Published October 25, 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

CNBC reported that purchase mortgage applications fell 7% in the latest week and were 18% lower than a year ago. That is the national picture. Upper Marlboro is not following one single script.

The Real Estate Data Aggregator counted homes sold, pending sales, and supply for the three months ending August 31, 2026, across both ZIP codes. The numbers tell two different stories.

20772 is the tighter market right now

In ZIP 20772, the Real Estate Data Aggregator counted 3.1 months of supply. That is the tighter number. It also counted 206 pending sales, which was up 1.5% from the same three months in 2025. Buyers are still moving in this ZIP.

In ZIP 20774, the Real Estate Data Aggregator counted 3.7 months of supply. That is not a loose market, but it is softer than 20772. Pending sales there came in at 165, down 8.8% from a year before.

What the numbers mean for sellers

In 20772, the Real Estate Data Aggregator found that 34.6% of homes sold above list price. That is a real number. But it also found that the share of homes going under contract within two weeks dropped 14.8 points from a year ago. Buyers are still buying. They are just taking a little more time.

In 20774, 31.8% of homes sold above list, and that share was actually up 3.4 points from last year. The sale-to-list ratio sat at 99.6%, according to the Real Estate Data Aggregator. Sellers are getting close to asking. Not every home sold fast, though. The median was 52 days on market, 4 days longer than the same period in 2025.

The wider market is adding pressure

Realtor.com reported that mortgage rates climbed above 7% for the first time since January 2025. CNBC put the average 30-year fixed rate at 7.41% as of October 21, 2026. That slows buyers everywhere, not just here.

Realtor.com also reported that 20.8% of listings nationally took a price cut in September, the highest share since October 2022. That is the national context. Upper Marlboro is holding up better than that headline suggests, but sellers should know the headwind exists.

Across both ZIPs together, the Real Estate Data Aggregator counted 345 homes sold in the three months ending August 31, 2026. That was up 5.2% from the same period in 2025. Demand did not disappear. It is just unevenly distributed.

The strategy should match the ZIP

A seller in 20772 has a little more leverage right now. Supply is tighter, pending sales are growing, and more than a third of homes are closing above list. That does not mean any price works. It means a well-priced home has real competition working in its favor.

A seller in 20774 is in a solid market, not a soft one. The median price was $488,300, up 3.9% from a year ago, according to the Real Estate Data Aggregator. But pending sales are down and homes are sitting a few days longer. Pricing needs to be sharp, not hopeful.

One more thing worth knowing: a single street can read differently from the ZIP code around it. The numbers above cover whole ZIP codes. Your specific block may be tighter or looser than the average.