Updated October 2026 by Amanda Holmes, CLP, MRP | Realtor, eXp Realty
"Okay, but what is my house actually worth right now?" That question usually comes right after someone opens a reassessment notice, checks a home value website, and gets two numbers that don't match.
This guide covers Southern Maryland home values as of fall 2026 for St. Mary's, Calvert, and Charles Counties. You'll see what homes are actually selling for, how 2026 compares with 2025, why your tax assessment is a different number, and what pushes a specific home's value up or down here.
Here's the market in one line: values have held steady in 2026, but the pace has slowed. More homes are for sale than a year ago and mortgage rates are higher, so buyers are comparing more carefully. That shift matters more to your home's value than any headline number.
What are Southern Maryland home values in 2026?
Southern Maryland home values are flat compared with 2025. Based on Bright MLS data, the median sold price across St. Mary's, Calvert, and Charles Counties was $449,900 for January through September 2026, compared with $450,000 for the same months of 2025.
The counties are not moving together. St. Mary's County is up for the year, while Calvert and Charles are slightly down. Values are not falling across the region, but they are not climbing the way they did a few years ago either.
Quick facts (Bright MLS data, year to date through September 2026 unless noted):
Southern Maryland median sold price: $449,900, compared with $450,000 in 2025
St. Mary's County median: $440,000, up 3.9% from $423,450
Calvert County median: $475,000, down 2.6% from $487,700
Charles County median: $440,000, down 2.4% from $450,720
September 2026 regional medians by home type: detached single-family $478,590, townhomes $384,107, condos $302,000
Are home prices still going up in Southern Maryland?
Not across the board. Through September 2026, prices were up in St. Mary's County, slightly down in Calvert and Charles, and essentially unchanged for the region as a whole.
Why one month's number can fool you
Each county closes a relatively small number of sales each month, so one month's median can swing. In September 2026, St. Mary's closed 93 sales, Calvert 99, and Charles 184. Charles County's median jumped from $435,000 in August to $459,999 in September, and nothing about the actual market changed that fast.
That's why I use year-to-date medians when we talk about value and monthly numbers when we talk about pace. If you want the month-to-month view of prices, inventory, and days on market, my Southern Maryland housing market update has the latest numbers for each county.
How today compares with the last five years
Values are still above recent averages in all three counties. Based on Bright MLS data, September 2026 medians compared with each county's five-year September average like this:
St. Mary's County: $425,000, compared with a five-year average of $401,890
Calvert County: $475,000, compared with a five-year average of $460,600
Charles County: $459,999, compared with a five-year average of $439,246
If you've owned your home for several years, you have likely built equity even in a flat year. How much depends on your home, not the county average.
What is my SDAT assessment telling me?
Your assessment is a value for tax purposes, not a sale price. The Maryland State Department of Assessments and Taxation (SDAT) reassesses each property about every three years, and any increase is phased in evenly over the next three years.
2026 reassessment results by county
SDAT reassessed one third of Maryland properties, called Group 2, as of January 1, 2026. Residential values in that group rose compared with January 1, 2023:
Calvert County: up 8.8%, with 99.09% of reassessed homes increasing
Charles County: up 12.7%, with 96.19% increasing
St. Mary's County: up 10.5%, with 98.09% increasing
Statewide: up 13.2%
Assessment growth has slowed a lot. The last time this same group was reassessed, in 2023, Maryland Department of Legislative Services figures show combined increases of 18.9% in Calvert, 29.4% in Charles, and 17.8% in St. Mary's. The 2026 combined figures were 9.0%, 12.5%, and 10.7%. That cooling lines up with the flat sales prices.
Why your assessment and your sale price don't match
Your notice reflects a fixed date and a mass-appraisal process, not your actual house. A few things widen the gap:
It's a snapshot. Your 2026 value is as of January 1, 2026, and it can't see your new kitchen or your 25-year-old roof.
Only one third of homes are reassessed each year. If you weren't in Group 2, your current assessment is based on an older date.
Increases are phased in, so the taxable figure on your bill can be lower than the full value on your notice.
The Homestead Tax Credit limits how much the taxable assessment on your principal residence can rise each year. State law caps it at 10%, many local governments set lower limits, and you have to file a one-time application to get it.
If your notice looks far off from recent sales near you, SDAT allows appeals within 45 days of the notice date. My guide to property tax rates by Maryland county explains how the assessment turns into an actual tax bill.
What actually changes a home's value in Southern Maryland?
Condition, property systems, and location move value here more than square footage does. Two homes with the same assessment can sell far apart.
Condition and pricing
Sellers who price above what the condition supports are giving up ground right now. Based on Bright MLS data, homes in September 2026 sold for an average of 96.4% of their original list price in Calvert County, 97.4% in Charles County, and 98.5% in St. Mary's County. In my experience, when a home sells well below its first list price, it usually started too high and had to come down.
[AMANDA: add a real, anonymized example from your experience here, such as a seller weighing updates against selling as-is, or a home that had to reduce after starting too high.]
Not every project pays you back at sale. Before you spend money to raise your number, read my take on which home updates actually have ROI in Southern Maryland.
Well, septic, and rural systems
Many homes outside the town centers in all three counties use a private well and septic system. Buyers' inspections often include a water test and septic inspection, and a problem with either quickly becomes a price conversation.
[AMANDA: add a real, anonymized example from your experience here of how a well or septic finding affected a sale.]
If your home is on well and septic, my well and septic inspection checklist shows what buyers will check, so you can find issues before they do.
Location, commute, and the lot itself
Buyers here price in the daily drive. That includes access to NAS Patuxent River in Lexington Park, the MD 4 corridor through Calvert, and US 301 through Waldorf and La Plata. Lot usability, water access, and flood zone status matter too, and online estimates rarely capture them well.
