“Affordable upscale” is trending in Central Maryland real estate, along with the riches of residential amenities, natural environs, and urban proximity…if you know where to look
Home is where the heart is, and in the greater Chesapeake Bay region, our hearts are full. We like to think we’ve got things pretty well in the Land of Pleasant Living. And we’re right. Our local economy is humming, anchored by federal government and contractors, national cyber defense, a number of private global companies, and a wealth of residential, professional, and leisure driven industries. So much so, that home construction and development has also soared in an attempt to fulfill an ever-growing workforce’s housing needs.
We’re also fortunate to have a high number of state, county, and municipal business chambers, job development programs, and robust small business resources, enabling our communities to thrive on the shoulders of independent entrepreneurs.
Our schools—both public and private—are healthy, many of which rank well in state and national standards of performance excellence. Our local hospitals are supported by research and academic medical institutions anchored in the Baltimore-Washington corridor. Infrastructure continues to adapt and improve, as evidenced by the recent broadband connectivity across the Eastern Shore, or transit enhancements (MARC and Metro networks) and future considerations (high-speed ferries, anyone?). Crime statistics could always be rosier, but in general remain at stable averages that should keep those living in suburban communities at ease.
All of this to say that choosing to live in Anne Arundel or Prince George’s counties is a pretty safe bet in terms of one’s ability to find the ideal property and lifestyle, and in a range of demographics (e.g. first-time buyers, urban professionals, suburban families, plus-55, seniors, etc.).
We’ll help guide the decision-making with the following guide, Attractive Places to Live!
Offering a mix of regional real estate and demographic data with select community, neighborhood, and new development profiles, this guide showcases myriad places and reasons to locate/relocate here…which may be just around the corner.
The Big Real Estate Picture
If the buzzwords you’ve heard around the picnic table this summer about the local real estate market have been “difficult,” “slowing down,” or “sellers’ market,” you’d have reason to be cautious as a buyer. But these sentiments don’t paint the full picture of our unique region, which boasts a high number of elite properties (waterfront), specialized developments (mixed-use urban, active adult), and attracts buyers from across the globe. True, competition is strong among buyers. Prices remain elevated on limited inventory. But, with a companion realtor to walk one through the buying (or selling) process, dreams are still becoming reality…and often.
Statistics help tell the story. According to the most recent data available from Maryland REALTORS® (April 2023 compared to April 2024), the average home sales price increased year-over-year in almost every county of Maryland. Interestingly, Garrett County in the west led all with a 40.1 percent increase ($568K up to $796K). Calvert County saw the next highest increase at 22 percent. Anne Arundel County held “middle of the pack” status at 12.3 percent ($540K to $606K), while Prince George’s County’s needle didn’t move much—just a 2.2 percent increase ($434K to $444K). Nearby Howard County came in at a 13.6 percent increase ($610) to $693K).
This makes sense, given that the active inventory during this same period of comparison decreased in most counties. (If you’re considering selling your property, now could be a very good time to do so.) Some counties, however, experienced the opposite. Just across the Bay Bridge, Queen Anne’s County has seen an increase in inventory and slightly lower home prices than the year before.
Regardless of inventory or price, homes are selling lightning fast! The State average for median days on market is just eight days. Eight. In Anne Arundel County, six days on market is the median, while Prince George’s County takes 10 days to sell. Overall, the number of homes sold in Maryland increased year-over-year, an encouraging sign for the market.
“Seeing the increase in sales is good news for all of us: the homeowner, the community, the local governments,” said Chris Hill, 2024 President, Maryland REALTORS®, “but inventory and interest rates remain huge issues. In April, months of inventory grew to 1.7 months, but a balanced market would have about six months of inventory available.”
