Published October 11, 2026 in Market Update

One part of Upper Marlboro is tighter than the other

By Tamika R. Johnson, MBA, Associate Broker

Real estate, Upper Marlboro, MD

These numbers cover the three months ending August 31, 2026. That is the period you need to hold in mind as you read.

Here is the headline fact. The Real Estate Data Aggregator counted homes in ZIP 20772 selling at an average of 100.8% of list price. Sellers there are still getting above what they asked. That is not what is happening everywhere.

ZIP 20774 averaged 99.6% of list price, according to the Real Estate Data Aggregator. That is not a disaster, but it is a different setup. Buyers in 20774 are landing just under list. Buyers in 20772 are still being pushed over it.

The supply picture tells the same story. The Real Estate Data Aggregator put months of supply in 20772 at 3.1 months. In 20774, it was 3.7 months. Less supply in 20772 means buyers there have fewer options. That is part of why sellers are still getting above list.

Why this matters if you are selling

Do not copy your neighbor's pricing strategy if they are in a different ZIP code. A seller in 20774 pricing like a 20772 seller is setting up for a longer wait or a price cut.

Nationally, Realtor.com reported that 20.8% of listings took a price cut in September. That was the highest share since October 2022. Upper Marlboro is not at that level, but 20774 is softer than 20772. The gap is real.

Rates are making the whole market harder for buyers. CNBC reported the average 30-year fixed rate hit 7.49% as of the week of October 7, 2026. That is up from 7.30% the week before, per CNBC. Mortgage applications to buy a home were 15% lower than the same week a year ago, also per CNBC.

Fewer buyers who can qualify means the ones who do show up matter more. In 20772, where supply is tighter, those buyers are still competing. In 20774, they have more choices and a little more room to negotiate.

Why this matters if you are buying

In 20772, nearly 35 in 100 homes sold above list price, per the Real Estate Data Aggregator. Strong terms still matter there. Do not walk in with a low offer expecting room to negotiate.

In 20774, 31.8% of homes sold above list, per the Real Estate Data Aggregator. That is still a meaningful share, but the average sale came in just under list. You have a little more leverage, depending on the specific home and street.

The broader market is adding more homes

The Real Estate Data Aggregator counted 384 homes for sale across both ZIP codes combined in this period. That is up 1.1% from the same three months in 2025. More supply gives buyers more options over time.

Sales are still happening. The Real Estate Data Aggregator counted 345 homes sold across Upper Marlboro in the three months ending August 31, 2026. That is up 5.2% from the same period a year before. The market is moving.

Pending sales across both ZIPs fell 3.4% from a year ago, per the Real Estate Data Aggregator. That is worth watching. Fewer contracts signed today means fewer closings in the weeks ahead.

One more thing worth knowing

The Federal Housing Finance Agency reported U.S. house prices rose 2.6% from July 2025 to July 2026. Upper Marlboro is running close to that pace. Median prices in both ZIP codes are up, just slightly, year over year.