Anne Arundel County Real Estate Market Report: February 2026

by David J. Moore

It’s Confirmed: Anne Arundel County Is a Seller's Market

The numbers are in for the last 60 Days (Dec. 2025 to Feb.1, 2026), and if you're a homeowner in Anne Arundel County, you're sitting in an advantageous position. With 3.5 months of inventory and homes selling in a median of just 22 days, this market strongly favors sellers.

Whether you're in Annapolis, Pasadena, Arnold, or Severna Park, understanding these market dynamics is essential for making smart real estate decisions this year.

Feb 2026 Market Statistics At a Glance

Metric	Last 60 Days
Total Homes Sold	153
Total Sales Volume	$129.6 Million
Average Sale Price	$847,334
Median Sale Price	$599,000
List-to-Sale Ratio	98.8%
Average Days on Market	38 days
Median Days on Market	22 days
Months of Inventory	3.5 months (Seller's Market)

Why This Is a Seller's Market

With only 3.5 months of inventory on the market, Anne Arundel County firmly favors sellers. For context, 4-6 months is considered balanced, and anything over 6 months tips toward buyers.

The data supports strong seller positioning:

24% of homes sold OVER asking price (averaging $15,174 above list)
28% sold at FULL asking price
Only 38% of sellers needed to reduce their price (compared to 52% in Queen Anne's County)

The median days on market of just 22 days means half of all properly-priced homes are going under contract in less than three weeks.

Sales by Area: Where the Action Is

Area	Sales	Avg Price	$/SqFt	% of Sales
Annapolis	81	$1,077,071	$434	53%
Pasadena	40	$518,219	$279	26%
Arnold	17	$568,582	$283	11%
Severna Park	15	$800,314	$305	10%

Key Insight: The price per square foot differential is significant. Buyers looking for value should consider Pasadena ($279/sqft) versus Annapolis ($434/sqft)—that's a 55% price difference per square foot.

The Waterfront Premium

Waterfront properties in Anne Arundel County command exceptional premiums. The numbers: waterfront homes averaged $2.61 million compared to $612,000 for non-waterfront—a 4.3X premium for water access.

How Buyers Are Financing Purchases

Conventional Loans: 60% of buyers
Cash Purchases: 19% (average purchase: $1.13 million)
VA Loans: 14% (strong military presence in the area)
FHA Loans: 5%

The relatively high percentage of VA loans reflects Anne Arundel County's proximity to the Naval Academy, Fort Meade and multiple military installations.

How Fast Are Homes Selling?

Speed is the defining characteristic of this market:

40% sold in 14 days or less
55% sold within 30 days
Only 8% took more than 90 days

Speed by Price Point

Under $400K: 30 days average
$400K-$600K: 37 days average
$600K-$800K: 46 days average
$1M+: 39 days average

What This Means for You

If You're Selling:

You have leverage. With only 3.5 months of inventory, buyers are competing for limited options.
Price aggressively but accurately. 24% of homes sold over asking—but pricing too high will cost you speed and negotiating power.
Expect fast movement. Plan for a 3-4 week timeline if priced correctly.

If You're Buying:

Get pre-approved immediately. 40% of homes go under contract within 14 days.
Be ready to compete. Multiple-offer situations are common in this market.
Consider Pasadena for value. At $279/sqft versus $434/sqft in Annapolis, your dollar goes significantly further.