Timing the Market: Is Now the Right Time to Buy Real Estate in the Maryland Suburbs of Washington, DC?
The question of whether to buy, sell, or wait is arguably the single most challenging decision facing prospective homeowners in the Washington D.C. metro area today. This is especially true for those eyeing the vibrant, commuter-friendly suburbs of Maryland—specifically in Prince George’s (PG) and Montgomery (MoCo) Counties, where areas like Hyattsville and Silver Spring offer a compelling mix of urban energy and suburban space.
The market in these D.C. suburbs is currently defined by a significant paradox: home prices remain elevated, yet the market has shifted, offering buyers more leverage and less frantic competition than they've seen in years.
So, is this a time of golden opportunity or a moment for caution? To answer that, we must dissect the three core pillars of the current Maryland real estate landscape: the rate environment, the shifting inventory levels, and the critical trend of "Days on Market" (DOM).
The Interest Rate Equation: High Rates vs. Price Stabilization
For most buyers, the first and most painful hurdle is the mortgage interest rate.
The Mortgage Rate Reality
As of late 2025, the 30-year fixed mortgage rate is hovering above the 6% mark (with some projections placing it in the $6.1\% - 6.5\%$ range). This is a stark contrast to the historical lows seen just a few years ago.
The Buyer's Dilemma: A higher interest rate dramatically reduces buying power. A mortgage taken out today will cost hundreds, if not over a thousand, dollars more per month than the same loan amount originated in the $3\%$ range. This has forced many buyers to lower their price targets or pause their search altogether.
The Silver Lining (The 'Buy the House, Refinance the Rate' Strategy): Economists widely anticipate that while rates may continue to fluctuate, there is a strong long-term expectation that they will eventually moderate downward. This has led to the common advice: "Marry the house, date the rate." By buying now, you secure the property and price you want in a less competitive environment, with the intention of refinancing to a lower rate when conditions improve. If you wait for rates to drop, you’ll likely face a surge of sidelined buyers, leading to bidding wars and higher purchase prices—erasing any savings from the lower rate.
Price Action in Key Areas
Despite higher rates, home prices in the D.C. suburbs have shown resilience, but the pace of appreciation is slowing, creating pockets of opportunity.
Silver Spring (Montgomery County, MD)
Trend (2025 Year-over-Year): Median Sale Price up 10.2%
Median Price Range (Approx.): ~ $540,000$ - $560,000$
Market Climate: Seller's Market (Still highly competitive)
Hyattsville (Prince George’s County)
Trend (2025 Year-over-Year): Median Sale Price up 4.8%
Median Price Range (Approx.): $428,000 - $437,500
Market Climate: Balanced Market (More negotiation room)
Greater DC Metro Area -
Trend (2025 Year-over-Year): Median Sale Price Up 5.4%
Median Price Range (Approx): Varies Widely
Market Climate: Shift Toward Buyer Concessions
Key takeaway: Silver Spring, with its transit and established amenities, remains strong, suggesting buyers must move quickly. Hyattsville, while experiencing price volatility, appears to be moving toward a more balanced market, which means you may finally have the negotiating power to ask for a home inspection or closing cost credits—perks that were unheard of just 18 months ago.
The Great Inventory Shift: Opportunity and Concessions
The most significant change in the market over the last six to nine months is the dramatic rise in available homes.
Inventory Surge (A Buyer's Greatest Advantage)
Across the entire D.C. Metro region (Maryland, D.C., and Virginia), active listings have surged by approximately 35% year-over-year. This is the crucial signal that the market is normalizing.
What This Means for Buyers: The frantic, "you-must-offer-blindly" atmosphere of the pandemic-fueled market has faded. With more options at every price point, buyers are no longer forced to compete for a handful of properties. You can be patient, compare, and feel confident that if you lose one home, another suitable option will soon appear.
The Return of Negotiation and Concessions
A direct result of higher inventory is the return of buyer leverage:
Homes Selling Under List Price: Approximately 45% of homes across the DMV region are now selling under their initial list price. This indicates that sellers are overreaching with their asking prices and must correct to meet the actual demand.
Seller Concessions are Back: Over 50% of sellers are now offering closing cost help, and nearly 100% of buyers in Maryland are now successfully securing a home inspection contingency. This is a massive shift from the waived-contingency nightmare of the past.
For the first time since 2020, buyers in the Maryland suburbs can expect to negotiate on price, ask for the seller to pay some closing costs, and, most importantly, have a professional inspect their future home.
⏳ Days on Market (DOM): The Local Story of Patience
The final piece of the puzzle is how long homes are sitting on the market, or the Median Days on Market (DOM). An increase in DOM is the clearest sign that power is shifting away from the seller.
Days on Market Trends: Hyattsville vs. Silver Spring
AreaLatest Median DOM (2025)Change from Last YearMarket ImpactSilver Spring (MoCo)29 Days (Oct 2025)$\uparrow 3$ DaysHomes are still moving quickly, but the pace has slowed slightly.Hyattsville (PG County)40-49 Days (Sept/Oct 2025)$\uparrow$ SignificantlyMore time for serious buyers to evaluate options and negotiate.Prince George's County (Overall)54 Days (Oct 2025)$\uparrow 19$ Days (Significant change)Sellers must be more realistic about pricing and condition.
The data for Prince George's County (including Hyattsville) shows a significant jump in the time it takes for a contract to be secured. The increase from 35 days to 54 days (a 54% jump in DOM) in just one year is a powerful indicator. Buyers in Hyattsville and similar PG County communities are taking their time, which puts pressure on sellers to adjust pricing or offer deeper concessions.
In contrast, while Silver Spring has also seen an increase in DOM, homes still move relatively fast, reinforcing its status as a consistently high-demand market due to its Metro access and density of amenities.
The Verdict: Is Now a Good Time to Buy in the Maryland Suburbs?
The answer is a conditional YES, but for different reasons than in previous years.
Reasons Why it's a Good Time to Buy:
The Return of Buyer Power: You are buying in a market where contingencies (inspections) and concessions (closing costs) are standard, not exceptions. This protects your financial investment and sanity.
Less Competition: The high-rate environment has filtered out a large portion of the competition. The buyers you are competing with are serious, qualified, and motivated, leading to fewer irrational bidding wars.
Future Refinancing Potential: You secure the property now at a stabilized price, knowing you can refinance when rates inevitably decrease (an $8\% \rightarrow 5\%$ refinance dramatically increases your monthly cash flow). If you wait, you risk lower rates driving up home prices even further.
Local Stability: The D.C. Metro economy, anchored by the federal government, provides a buffer against national volatility, making real estate here a fundamentally sound long-term investment.
Who Should Buy Now?
First-Time Buyers in PG County (Hyattsville): The rise in DOM and the availability of concessions make Hyattsville an ideal entry point. You have time to secure financing and negotiate a fair deal without the crushing pressure of multiple bids.
Move-Up Buyers in MoCo (Silver Spring): If you are moving from a smaller, entry-level home, the equity you built over the last few years is substantial. While Silver Spring remains competitive, that equity cushions the impact of higher interest rates on your new, more expensive property.
The current market is complex, demanding patience and a clear strategy. This is not the easiest market due to financing costs, but it is arguably the fairest market for serious buyers in years. You trade a lower mortgage rate for negotiation power and choice.
The time to act is when the market gives you leverage. In the D.C.-adjacent Maryland suburbs, that moment is now.
Are you ready to explore the Hyattsville or Silver Spring areas and capitalize on the current inventory and DOM trends? Connect with a local agent who specializes in negotiating concessions for buyers by reaching out to me any time at 443-990-1230 or Ryan.Hehman@compass.com.