By Adam Chubbuck, Team Leader, Team Alpha Charlie of Douglas Realty. Retired U.S. Navy Chief. Licensed in Maryland and Virginia.
The honest answer to this question starts with a caveat: there is no single Anne Arundel County home price, and any article that gives you one number without telling you which submarket is doing you a disservice.
This county runs from $250,000 townhomes in Glen Burnie to $4 million waterfront on the Magothy. The county median describes almost none of it. So this post gives you the county level figures with their sources, then breaks the county into the submarkets that actually matter, so you can find the number that applies to your address.
The County Level Numbers
Here is what the major sources reported, each labeled with its reporting period, because they disagree and the disagreement is informative.
- Maryland REALTORS, June 2026: an Anne Arundel County median sale price of $535,000, with a median time to contract of 8 days.
- Anne Arundel Economic Development Corporation, as of June 2026: a median sale price of around $500,000, characterizing the county as having a healthy market with low vacancy rates and steady demand.
- Realtor.com data via FRED, January 2026: a median listing price of $524,990.
- A market analysis published in August 2026: a median home price of $514,257 against a median rent of $2,370, producing an average cap rate of 3.59 percent, which is low and indicates a market favoring appreciation over immediate cash flow.
Why these differ
Some report median sale price and some report median listing price, which are different measurements. Sale price is what closed. Listing price is what sellers are asking, which in a market with a 100 percent or better sale to list ratio runs close but not identical.
The practical range is roughly $500,000 to $535,000 depending on which measurement you use. That is your county baseline. Now let’s make it useful.
For context
Maryland REALTORS reported a statewide median of $465,000 for June 2026, up 3.3 percent year over year. Anne Arundel runs above the state median and below Howard County, which posted $675,850 with a 7 day median. Baltimore County came in at $400,000 with an 8 day median.
The Submarkets That Actually Determine Your Number
The premium tier: Severna Park, Annapolis, Arnold, and the water communities
Severna Park is the county’s headline market and the published figures span a wide range, which tells you something about the price distribution. Redfin reported a $795,024 median sale price for May 2026, up 15.5 percent year over year. Zillow’s Home Value Index put the average value at $723,849, up 2.1 percent. Movoto reported an $825,000 median list price in August 2026 at roughly $311 per square foot with a 55 day median on market. And Redfin reported $717,500 for November 2025.
That spread of over $100,000 across four sources is not error. It reflects a market whose spring 2026 sales ranged from $635,000 ranchers to a $4,050,000 waterfront on Boone Trail. Any single number covering that distribution is a poor guide to any specific house.
Annapolis carries the state capital premium. Zillow put the average Annapolis home value at $633,333 as of June 30, 2026, up 2.0 percent year over year, with homes going to pending in around 10 days. A February 2026 analysis projected a median around $675,000 with an average of 30 days to sell.
Arnold sits between Severna Park and Annapolis geographically and in price, with Broadneck peninsula water access and strong schools.
The middle tier: Crofton, Millersville, Odenton, Gambrills, Davidsonville
This is where the county median actually lives and where the largest volume of transactions happens. Crofton and the Odenton corridor benefit enormously from Fort Meade and defense contracting employment, plus the Odenton MARC station on the Penn Line, which gives rail access to both Baltimore and Washington.
Davidsonville and Crownsville skew larger lot and more rural, with correspondingly higher prices for the land rather than the finishes.
The accessible tier: Pasadena, Severn, Glen Burnie, Brooklyn Park
Pasadena is the best water access value on the peninsula and the numbers show why. For the 21122 zip code, Zillow reported an average value of $421,312, up 0.6 percent, with homes going to pending in around 6 days. Orchard reported a $406,500 median over a trailing 30 day period, up 8.5 percent, at $225.25 per square foot, with a median of 4.86 days on market and a 102.03 percent sale to list ratio. PropertyIQ reported $464,000 through June 2026, up 3.7 percent.
