Holiday Week Housing Snapshot: Serious Buyers, Better Leverage in Maryland, Washington, DC & Pennsylvania Real Estate Housing Market

Holiday week is quieter but it’s not slow if you know what to look for. This is the week when the “just browsing” crowd disappears, and the buyers who remain tend to be motivated, qualified, and ready to act. For sellers, that means fewer showings but higher-intent showings. For buyers, it means less competition and more leverage.

Across Maryland, Washington, DC, and Pennsylvania, the trend line going into 2026 is becoming clearer: there are more homes to choose from, listings are taking longer to sell, and negotiation is returning especially on properties that missed the market’s ideal price point earlier in the fall.

This week’s theme: quiet market, sharp advantage

The year-end calendar naturally slows activity, but market conditions still matter because the right strategy now sets you up for a smarter January. Bright MLS’s latest Mid-Atlantic snapshot shows the “why” behind the shifting feel: more inventory and a slower pace.

Across the Bright MLS service area (latest: November), active listings rose 19.7% year-over-year, while closed sales slipped 4.6% and new listings dipped 4.4%. Homes also took longer to move meaning pricing, condition, and terms matter more than they did even a year ago.

Top 3 neighborhoods to watch (holiday-week shortlist)

Note: These are “watch” areas places where demand, lifestyle appeal, and inventory patterns often create opportunity. If you want, I can tailor this to your exact target price range and commute needs.

1) Washington, D.C.: Capitol Hill / Hill East

2) Maryland: Columbia / Ellicott City corridor

3) Pennsylvania: Philadelphia—Manayunk / Roxborough

Local pulse: what we’re seeing in MD, DC, and PA real estate housing market

Washington, DC Metro: more choice, but the top tier still performs

D.C. Metro is showing one of the region’s biggest inventory jumps. Bright MLS reported 9,142 homes available for sale (up 33.7% year-over-year). Even with more options, pricing has remained resilient in many submarkets, with a median sold price of $630,000 (+5.0% YoY). Translation: buyers have options, but “A+” homes still attract attention especially those that are turnkey, well-staged, and priced precisely.

Holiday-week buyer play: target listings that have been active longer than the local average. These sellers are more likely to consider a credit, repairs, or a rate buy-down especially if you can be flexible on timing.

Maryland (Baltimore Metro): negotiation is back (and it’s meaningful)

Baltimore continues to tilt toward buyers. Bright MLS shows active inventory up 27.2% and a slower pace compared to last year. The median sold price was $399,990, essentially flat year over year one of the clearest “leverage signals” in the region.

Seller note (luxury + mainstream): condition and presentation are no longer optional. In a market with more choice, buyers compare everything photos, staging, maintenance, and even the tone of disclosures.

Pennsylvania (Philadelphia Metro): selective demand, steady pricing

Philadelphia is slowing but not sliding. Bright MLS notes “considerable signs of slowing,” while prices remain steady overall. Inventory is higher year-over-year, and buyers are more selective meaning homes that are thoughtfully updated (or priced to reflect needed work) are the ones that move.

National context (why it still matters locally)

NAR reported existing-home sales rose 0.5% in November to a seasonally adjusted annual pace of 4.13 million. The national median existing-home price was $409,200 (+1.2% YoY), and inventory stood at 1.43 million homes (about 4.2 months of supply).

Realtor.com also continues to show inventory improving versus last year, with active inventory up 12.6% year-over-year. When buyers have more choices, they negotiate harder so today’s winners are the homes that are positioned with pricing, condition, and terms that make the decision feel easy.

Holiday-week game plan

If you’re buying

• Shop the quiet listings. Holiday-week sellers who remain active often value certainty and clean terms.

• Ask for value, not drama. Credits, repairs, or a rate buydown can beat a headline price reduction.

• Buy like a strategist. Compare total monthly payment scenarios, not just list prices.

If you’re selling

• Sell the lifestyle. Warm lighting, uncluttered décor, and clean curb appeal matter more during winter showings.

• Make confidence easy. Consider a pre-inspection or a clear credit structure to reduce buyer hesitation.

• Price precisely. With inventory higher, buyers compare aggressively—especially online in the first 7–10 days.

2026 outlook: “reset,” not “rebound”

Most mainstream forecasts point to gradual improvement rather than a sudden snap back. Fannie Mae’s ESR outlook forecasts mortgage rates ending 2025 around 6.4% and easing toward about 5.9% in 2026. Keeping Current Matters has also framed the shift as the market “turning a corner” going into 2026 as rates trend down, more homeowners list, and demand gradually returns.

FAQ (for featured snippets)

Is holiday week a good time to buy?

Yes—often. Competition can be lower, and sellers who stay listed over the holidays are typically more open to flexible terms.

Is it a bad time to sell?

Not if your home shows well and is priced correctly. Holiday buyers are often more serious, but they compare listings closely.

What’s the best move for buyers right now?

Target listings with longer days-on-market and negotiate thoughtfully on terms credits, repairs, and rate buy-downs can create real savings.

Want a private, zip code level holiday-week plan for your exact target area and price point? Message me the neighborhoods you’re watching and whether you’re buying or selling, and I’ll tailor a strategy.

Sources

• Bright MLS — November 2025 Housing Market Report

• National Association of REALTORS® (NAR) — Existing-Home Sales (November 2025)

• Realtor.com — November 2025 Monthly Housing Market Trends Report / weekly inventory reporting

• Fannie Mae — Economic & Strategic Research (ESR) Housing Outlook (Sep 2025)

• Keeping Current Matters — 2026 outlook / “turning a corner” commentary