How do I find out what my home is worth, not just the county median?
You get a real number from recent comparable sales plus a look at the house itself. A countywide median tells you about the market, not about your home.
I'm Amanda Holmes, a Realtor with eXp Realty licensed in Maryland, Virginia, and Washington, D.C., and I work with buyers and sellers across St. Mary's, Calvert, and Charles Counties. When I'm pricing a home, the number I trust least is the county median. I start with the sales from the last few months that a buyer would actually compare to your house, then adjust for condition, systems, and the lot. After that, I check what's active and under contract nearby, because that's your real competition.
[AMANDA: add a real, anonymized example from your experience here of a home whose true value differed from its assessment or online estimate, and why.]
For a step-by-step look at how a personal estimate is built, see my guide to your home value estimate. If you're getting ready to sell, my post on what price you should list your home for takes the next step.
How do home values differ in St. Mary's, Calvert, and Charles Counties?
Each county is in a different spot in 2026. St. Mary's is gaining, Calvert is high-priced but softening, and Charles has the most competition among sellers.
St. Mary's County
St. Mary's is the only county of the three with a year-to-date price gain, with a median of $440,000 through September 2026, up 3.9%. It also had the tightest supply in September, at 2.46 months, and the median home sold in 16 days.
Much of the demand ties back to NAS Patuxent River. Military and contractor buyers often move on fixed timelines, which helps homes along the MD 235 corridor through Lexington Park, California, and Hollywood. Farther north, Mechanicsville and Charlotte Hall along MD 5 are often where buyers look when they want a shorter drive toward Charles County and points north. Because buyers here are moving faster, a well-prepared home is more likely to sell close to its list price.
Calvert County
Calvert has the highest median of the three, $475,000 year to date, but it is down 2.6% from 2025. Inventory is the reason. Active listings in September 2026 were up 52.0% from a year earlier, and the 96.4% sold-to-original-list ratio was Calvert's lowest September figure in five years.
Values in northern Calvert, including Dunkirk, Huntingtown, and Prince Frederick, lean heavily on the MD 4 commute. Southern Calvert, including Lusby and Solomons, brings in more water-related factors. On waterfront and water-access homes, pier condition, shoreline condition, and insurance costs all show up in what buyers will pay. Calvert buyers have options right now, so pricing to recent sales matters more than it did last year.
Charles County
Charles posted the biggest 2026 assessment increase of the three, 12.7% for residential properties. Its year-to-date median sale price is down 2.4%, to $440,000. That makes it the county where assessments and current sale prices are furthest apart.
Charles also had the most competition among sellers in September 2026, with 722 active listings, 3.59 months of supply, and a median of 39 days on market. Resale homes in Waldorf and St. Charles often compete with newer construction nearby. Bryans Road and Indian Head, along MD 210, have their own commute pattern toward Northern Virginia and D.C. Sellers in Charles benefit most from honest pricing and a home that shows well from day one.
What do homeowners get wrong about home values?
"My assessment is what my house is worth." It's a tax value set as of a fixed date. Sale prices come from buyers comparing your home with what else is available today.
"The online estimate is close enough." Automated estimates can't see condition, well and septic issues, or how usable your lot is. Those are often the things that move price most here.
"The county median is my price." The median is the middle of every sale, from condos to waterfront homes. Your home's value comes from the handful of sales most like it.
"Prices are dropping, so I should wait." Regionally, prices were flat through September 2026, not falling. Nobody can promise where they go next, so base your timing on your own plans.
"Every upgrade adds value." Some projects return more than they cost, and plenty don't. Ask before you spend.
Frequently Asked Questions About Home Values in Southern Maryland
What is the median home price in Calvert County right now?
The median sold price in Calvert County was $475,000 for January through September 2026, based on Bright MLS data. That is down 2.6% from $487,700 for the same period in 2025. The September 2026 median alone was also $475,000.
What is the median home price in St. Mary's County right now?
The median sold price in St. Mary's County was $440,000 for January through September 2026, based on Bright MLS data. That is up 3.9% from $423,450 for the same period in 2025. The September 2026 median was $425,000.
What is the median home price in Charles County right now?
The median sold price in Charles County was $440,000 for January through September 2026, based on Bright MLS data. That is down 2.4% from $450,720 for the same period in 2025. The September 2026 median was $459,999.
How much do townhomes sell for in Southern Maryland?
The median sold price for townhomes across St. Mary's, Calvert, and Charles Counties was $384,107 in September 2026, based on Bright MLS data. That was up 1.1% from September 2025. Detached single-family homes had a median of $478,590 that month.
Will my property taxes go up after the 2026 reassessment?
They may, but not all at once. SDAT phases any increase in evenly over three years, and the Homestead Tax Credit limits how much the taxable assessment on your principal residence can rise each year if you've applied for it. Your actual bill also depends on your county's tax rate.
Can I appeal my Maryland property assessment?
Yes. SDAT allows appeals within 45 days of the date on your assessment notice. You can file online with the control number on your notice or return the paper form to your local assessment office. Recent sales of similar homes are the strongest evidence for an appeal.
Getting a Real Number for Your Home
If you're wondering what your home would sell for, not what a website or a tax notice says, that's a conversation I have every week. I'll look at the sales a buyer would compare to your home, walk through it with you, and give you a realistic range, whether you're selling soon or just planning ahead.
I work across St. Mary's, Calvert, and Charles Counties, and I'm licensed in Maryland, D.C., and Virginia. When you're ready, reach out to talk through your situation, with no pressure and no obligation.
Amanda Holmes | Realtor, eXp Realty | Southern Maryland Real Estate
