A calm, strategic outlook for buyers, sellers, and anyone watching the local market

As we head into 2026, I keep coming back to this thought:
**This isn’t a hard market. It’s a smart one.**
The past few years trained everyone to expect extremes. Frenzied bidding wars. Whiplash interest rates. Emotional decisions made under pressure. What I see ahead is different. More balanced. More intentional. And ultimately, healthier for buyers and sellers who approach it with a plan.
Here’s how I see the Annapolis market unfolding in 2026.

Mortgage rates won’t “save” the market, but they will loosen it

I’m not expecting a return to 5% mortgages as the norm. What’s more likely is rates settling into the low sixes, with occasional dips. That’s enough to bring more buyers off the sidelines, but not enough to make people reckless again.

Locally, this means buyer activity will continue to move in waves. When rates dip, showings pick up. When they rise, buyers pause. Serious buyers are still out there, but they’re more thoughtful and deliberate than they were during the frenzy years.

Inventory improves, but Annapolis remains supply-constrained where it matters most

We should see more listings than we did during the post-2020 drought. That said, Annapolis is still Annapolis.

Location, lifestyle, proximity to the water, and strong community ties continue to keep demand high. On paper, the market may look more balanced. In reality, certain homes and neighborhoods will remain competitive, especially those that are well priced and easy to live in.

Price growth becomes more uneven and more honest

Instead of everything moving together, 2026 will widen the gap.

Turnkey homes that are thoughtfully prepared will continue to perform well and see modest appreciation. Homes that are dated, over-personalized, or priced aspirationally will sit longer, require adjustments, and invite negotiation.
Overall, pricing should feel relatively stable, with outcomes driven more by condition and strategy than by market momentum alone.

Days on market stay longer, but spring still brings urgency

The lightning-fast sales of 2021 and early 2022 are behind us, and that’s not a bad thing.

In 2026, homes will generally take longer to sell, giving buyers space to think and sellers time to respond strategically. That said, spring will still matter. February through April will likely feel the most active, especially for homes that are well prepared and priced with intention.

Move-up buyers succeed only with a clear plan

More move-up buyers will attempt to make a change in 2026, but the winners will be the ones who understand their numbers, have lending clarity, and are prepared to move quickly when the right home appears.
Being “almost ready” will often mean missing the best opportunities.

The Annapolis spring market quietly starts in February, not April

Every year, I see the same misconception: that the spring market begins when the calendar turns to April.

In reality, here in Annapolis, serious buyer activity starts much earlier. By February, motivated buyers who have been watching rates and waiting for new inventory are actively paying attention.

This creates a valuable window for sellers. Strong demand, without the full wave of spring competition. In 2026, February and early March may be some of the most strategic times to sell for those who value preparation over tradition.

Concessions return as a smart tool, not a sign of weakness

Rate buydowns, closing cost assistance, repair credits, and flexible settlement terms are back, and they’re here to stay.

In 2026, the most successful sellers will use these tools proactively to attract strong buyers rather than reactively after a home sits. Negotiation doesn’t mean something is wrong. It means the market is functioning.

Preparation becomes the deciding factor

Buyers are drawn to homes that feel bright, clean, calm, and turnkey. Homes that feel like projects, even in great locations, will struggle to generate urgency.

In 2026, presentation isn’t optional if top dollar is the goal.

The safest decision wins.