Numbers to Know: Southern Maryland Real Estate Market Update for November 12, 2026

This week's Southern Maryland housing market update shows a noticeable shift. More homes are available, new listings are increasing, properties are taking longer to sell, and fewer homes are going under contract compared with last year. Mortgage rates also moved slightly lower.

Southern Maryland Housing Market at a Glance

For additional county-level context, the Southern Maryland Association of REALTORS® housing statistics publishes market information for all three counties, including listings, pending sales, and supply trends.

1. Active Listings: 1,286 Homes, Up 25.2%

Southern Maryland currently has 1,286 active listings, according to this week's team snapshot. That's a 25.2% increase from the same time last year.

This is one of the most important changes in the market. More available homes give buyers additional opportunities to compare properties instead of feeling pressured to make immediate decisions.

For buyers: Greater selection can improve your negotiating position, especially on homes that have been listed longer or need updates. Explore Southern Maryland homes for sale to see what's currently available.

For sellers: Your home faces more competition. Accurate pricing, strong listing photography, and good presentation are increasingly important.

More inventory does not mean every property will sell below asking price. Desirable homes that are priced appropriately can still attract serious interest.

2. New Listings: 135 Homes, Up 16.4%

Another 135 properties entered the market this past week, representing a 16.4% increase year over year and a 28.6% increase from the previous week.

That's notable heading into the late-fall season, when listing activity often begins to slow.

For buyers, fresh inventory means new opportunities are still appearing. Consider setting up property alerts so you can monitor listings that match your preferred location, price range, and property features.

For sellers, the increase reinforces the importance of preparing before listing. Review comparable properties, address visible maintenance concerns, and establish a marketing strategy that helps buyers understand your home's value.

3. Days on Market: 44 Days, Nine Days Longer

Homes in this week's Southern Maryland snapshot are averaging 44 days on the market, nine days longer than a year ago.

Longer marketing times suggest buyers are becoming more selective. However, days on market can vary significantly by location, property condition, and asking price.

Buyers should pay attention to listing history. A home that has been available for several weeks may offer an opportunity to discuss repairs, contingencies, or price adjustments.

Sellers should prepare for a potentially longer marketing period. An unrealistic asking price can discourage early interest and lead to subsequent reductions.

A local comparative market analysis is especially useful when determining an appropriate listing strategy.

4. Canceled Listings: 25 Homes Withdrawn

Twenty-five Southern Maryland listings were canceled last week.

Some owners may decide to rent their properties rather than continue trying to sell. Others may pause their plans, make improvements, or reconsider pricing.

The cancellation count alone does not establish how many properties became rentals.

For homeowners considering renting instead of selling, important questions include:

• Will rental income cover the mortgage, maintenance, insurance, and other expenses?

• Is the property ready to meet applicable rental requirements?

• How will vacancy periods and property management affect the budget?

• Does keeping the property fit long-term financial goals?

For renters, additional rental listings could create more choices, although the available inventory should be checked separately.

5. Homes Under Contract: 95, Down 6.9%

Ninety-five homes went under contract this past week, a 6.9% decline compared with the same week last year.

Combined with rising inventory and longer marketing times, this points toward softer buyer activity relative to the available supply.

For buyers: You may have more opportunities to negotiate repairs, closing assistance, or inspection contingencies. The appropriate strategy still depends on the individual property.

For sellers: Buyers are still making commitments. The challenge is positioning your home competitively so it attracts the right attention.

If you're preparing to sell, start by reviewing your property's estimated value and recent comparable sales. You can also request a home valuation to begin that conversation.

6. Mortgage Rates: 30-Year Average Falls to 7.11%

Mortgage rates declined slightly during the week ending November 12, 2026.

According to Freddie Mac's November 12 mortgage rate report, the national average 30-year fixed mortgage rate fell to 7.11%, compared with 7.18% the previous week. The 15-year fixed average declined from 6.57% to 6.45%.

That's encouraging for borrowers watching financing costs, although rates remain higher than they were a year earlier.

A small rate reduction can improve affordability, but your actual payment depends on your loan amount, credit profile, down payment, loan program, taxes, and insurance.

If you're planning to buy, consider starting with mortgage pre-approval resources and speaking with a qualified lender about current financing options.

What These Numbers Mean for Southern Maryland Buyers and Sellers

Year-over-year changes in key market indicators

The Southside Group Real Estate weekly snapshot, November 12, 2026. Percentage changes are supplied figures, not independently verified.

 

Year-over-year changes from the supplied weekly market snapshot. Days on market and canceled listings are excluded because they use different comparison measures.

Taken together, the numbers suggest Southern Maryland is moving toward a more balanced housing market. Buyers generally have more choices, while sellers need to pay closer attention to pricing and presentation.

But market conditions are not identical everywhere.

A waterfront property in St. Mary's County may behave differently from a townhome in Waldorf or a detached home in Prince Frederick.

Property type, condition, location, and competing listings all influence how quickly a home sells and what buyers are willing to pay.

That's why countywide statistics are a starting point, not a substitute for neighborhood-level analysis.

Frequently Asked Questions

Is Southern Maryland becoming a buyer's market?

The November 12 numbers suggest conditions are becoming more favorable to buyers, with more inventory and fewer homes going under contract. However, determining whether an area is truly a buyer's market requires additional information, including months of supply and local sales activity.

Is November a good time to sell a home in Southern Maryland?

Selling in November can make sense when the property is priced competitively and the timing fits your goals. With more competing listings and longer marketing periods, sellers should evaluate recent comparable sales and prepare for a realistic timeline.

Are home prices falling in Southern Maryland?

This week's numbers do not establish whether home prices are rising or falling. Inventory, days on market, and contract activity describe supply and demand, but price trends require current closed-sale data and comparisons with previous periods.

Should I wait for mortgage rates to drop before buying?

That depends on your budget, financing options, and housing needs. Lower rates may improve affordability, but future rate movements are uncertain. Comparing current loan estimates and available properties can help you make an informed decision.

Thinking about buying or selling in Southern Maryland?

The Southside Group Real Estate can help you understand the numbers behind your specific property or home search.

You can also contact The Southside Group Real Estate to discuss your plans.