Glen Burnie and Severn are the county’s primary entry points and where a large share of first time buyers land, with strong access to Baltimore, BWI, and Fort Meade.
South county: Edgewater, Riva, Deale, Shady Side, Lothian
More rural, more water, generally larger lots, and a genuinely different pace. Worth knowing that much of south county is on well and septic rather than public utilities, which affects both your inspection scope and your carrying costs.
The Three Things Driving Prices Right Now
Competition remains real in the accessible bands. Maryland REALTORS reported an 8 day median time to contract countywide for June 2026. Orchard reported 59.38 percent of homes in the Pasadena 21122 zip code selling above list price. Redfin rated that zip code very competitive at a Compete Score of 83 out of 100 with homes receiving an average of 2 offers.
Inventory has improved but detached housing is still scarce. Bright MLS reported 6,752 active listings across the Baltimore metro at the end of June 2026, up 17.4 percent year over year, while noting that active detached single family inventory remained below half of 2019 levels. More choice overall, still tight where most families are actually shopping.
Rates are range bound. Freddie Mac reported the 30 year fixed averaging 6.67 percent as of August 13, 2026, down from 6.69 percent the prior week and up from 6.58 percent a year earlier. Rates have hovered in the mid to high 6s for a sustained period, and buyers have largely stopped waiting for them to break.
What Water Access Does to Price, and Why Online Estimates Miss It
This is the single most important thing to understand about Anne Arundel pricing, and it is where automated valuations fail hardest.
There are four distinct categories and they are not variations on one theme:
- True waterfront. Your property line touches the water, often with riparian rights and a private pier.
- Water privileged. Your deed conveys rights to a community pier, beach, boat ramp, or slip. You do not own frontage.
- Water view. You can see it. You cannot access it.
- No water.
The price differences between these run into six figures, and an algorithm reading public records treats them as approximately the same. Within true waterfront, value swings further on water depth at mean low water, pier condition and permitting, protection from weather, and view orientation. Two houses on the same street with identical square footage can differ by hundreds of thousands of dollars because one has six feet at the end of the pier and the other has three.
That is why online estimates in this county should be treated as a starting curiosity rather than an answer.
The Bifurcation You Should Know About
Averages hide the most useful pattern in this market. The correctly priced, well presented inventory moves in days with competition. Everything else sits for months. Both happen in the same zip code in the same week.
Redfin’s own sold records show it plainly. In Severna Park, a home on Robinson Landing Road settled at $795,500 after 27 days at 6 percent over list, while a waterfront on Boone Trail took 70 days. In Pasadena, a home on Appalachian Drive settled 5 percent over list after 24 days, while a waterfront on Marco Drive settled 20 percent below list after 148 days.
If you are selling, which side you land on is determined mostly before you go live. If you are buying, it means the good inventory will not wait for you to think it over.
Getting the Number That Actually Applies to You
Everything above is context. Your actual number comes from the last six months of settled comparable sales within about half a mile of your front door, in your price band, with your water status, adjusted for your condition.
That is what a live Bright MLS analysis produces, and it is what my team’s free Anne Arundel County home valuation is built to give you. Not an algorithm that has never seen your street, but a number from someone who works this county daily and knows the difference between a Berrywood community pier and a private pier on the Magothy.
I have closed more than 350 homes across this corridor over the past five years and I run Enclave Property Management out of Pasadena, so I see this county from the ownership side as well as the sales side. If you want a straight number with the comps behind it, reach out to Team Alpha Charlie of Douglas Realty, whether or not you are selling.
For buyers here, two things shape affordability more than the sticker price: the county tax picture, and your financing. I cover Anne Arundel County real estate taxes in detail separately, and for military and Department of Defense families I keep a running breakdown of Maryland BAH rates heading into 2027 and Maryland first time homebuyer programs for 2026.
Anne Arundel County Home Prices FAQ
What is the average home price in Anne Arundel County right now?
