Published November 1, 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

Upper Marlboro is not one market right now. It is two. The Real Estate Data Aggregator counted 345 homes sold across ZIPs 20772 and 20774 in the three months ending August 31, 2026. But the conditions inside each ZIP are reading differently, and that gap matters for how you price, how you offer, and how much leverage you actually have.

The split: 20772 is tighter, 20774 has more room

The prices are nearly the same. ZIP 20772 came in at a median of $484,990 and ZIP 20774 at $488,300, according to the Real Estate Data Aggregator. That gap is small. The competition is not.

In 20772, the Real Estate Data Aggregator shows homes selling at 100.8% of list price. That means the average home there sold above what the seller asked. In 20774, homes sold at 99.6% of list. Still close, but sellers in 20774 gave a little back. For a seller at $488,000, that 1.2-point difference is real money.

Supply is what drives the difference

The Real Estate Data Aggregator put 20772 at 3.1 months of supply and 20774 at 3.7 months. Both are below the six-month mark that signals a balanced market. But 20772 is meaningfully tighter. Fewer months of supply means buyers there have less to choose from and less room to negotiate.

Supply in 20772 also dropped 0.3 months from a year ago, per the Real Estate Data Aggregator. In 20774, it held flat. That tells you 20772 is moving in a more competitive direction, while 20774 is holding steady.

Speed: 20774 is slightly faster, but 20772 saw a bigger slowdown

Homes in 20774 sat for a median of 52 days, per the Real Estate Data Aggregator. That is 4 days longer than a year ago. In 20772, the median was 55 days, and that is 20 days longer than a year ago. So 20772 is tighter on supply and price, but homes are taking longer to close than they used to. Both things can be true at once.

The likely reason: buyers in 20772 are still willing to pay above list, but they are taking more time to decide. That is a different kind of buyer than a year ago, and sellers there need to price for it.

Above-list sales: a tale of two trends

Right now, 34.6% of homes in 20772 sold above list price, versus 31.8% in 20774, according to the Real Estate Data Aggregator. 20772 wins that number today. But a year ago, that share in 20772 was 16.3 points higher. In 20774, it actually went up 3.4 points.

That is the real story. 20772 was extremely competitive a year ago and has cooled some. 20774 was softer and has quietly tightened. Neither ZIP is weak. But they are moving in opposite directions.

Prices are up in both, ahead of the national pace

The Federal Housing Finance Agency reported that U.S. home prices rose 2.4% from August 2025 to August 2026. Both Upper Marlboro ZIPs beat that. The Real Estate Data Aggregator shows 20774 up 3.9% and 20772 up 2.5% over the same stretch. Upper Marlboro is holding its ground on price.

Pending sales: a caution flag for buyers waiting on the sidelines

Pending sales in 20772 rose 1.5% from a year ago, per the Real Estate Data Aggregator. In 20774, they dropped 8.8%. Pending sales are contracts signed but not yet closed. Fewer pending sales in 20774 can mean buyers there are being more cautious, or that fewer homes are hitting the right price point.

One more number worth noting: Realtor.com reported that 20.8% of listings nationally took a price cut in September 2026, the highest share since October 2022. That is a national figure, not an Upper Marlboro count. But it is the backdrop your buyers are operating in. Some of them know that stat.

What this means if you are a seller

If your home is in 20772, you are in the tighter ZIP. Buyers there are still paying above list on average. Price it right and you can expect competition. Price it high and you will sit, because days on market have stretched 20 days longer than last year.

If your home is in 20774, the market is steady but not as sharp. Homes are moving in 52 days at a median. The sale-to-list ratio is 99.6%, so most sellers are getting close to what they ask. The share of above-list sales is actually growing here. That is a quiet positive.

What this means if you are a buyer

In 20772, expect to compete. More than 1 in 3 homes there sold above list price in the three months ending August 31, 2026, per the Real Estate Data Aggregator. Coming in low is a strategy that tends to backfire in a 3.1-month supply market.

In 20774, you have a little more room. Supply is higher, pending sales are down, and homes are taking slightly longer to go under contract. That does not mean sellers are desperate. It means the negotiation is more balanced.

One more thing: these are ZIP-code averages. One street can read very differently from the ZIP around it. The numbers above give you the frame. Your specific home or target block fills in the picture.