Teach the Children
For many, the decision of where to live is driven by education options for their children. Public education systems in Prince George’s and Anne Arundel counties remain challenged by high student enrollment coupled with staffing inadequacies. Though the most recent data available (2023) from the Maryland State Department of Education suggests shortcomings in meeting annual targets at all three levels of education (elementary, middle, and high) in terms of the indicators of academic achievement, academic progress, English language proficiency, and school quality/student success, overall graduation rates remain optimistic. Prince George’s County Public School graduated 74.38 percent of its enrolled students in 2023; Anne Arundel County, 87.68 percent.
Of Prince George’s County’s 25 high schools, the best performing included the Academy of Health Sciences (at Prince George’s Community College) with a 90.5 percent overall performance ranking, followed by Eleanor Roosevelt High at 56.9 percent.
Among Anne Arundel County’s 14 public high schools, Severna Park boasts a 78 percent performance rank, Broadneck at 67.2, and South River at 65.7.
Across both counties, private school options are plentiful from pre-K education through high school and their proximity to neighborhoods, developments, towns, and cities have made them attractive options for many families. According to Niche, a “market leader in connecting colleges and schools with students and families” with over 140 million school reviews and ratings, the top ten ranking private high schools in Prince George’s County are: DeMatha Catholic High School (Hyattsville), Belair Baptist Christian Academy (Bowie), New Hope Academy (Hyattsville), Elizabeth Seton High School (Bladensburg), Bishop McNamara High School (Forestville), Al-Huda School (College Park), From the Heart Christian School (Suitland), St. Vincent Pallotti High School (Laurel), Woodstream Christian Academy (Mitchellville), and Lanham Christian School (Lanham). There are at least 15 additional private high schools from which to consider.
In Anne Arundel County, the top eight private schools according to Niche, are: Key School (Annapolis), Severn School (Severna Park), Indian Creek School (Crownsville), Rockbridge Academy (Crownsville), Archbishop Spalding High School (Severn), Annapolis Area Christian Upper School (Severn), St. Mary’s School (Annapolis), and Odenton Christian School (Odenton). And there are at least 11 additional private high schools from which to consider, with two new elite private schools having opened in the county within the past couple years: Divine Mercy Academy and the Chesterton Academy.
Safe Streets
It can seem that we’re living in a scary society, given how often the news cycle attends to recent crime. If we hear of a gun-shooting or carjacking in a nearby neighborhood, not only are we put on alert, but we wonder if our lifestyle and safety are compromised. You may think back to “the good old days” when front-doors and cars were left unlocked, and children played freely in neighborhoods well past sunset on summer days. The good news is that those days can still, somewhat, be had. Overall, real crime statistics paint a much better picture than daily news reporting.
Since 1975—the first year of tracked data available from the Maryland Statistical Analysis Center of the Governor’s Office of Crime Prevention, Youth, and Victim Services—overall crime has dropped in most Maryland counties. Take Anne Arundel County, for example. In 1975, more than 22,000 crimes were reported. By 2020 (the most recent year of available consolidated data), that number more than halved to about 10,000 crimes. In Prince George’s County, more than 48K annual reported crimes in 1975 reduced to 19K by 2020.
Nationally, overall crime saw a 15 percent decline between 2015 and 2020. This is not all to say that we’re living our best lives in terms of crime (violent crime, like murder, has seen an increase, especially in large cities), but there are ways to make good decisions about where to live safely.
For complete, county-by-county and city/zip code crime data sets, visit Maryland’s Crime Dashboard.
Leisure & Lifestyle
The Chesapeake Bay region is wondrous in many ways. It’s an environmental gem with protected tributaries and swaths of land. But it’s also an infrastructure behemoth—a region with at least three major airports (Baltimore-Washington International, Reagan National, and Dulles International) within an hour’s drive for many; plus, ground transportation systems that rival some of the best in the nation. We check the box as a hotbed of world-class medical research facilities and elite healthcare providers. And the Bay region is a leisure paradise of boundless water recreation, State and local parks to explore, museums that explain our collective history, thrilling attractions, and all the fixings of stylish urban living and shopping. The four-season weather is also attractive for those that enjoy the uniqueness of summer, fall, winter, and spring!
