Southern Maryland Housing Market Update — October 2026

Calvert County: The Biggest Jump in Inventory—and a Median Worth Reading Carefully

Oct. 2025 → Oct. 2026

• Active inventory410from 290+41.4%
• Closed sales86from 108−20.4%
• Median sold price$450,000from $521,500−13.7%
• DOM35from 39−4 days

Calvert County saw the largest increase in available homes among the three Southern Maryland counties.

There were 410 active homes at the end of October 2026, compared with 290 one year earlier—an increase of 41.4%.

New listings also climbed, from 139 to 173, up 24.5%.

Closed sales moved in the opposite direction, declining from 108 to 86, down 20.4%.

Months of supply increased from 3.3 to 3.9 months.

The median sold price is the number that needs the most context.

Calvert County’s median sold price was $450,000 in October 2026, compared with $521,500 in October 2025—a difference of $71,500, or 13.7%.

That October 2025 figure stands out. In the same Bright MLS countywide report, it was the highest monthly Calvert County median from August through December 2025—well above the $475,000 recorded in September 2025 and the $479,900 recorded in November 2025. This October’s figure is also based on just 86 closed sales.

A median sold price reflects the mix of homes that happened to close in a given month—their size, location, condition and price range. When a comparison month includes an unusual mix of higher-priced sales, the year-over-year change can look larger than the underlying trend.

So while the October median was lower, it would be a mistake to read that as every Calvert County home losing 13.7% of its value.

Homes that sold also didn’t take longer to do so. DOM decreased from 39 to 35 days, and CDOM moved from 44 to 42 days.

What this means for Calvert County sellers

Sellers are competing against substantially more homes than they were a year ago, with fewer buyers closing each month.

That makes the first impression—price, condition, photography and positioning—more important. It also makes it more important to price against today’s competing listings and recent comparable sales, rather than a countywide headline in either direction.

What this means for Calvert County buyers

More inventory means more homes to compare and, in many cases, less pressure to decide quickly.

Homes that sold in October still did so in a similar amount of time as last year, so well-priced, well-presented properties may continue to attract attention. The opportunity is in having more options—not in assuming every seller will discount.

St. Mary’s County: Fewer Sales and the Largest Rise in Months of Supply

Oct. 2025 → Oct. 2026

• Active inventory335from 284+18.0%
• Closed sales100from 135−25.9%
• Median sold price$428,700from $450,000−4.7%
• DOM40from 38+2 days

In St. Mary’s County, new listings were essentially unchanged: 144 this October versus 142 last October.

Inventory still increased, from 284 active homes to 335—up 18.0%.

The bigger change was in closed sales, which fell from 135 to 100, a decline of 25.9%. That was the largest percentage decline in closed sales among the three counties.

With new listings roughly flat and fewer homes closing, months of supply increased from 2.2 to 3.6 months—the largest increase in the region.

Even so, 3.6 months of supply is still a moderate level of inventory.

The median sold price was $428,700, compared with $450,000 in October 2025—a difference of $21,300, or 4.7%.

Marketing time sent mixed signals. DOM increased from 38 to 40 days, while CDOM decreased from 49 to 47 days.

What does that mean?

For sellers, the competition is building faster than the number of closings. Pricing and presentation matter more when buyers have more time and more alternatives.

For buyers, there is more room to compare than there was a year ago. But a 4.7% change in the countywide median doesn’t mean a particular home, neighborhood or price range moved by the same amount.

For households relocating to NAS Patuxent River and the Lexington Park/California area, understanding how individual communities differ remains especially important.

Explore our guide to living in Lexington Park and California, Maryland →

Charles County: Higher Median Price, Longer Marketing Times

Oct. 2025 → Oct. 2026

• Active inventory826from 732+12.8%
• Closed sales161from 194−17.0%
• Median sold price$450,000from $434,195+3.6%
• DOM48from 41+7 days

Charles County continues to have the largest number of available homes in Southern Maryland, with 826 active homes at the end of October—up 12.8% from 732 a year earlier.

It was also the only county where new listings declined, from 328 to 313, down 4.6%.

Closed sales fell from 194 to 161, a decline of 17.0%.

Unlike Calvert and St. Mary’s, Charles County’s median sold price increased.

The median sold price rose from $434,195 to $450,000—an increase of $15,805, or 3.6%.

But homes are taking longer to sell. DOM increased from 41 to 48 days, and CDOM increased from 59 to 64 days—the longest marketing times among the three counties.

Months of supply increased from 3.8 to 4.3 months, also the highest in the region.

What this means for Charles County sellers

A higher median sold price is encouraging, but it sits alongside more inventory, fewer sales and longer marketing times.

The relevant question isn’t simply:

“What did homes sell for last month?”

It’s also:

“How long are comparable homes sitting—and what can a buyer choose instead of mine?”

What this means for Charles County buyers

Longer marketing times and the region’s highest months of supply can give buyers more time to evaluate options.

At the same time, the rising median is a reminder that more inventory hasn’t translated into lower prices across the county. The right property, priced well, can still move.