supply it sits close to St. Mary’s. Strong volume, competitive conditions.
Prince George’s County had the most activity at 4.1 months supply, the most balanced of the Maryland counties. Five hundred fifty-six closings at a $450,000 median. More negotiating room here than anywhere else in the Maryland side of the list.
King George County, VA is the slowest market in my coverage area right now. At 4.8 months supply and 65 cumulative days on market, buyers have leverage. Inventory is up 60 percent year-over-year (from 94 to 151 active homes). If you are selling in King George, pricing and condition matter more than anywhere else on this list right now.
My Read on Fall 2026
Inventory across all seven counties is higher than it was a year ago. That is not a bad thing. It is a correction back toward a healthier market after years of near-zero supply. Prices have held because employment is solid and the rate environment, while not 2021 levels, has stabilized enough that buyers who need to move are moving.
Fall historically slows the volume of listings coming to market. That means if you are a seller who waited out the summer, October and November may actually work in your favor. You will have fewer competing listings. If you are a buyer, the next 60 to 90 days can be a good window before the market tightens again in the spring.
If you want a specific read on your property or your situation, I am happy to run the numbers. No pressure, no pitch. The current value of your home in this market takes about 15 minutes to pull together. You can also check our full 2026 Southern Maryland housing market overview for the longer view.
Frequently Asked Questions: Southern Maryland Housing Market September 2026
Is it a good time to sell in Southern Maryland in fall 2026?
Yes, for sellers who price correctly. September 2026 data shows 179 closings in Charles County, 97 in Calvert, and 90 in St. Mary’s, all in a single month. The market is active. The caution is that inventory is up year-over-year in every county, so overpriced homes are sitting longer than they were in 2024. Price to the current comp and you will move.
What is the median home price in Charles County in September 2026?
The median sold price in Charles County for September 2026 was $459,900, with an average of 44 days on market. The end-of-month inventory was 817 homes at a 3.7 months supply, according to Bright MLS.
How fast are homes selling in Calvert County right now?
In September 2026, Calvert County homes sold in an average of 33 days on market at a median price of $475,000. Inventory was 396 homes with a 3.3 months supply, up from 290 a year ago. The market is more balanced than 2024 but still moving at a reasonable pace.
What is the months supply of inventory in St. Mary’s County?
St. Mary’s County ended September 2026 with 350 active homes and a 2.9 months supply, the lowest of the three core Southern Maryland counties. Homes sold in just 29 days on average at a median of $425,000. Below 3 months of supply generally favors sellers.
Which county has the hottest housing market in James Armel’s service area right now?
Howard County is the tightest market in the coverage area as of September 2026. At 1.8 months supply and a $615,000 median sold price, with homes averaging just 29 days on market, it has the least inventory and highest prices. Anne Arundel County is close behind at 2.8 months supply and a $504,080 median.
Get a Free Home Value Estimate
If you want to know what your home is worth in the current September 2026 market, I will pull a current analysis at no cost and no obligation. I am a licensed Maryland and Virginia agent with 14+ years in Southern Maryland. I will give you the honest number, not a number designed to win a listing.
Disclaimer: All market data is sourced from Bright MLS for the month of September 2026. Statistics include residential properties only. Data is deemed reliable but not guaranteed. This post is for informational purposes only and does not constitute legal or financial advice.
Sources
- Bright MLS, September 2026 market statistics, printed October 5, 2026
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