April Market Update - Anne Arundel County

Blake Wood
May 5
4 min read

We’re right in the middle of the spring market — typically the busiest time of year. As expected, we’re seeing more listings hit the market, but that doesn’t necessarily mean inventory is back to normal levels.

Below is a breakdown of what happened in Anne Arundel County last month (April), what it means, and where things may be heading.

Homes Sold

644 homes sold (+7.5% vs April 2025): While sales volume is up year-over-year, overall turnover is still well below historical levels — roughly 50% of what we saw pre-COVID.
What it means: More activity is a positive sign, but the market is still constrained by a lack of available homes. Demand remains steady, but supply continues to limit how many transactions can actually take place.
Where it’s heading: A meaningful increase in inventory is unlikely in the near term. Many homeowners are holding onto historically low interest rates, and moving would often mean taking on a much higher payment. As a result, most listings are coming from sellers who need to move rather than those choosing to. This should lead to a slow, gradual increase in inventory over time, not a sudden shift — so buyers shouldn’t expect a major change in available options anytime soon.

Days on Market

7 days on market: Homes continue to move extremely quickly. In fact, April has not seen average days on market exceed one week since 2020.
What it means: Low inventory is forcing buyers to act quickly. Well-priced homes are attracting immediate attention and strong competition.
Where it’s heading: If inventory increases, this number should normalize closer to 20–40 days, which would indicate a more balanced market. Until then, speed will remain a defining characteristic.

Interest Rates

~6.25% – 6.5%: Rates have remained relatively stable, especially considering broader global economic volatility.
What it means:Stability in this range has helped maintain buyer activity. While affordability is still a challenge, the lack of major rate swings has prevented additional disruption.
Where it’s heading: As long as rates stay within the 6–7% range, the market should continue operating at a steady pace. Significant movement outside of that range would likely shift buyer and seller behavior more noticeably.

5-Year Average Appreciation

~4.3% annually: Appreciation remains in line with long-term norms.
What it means: We’re not seeing signs of a declining or overheated market — pricing is behaving in a relatively stable and predictable way. Affordability constraints are one of the main factors keeping appreciation in this range. Without those constraints, current inventory levels could support faster price growth.
Where it’s heading: Assuming interest rates remain steady, we expect appreciation to continue along this normal, long-term trajectory.

Off-Market Sales

16% of all transactions: A meaningful portion of the market continues to happen off-market.
What it means: Not every opportunity is visible on the MLS. Buyers relying solely on public listings are missing a segment of the market.
Where it’s heading: Off-market activity is likely to remain in the 10–20% range, continuing to be a major portion of each month's sales.

Current Active Inventory

1,023 active listings (+21% vs April 2025): Inventory has increased and is now at its highest level since October.
What it means: Buyers have more options than they did last year, but supply is still well below what would be considered a balanced market. This increase is noticeable, but not enough to shift overall market dynamics - most of Anne Arundel County is still in a seller's market.
Where it’s heading: As inventory continues to (hopefully) build, we will see more balanced negotiations and slightly longer days on market. However, unless supply significantly increases, conditions will likely continue to favor sellers overall.

For Buyers

Even with slightly more inventory, this is still a competitive environment. The key right now is preparation — understanding the market, having financing lined up, and being ready to act when the right opportunity comes up.

There is more to look at than there was a year ago, but the best opportunities are still moving quickly.

For Sellers

Inventory is still constrained, but so is affordability. Even with limited listings to compete with, the pool of buyers who are both willing and able to pay today’s prices is much smaller.

That means simply being on the market isn’t enough — pricing, presentation, and reach are critical to make sure the right buyers see and engage with your home.

Final Thoughts

Overall, the market is behaving in a stable and predictable way.

We’re not seeing signs of a major correction, a flat market, or a significant boom — just steady activity driven by limited inventory and consistent demand.

Rather than trying to time the market, the better approach

is to understand the current conditions and build a strategy around them.

Every decision — whether buying or selling — should be made within the context of today’s market, not based on trying to predict the perfect moment.

If you want to dig into your specific situation or talk through a plan, feel free to reach out anytime.

— Blake