Published figures for 2026 range from roughly $500,000 to $535,000 depending on source and measurement. Maryland REALTORS reported a $535,000 median sale price for June 2026. The Anne Arundel Economic Development Corporation cited around $500,000 as of June 2026. Realtor.com data via FRED showed a $524,990 median listing price in January 2026. Your specific submarket matters far more than the county figure.
Which Anne Arundel County areas are most expensive?
Severna Park, Annapolis, and Arnold lead the county, along with waterfront throughout the Broadneck and Magothy River areas. Published 2026 figures put Severna Park between roughly $717,500 and $825,000 depending on source, and Zillow put the average Annapolis home value at $633,333 as of June 30, 2026.
Where are the most affordable homes in Anne Arundel County?
Glen Burnie, Brooklyn Park, Severn, and Pasadena offer the county’s most accessible pricing. For the Pasadena 21122 zip code, published 2026 figures ranged from $406,500 to $464,000 depending on source, and Pasadena is notable for offering deeded community water access at those price points.
How fast are homes selling in Anne Arundel County?
Maryland REALTORS reported a median time to contract of 8 days countywide for June 2026. Individual submarkets vary considerably: Zillow showed Pasadena 21122 homes going pending in around 6 days and Annapolis in around 10, while Movoto reported a 55 day median for Severna Park in August 2026. Waterfront and upper bracket property runs on a substantially slower clock.
Are Anne Arundel County home prices going up?
Modestly, with variation by submarket. Maryland REALTORS reported statewide prices up 3.3 percent year over year in June 2026. Within the county, published year over year changes for 2026 ranged from roughly flat in some Pasadena measurements to 15.5 percent in one Severna Park reading, which reflects measurement differences as much as underlying market movement.
Why do Zillow and Redfin show such different prices for the same area?
Because they use different data, methods, and definitions, and because neither has seen the property. In Anne Arundel County the problem is compounded by water access, which automated models cannot evaluate. For Severna Park in 2026 the published spread across four providers exceeded $100,000. Treat online estimates as a rough starting point rather than a valuation.
Sources and Dates
Figures cited above are attributed to their published source and reporting period: Maryland REALTORS Housing Statistics, June 2026. Anne Arundel Economic Development Corporation housing data as of June 2026. Realtor.com median listing price via FRED, January 2026. Bright MLS June 2026 Housing Market Report, released July 10, 2026. Freddie Mac Primary Mortgage Market Survey, August 13, 2026. Redfin market data for Severna Park and the 21122 zip code, reporting periods November 2025 and May 2026, plus individual sold records from January and spring 2026. Zillow Home Value Index for Annapolis, Severna Park, and the 21122 zip code, updated June 2026. Movoto Severna Park market trends, August 2026. Orchard 21122 market report, trailing 30 day period. PropertyIQ 21122 market data through June 2026. Investment and cap rate figures reflect an August 2026 analysis. All market figures change monthly and describe aggregates rather than specific properties.
Let’s Talk About Your Move
If you want to know what your Anne Arundel County home is actually worth, or what your budget will actually buy here, send me the address or the criteria. I will pull the real comps for your specific submarket and water status, and give you a straight answer instead of a county average.
I am Adam Chubbuck, Team Leader of Team Alpha Charlie of Douglas Realty. I am a retired U.S. Navy Chief, a licensed Real Estate agent in Maryland and Virginia, and I have closed more than 350 homes over the past five years across the Baltimore to Annapolis corridor. My team serves buyers and sellers throughout Anne Arundel County, Howard County, Baltimore County, Baltimore City, and the surrounding markets, with deep experience supporting military, veteran, and Department of Defense families. I also run Enclave Property Management out of Pasadena, Maryland, so I see this market from the ownership side as well as the sales side.
If you are weighing a move, start with a real conversation and real numbers. Reach me directly at 443-347-6692, email [email protected], or start at TACMD.com.
Adam Chubbuck
Team Leader, Team Alpha Charlie of Douglas Realty
Douglas Realty | Licensed in MD and VA
443-347-6692 | [email protected] | TACMD.com
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Adam Chubbuck