In addition to the romance of the region, here’s a quick and very random list of how Maryland ranks nationally in a number of recent surveys conducted by various interest groups:
- Maryland ranks #4 nationally in “highest paying jobs in SEO” (source: Ahrefs)
- Maryland ranks #5 nationally in “states with the best school systems” (source: Teach Simple)
- Maryland ranks #6 among all 50 states for “natural environment” (source: US News & World Report)
- Maryland ranks #7 nationally in “healthcare” (source: US News & World Report)
- Maryland ranks #7 among “cleanest states in America” (source: IT Asset Management Group)
- Maryland ranks #8 nationally among “the happiest states” (source: MentalHealthRehabs.com)
- Maryland ranks #9 in “safest states for cyclists” (source: Sweeney Merrigan Law LLP)
- Among all 50 states, Maryland showed the biggest increase in homeownership over the past 10 years, with an increase of 12.15 percent (source: Agent Advice)
And if you’re wondering what interior design trend to outfit your newly settled home with, try the “Boho” look. According to real estate research group Palm Paradise Realty, the most popular home aesthetic in Maryland is currently “Boho,” followed by “Steampunk” and “Farmhouse.”
Davidsonville/Harwood
Where Exactly We’re Looking to Buy
The following local profiles cover a range of community styles and interests in western Anne Arundel and Prince George’s counties, from historic to modern, urban to the ’burbs, and family to plus-55. This list doesn’t represent every amazing community; but, rather, a sampling of longtime and emerging favorites among homeowners, realtors, and the editors of this magazine.
Davidsonville/Harwood The contiguous 21035 and 20776 zip codes are synonymous with rolling foothills, vast farmland, and plenty of acreage—the Davidsonville and Harwood dynamic is country-living. If space is what you seek or horse tacking your thing, look no further. Large lots with large homes are common, but there are a number of well-developed neighborhoods (Foxhall Estates, Cheval/Lavall, Harbor Hills, Spring Lakes, Ashley, Lake of the Pines to name a few), too, that offer a more uniform, community vibe. A scan of homes—mostly single-family in the plus-5,000-square-foot range—are selling for $1M and up. The road arteries running through the area include Routes 2, 4, and 214, which directly connect to the more urban centers of Edgewater and Annapolis to the east, and Upper Marlboro and Washington, D.C., to the west.
Waugh Chapel One of the first, major mixed-use developments in Anne Arundel County, Waugh Chapel is a 71-acre project by developer Greenberg Gibbons that combines 404,000 square feet of retail space, 400 market-rate senior living units, luxury apartment homes, fast food outparcels, office buildings, and a restaurant park. Nearby (within 1 mile), several communities surround the expansive development, including: Summerfield Village, Carroll’s Creek, Crofton Village, Crofton Valley, Monarch, and more—each with its own character. For senior living, the Waugh Chapel area represents a “one stop shop” and has the layout, services, and amenities to appease residents. Luxury apartment homes are in the $600K range and feature modern design and conveniences of the “town center” lifestyle.
The Triangle, Crofton Central to Crofton in western Anne Arundel County is the “special community benefit district” (SBDC) known as “The Triangle.” And yep, if you look at a map, this community looks like exactly that—a triangle. Bordered by Routes 3, 424, and 450, The Triangle was developed in 1964, became an SCBD in ’69, and now has three elementary schools and one middle school within its bounds (that feed into the new Crofton High School). Crofton also has four nursery schools, six churches, and an 18-hole championship golf course. Because of its SCBD status, active Crofton Civic Association, and, somewhat, sheltered proximity from and to the massive retail/dining/service throughfare of Route 3, The Triangle has become a desirable enclave of single-family homes and townhouses. Today, there are a range of properties offered between $400K and $1M.
