2025 in Review: Market Highlights, Listings & What We’re Watching for 2026
Hello friends, and welcome to 2026!
As we step into a new year, we're grateful for your trust and excited for what's ahead.
Looking back at 2025, one thing is clear: Chesapeake Bay waterfront remains one of the strongest, most resilient segments of the market. Even as the post-COVID market continued to settle, waterfront inventory stayed tight, and overall sales volume was lower than usual, pricing pushed to new highs.
In 2025, we saw solid unit volume at all price points. Interestingly, multi-million dollar sales accounted for 12% of both the Anne Arundel and Queen Anne County market (see chart below). We also see a growing luxury tier, particularly in the 21401 & 21403 Annapolis zip codes; homes selling for more than $5M are no longer rare, with 13 sales in that category last year, a sign of real durability at the top of the market. Negotiation has also been limited across all prices, with homes selling at roughly 97% of the list price on average.
What does that mean for 2026? For waterfront owners and sellers, it's a compelling position: a finite asset, consistent demand, and strong long-term appreciation. For buyers, it's still a competitive landscape, fewer options, and less room to negotiate, which makes strategy, timing, and local expertise more important than ever.
So, if you or someone close to you needs the support of professionals who know this market like no one else, we are ready to help.
With gratitude,
Reid & Meagan Buckley
Buckley Waterfront Homes
Quick Take
Market Pulse
2026 Housing Market
Why Optimism Is Back After a few years where many buyers and sellers felt stuck, 2026 is shaping up to offer more balance, and more opportunity. Economists point to a healthier mix of rising inventory, gradually easing mortgage rates, and improving buying power as income growth begins to outpace home-price appreciation. Buyers may see more options and a bit more breathing room, while sellers benefit from steadier demand and price stability. One important note: 2026 is expected to be highly local, with some markets moving faster than others, so understanding what's happening in your specific area will be the real advantage.
