Nearly half of the homes for sale under $800,000 in Prince George’s, Charles, Calvert and St. Mary’s counties have already cut their price. About 1 in 4 has been sitting for more than 90 days. That does not happen often in Southern Maryland, and patient buy and hold investors should be paying attention.
Quick answer: As of October 2026, 49.1% of active listings under $800,000 in Southern Maryland and Prince George’s County have had a price reduction, and 24.2% have been on the market more than 90 days. Cash flow is tight today, but these four counties have gained 56% to 77% in value over the last ten years. For a long term investor using a DSCR loan, this is a good time to look for deals in PG County and Southern Maryland.
I pulled these numbers myself from active MLS listings in mid October. Here is what they show and what I think it means for anyone building a rental portfolio.
What the Southern Maryland Listing Data Shows
I reviewed 3,226 active residential listings priced at $800,000 or less across the four counties. Coming soon listings were left out because they have not been tested by buyers yet.
Price reductions and days on market by county
| County | Active listings | Price reduced | On market 90+ days | Median list price |
|---|---|---|---|---|
| Prince George’s | 2,056 | 48.6% | 25.0% | $439,900 |
| Charles | 664 | 50.5% | 23.8% | $459,945 |
| Calvert | 278 | 49.3% | 20.9% | $462,400 |
| St. Mary’s | 228 | 49.6% | 22.4% | $449,900 |
Source: Bright MLS active listings under $800,000, pulled October 2026. Analysis by Ken Powell.
The pattern is remarkably even. Whether you are looking in Bowie, Waldorf, Prince Frederick or Lexington Park, roughly half of sellers have already admitted their first price was too high.
Why Price Reductions Matter to a Buy and Hold Investor
A price reduction tells you something about the seller. A listing that has been active for 90 days tells you even more. That seller is paying the mortgage, taxes, insurance and utilities on a house they have already moved on from in their mind. Many will now consider a reasonable offer, seller paid closing costs or a rate buydown they would have turned down in the spring.
That is where a disciplined investor gets an edge. You are not buying the whole market. You are buying one property at a time, and you only need a few of the right ones.
Found a listing that has been sitting? Let’s see if the numbers support an offer.
An Honest Look at Cash Flow Right Now
I will not tell you the numbers work everywhere. With today’s rates, insurance and property taxes, many Southern Maryland rentals will cash flow thinly, break even, or run a little negative in the first few years. If someone promises you strong cash flow without seeing your deal, be careful.
So why buy? Because buy and hold is a long game, and monthly cash flow is only one of the ways a rental pays you.
Appreciation
The value of the asset grows over time.
Principal paydown
Your tenant’s rent pays down your loan every month.
Rent growth
Your fixed payment stays the same while rents tend to rise.
Tax benefits
Depreciation and expenses can offset rental income. Ask your CPA.
The goal is not to win in year one. The goal is to own a well located property you can hold comfortably through year ten.
The Appreciation Record in Southern Maryland and Prince George’s County
This is the part that should get your attention. Here is how home values have moved according to the Federal Housing Finance Agency’s All Transactions House Price Index:
| County | 5 year change (2020 to 2025) | 10 year change (2015 to 2025) |
|---|---|---|
| Prince George’s | +37.6% | +76.6% |
| Charles | +39.4% | +65.0% |
| Calvert | +38.3% | +55.9% |
| St. Mary’s | +42.7% | +60.3% |
Source: FHFA All Transactions House Price Index, via the Federal Reserve Bank of St. Louis (FRED).
Each county has posted a gain in the annual index every year since the mid 2010s. That steadiness comes from what supports demand here: Joint Base Andrews, NAS Patuxent River, Indian Head, federal and contractor jobs, and commuters who want reasonable access to Washington, D.C. without paying closer in prices.
In fairness, growth slowed in the latest annual reading, especially in Charles County, which rose about 1.6% from 2024 to 2025. Past performance is not a promise. But slower growth paired with negotiable sellers is often exactly when patient money gets its best entry price.
