To Sell or Not to Sell? How to Prepare Now for the 2026 Spring Market in DC and the MD Suburbs

Feb 26

As of late February, we are seeing a fascinating "pre-spring" tug-of-war.

Inventory: In Prince George’s County, active listings are up roughly 41% compared to this time last year.
Pricing: Montgomery County median home prices are holding steady near $620,000, while Prince George’s sits around $440,000.
Mortgage Rates: Rates have finally dipped into the low 6% range, which has pulled a wave of "sidelined" buyers back into the market just in time for the thaw.

The Case for Selling NOW (The "Early Bird" Strategy)

Many Maryland homeowners think they need to wait for the cherry blossoms to bloom to get the best price. However, listing in late February or early March offers three distinct advantages:

1. You Beat the "Inventory Flood"

By April and May, the market will be saturated. Right now, inventory is growing but still hasn't reached its peak. When you list now, your home isn't competing with five other similar houses on your block. You are the "only game in town" for motivated buyers.

2. Serious Buyers Only

The "looky-loos" come out in May. The people braving the damp Maryland February weather to see your home are serious. They likely have a pre-approval in hand and a deadline (like a job transfer to the NIH or a lease ending) that requires them to move fast.

3. Negotiation Leverage

With fewer homes to choose from, buyers are often more willing to negotiate on terms—like inspections or closing date flexibility—that they might be pickier about once they have ten other options to choose from in the spring.

The Case for Waiting (The "Peak Bloom" Strategy)

Wait until April or May, and you’re entering the traditional "Power Season." Here is why waiting might be the right move for you:

1. Curb Appeal is King

Let’s be honest: Maryland yards look better in May than in February. If your home’s primary selling point is a lush garden in Silver Spring or a stunning backyard in Upper Marlboro, waiting for the green-up can significantly impact your "first impression" photos.

2. Higher Foot Traffic

While winter buyers are serious, spring buyers are numerous. The sheer volume of people searching in the spring can lead to multiple-offer situations, which are still happening in 2026 for move-in-ready homes in top school districts.

3. Stable Pricing Trajectory

Most forecasts for 2026 suggest a 2–4% price appreciation statewide. By waiting until the peak of the spring market (typically May and June), you may capture that extra bit of equity as the market warms up.

Comparative View: Sell Now vs. Wait

FactorSelling Now (Feb/March)Waiting for Spring (April/May)CompetitionLow: You stand out more.High: Many more listings to compete with.Buyer MotivationVery High: Relocations and lease ends.Mixed: Families and casual shoppers.Days on MarketModerate: 35–50 days on average.Fast: Typically 20–30 days for prime homes.NegotiationsStronger: Buyers have fewer options.Balanced: More buyers, but more choices.

The 2026 "X-Factor": Interest Rates

The "lock-in effect" that kept many Marylanders from selling in 2024 and 2025 is finally beginning to crack. With rates hovering near 6.1%, many homeowners are realizing that the jump to a new home is finally affordable again.

Expert Tip: If you plan to buy your next home in the Maryland suburbs after you sell, selling now might be smarter. You can sell while inventory is low (getting a premium) and buy in the spring when you have the most options to choose from for your next move.

The Verdict: What Should You Do?

The "right" time depends on your specific neighborhood and your home's condition:

Sell NOW if: Your home is move-in ready, you don't want to compete with a dozen other listings, and you want a predictable, serious buyer.
Wait for Spring if: Your home needs exterior cosmetic work (landscaping, painting) or if you are in a high-density area where "peak season" bidding wars are still the norm.

Ready to see what your home is worth in today's market?

The Maryland market moves fast, and "general" data only goes so far. Your street in Gaithersburg might be performing differently than a street three miles away. If you’re looking for a property-specific valuation and tailored market approach, contact me any time to talk about your property and your options.

Ryan Hehman