How a DSCR Loan Fits This Strategy
Many investors stall because their tax returns do not show the income a conventional lender wants to see, especially after writing off expenses on properties they already own. A DSCR loan solves that problem.
DSCR stands for debt service coverage ratio. Instead of qualifying you on personal income, the lender looks at whether the property’s expected rent covers the mortgage payment, taxes, insurance and any HOA dues. No tax returns. No W-2s. The property qualifies itself.
Monthly Qualifying Rent ÷ Monthly Housing Expense = DSCR
Fairway Home Mortgage offers several DSCR loan options, and they do not all look at a deal the same way. That lets me match the loan to the property instead of forcing every deal into one box. Depending on the program, options can include closing in an LLC, programs for properties that cash flow thinly, and structures built for investors who own several rentals. Read more on my DSCR loans page or browse the full investor loan menu.
Self employed and buying a home to live in?
The same income problem applies to primary homes. I also work with bank statement and 1099 loans, profit and loss loans and asset qualification loans. Not sure which fits? Try the self employed mortgage match.
A Simple Plan for the Next 90 Days
- Know your numbers before you shop. Run rent, taxes, insurance and a realistic vacancy figure through the DSCR deal analyzer.
- Filter for days on market. Ask your agent for listings over 60 or 90 days with at least one price reduction.
- Decide what a negative month costs you. If a property runs $150 short each month, can you carry it for three years without stress? If not, pass.
- Negotiate terms, not just price. A seller credit toward a rate buydown can help monthly cash flow more than a small price cut.
- Line up financing first. A clean preapproval makes a lower offer more believable to a tired seller.
Where to Look for Rental Property in Southern Maryland
Each county has its own character as a rental market. Start with these local guides:
Focused on military tenants near the bases? Read SOMD Military and Investors, plus my local articles on DSCR loans near Patuxent River and rental property investing in Lusby.
Frequently Asked Questions
What percentage of Southern Maryland homes have had a price reduction?
As of mid October 2026, 49.1% of active listings under $800,000 in Prince George’s, Charles, Calvert and St. Mary’s counties have reduced their price, based on a review of 3,226 MLS listings.
How many homes in Southern Maryland have been on the market more than 90 days?
About 24.2% of active listings under $800,000, or 782 homes, have been on the market more than 90 days.
Is Southern Maryland a good place for buy and hold real estate investing?
For long term investors, the area has a strong appreciation record. FHFA data shows home values rose between 56% and 77% from 2015 to 2025 across the four counties. Cash flow is tighter today, so each property should be analyzed on its own.
What is a DSCR loan?
A DSCR loan qualifies an investment property based on its rental income compared with its monthly housing costs, rather than the borrower’s personal income or tax returns. Learn more about DSCR loans.
Can I buy a rental property in an LLC in Maryland?
Many DSCR programs allow closing in an LLC. Eligibility depends on the program, so talk with a loan officer about your structure before you make an offer.
Who can help me finance an investment property in Southern Maryland?
Ken Powell is a loan officer with Fairway Home Mortgage based in Hughesville, Maryland, serving Prince George’s, Charles, Calvert and St. Mary’s counties. He specializes in DSCR, bank statement, 1099, profit and loss and asset based loans. Contact Ken.
Have a Property in Mind? Let’s Run the Numbers.
I am a Navy veteran and a former real estate agent, and I like the deals other lenders call complicated. Send me the address, the expected rent and your down payment. I will ask good questions, give you an honest read and match you with the DSCR option that fits.
Prefer to talk? Call or text Ken at 240.237.7855Data note: Listing figures are based on 3,226 active residential MLS listings priced at $800,000 or less in Prince George’s, Charles, Calvert and St. Mary’s counties, pulled in October 2026. Coming soon listings were excluded. Appreciation figures are from the FHFA All Transactions House Price Index via FRED. Examples are for educational purposes only and are not tax or investment advice, an approval, a rate quote or a commitment to lend. Ken Powell, NMLS 2656628, Fairway Independent Mortgage Corporation dba Fairway Home Mortgage, NMLS 2289.
Equal Housing Lender