The Turtle, Odenton Just west of Waugh Chapel and “The Triangle” is “The Turtle,” so nicknamed for its geographic likeness to a large tortoise shell. Observe Route 32 passing around Odenton and it’s apparent how and why the moniker stuck. Odenton is the primary town, with several prominent communities: Piney Orchard, Baldwin Apartments, Echelon, Odenton Town Center, Flats 170 at Academy Yard, The Elms, and the list goes on, as the area continues a development renaissance more than 15 years in the making. The Odenton Town Center with upscale dining and niche shops is further buoyed by its MARC train terminal, ideal for commuting to Baltimore or Washington, D.C. With the U.S. Army’s Fort George G. Meade installation anchoring the employment base, The Turtle sees its fair share of transient residents on assignment/tour. To accommodate them, massive residential communities, like Piney Orchard, were built in the last quarter-century….and smartly so, with nature in mind and recreational attractions. The trails through the region have become favorites for day-hikes, cycling, and exploring the Little Patuxent watershed. With more, newer housing going up, options for all lifestyles are increasing. Prices for single-family homes range between $350K on the low end to upward of $1M; townhomes/condos, about $450K average; and apartments closer to $300K.
Two Rivers in Odenton One of the newer community developments, located in southern Odenton, is Two Rivers. Its age shows in a very good way in that it represents the latest in design, amenities, and residential resort trends, catering to two distinct, but adjacent, buyers—families and plus-55. Nestled between the Patuxent and Little Patuxent rivers, this modern, 1500-acre community (700 of which is green space, with the central Cattail Lake) is divided into an active adult community, “55 & Better,” and the all-ages “The Hamlets” with about 1,000 single-family homes. Each has its own clubhouse, pools, gardens, tennis courts (pickleball, too), and other recreational amenities. With eight active builders still developing the community, buying new means you can have the pick of plans—there are several styles of homes from which to choose. As of press time, we’re seeing pricing begin at about $799K in 55 & Better, and $790–945K in The Hamlets.
Belair at Bowie Ushering in the era of the modern community, Belair at Bowie was the brainchild of forward-thinking developer William Leavitt. In 1957, Leavitt bought the historic, 2,280-acre Belair Estate in Bowie and within three years had developed the new community and began modeling five different styles of homes: the “Country Clubber,” three and four-bedroom “Colonials,” the “Rancher,” and the “Cape Cod.” The community was groundbreaking in terms of design with curved streets and cul-de-sacs defining the layout; Leavitt even outlined plans for the surrounding town. Despite the novelty, there was an ugly truth to Leavitt and his new neighborhood—his company would not sell to people of color. It wasn’t until the late-1960s, that Levitt’s policies became integrated. It would take another 30 years before Prince George’s County (inclusive of the City of Bowie and Belair at Bowie) would become one of the wealthiest majority-black counties in the United States (according to the 2000 census) and the community fully representative of the demographic. Today, homes in Belair at selling at an average of about $525K for 2,000 square feet. The community is in close proximity to parks, shopping, and commuter arteries (Routes 50, 3/301, 4, and 214).
Saddlebrook, Bowie
Saddlebrook, Bowie Manor-style living at a market median price point has made the nearly-25-year-old Saddlebrook development in western Bowie attractive to the single-family homebuyer. The well-manicured community features East Saddlebrook (located east of Race Track Road), built between 1999 and 2001, and West Saddlebrook, which is slightly newer, with most homes built in 2002–2003. In the past five years, the few homes that hit market averaged a $650K settlement price. Saddlebrook feels “away from it all” with a country vibe influenced by the old Bowie (horse) Race Track that operated from 1914 to 1985, and nearby horse farms still in operation. Yet, the community is just a couple miles west of Belair with Bowie’s shopping, entertainment, regional parks, Bowie State University, and more urban accoutrements easily within reach.
Woodmore, Bowie The area of southern Bowie known as Woodmore is loaded with residential options, many of which are esteemed and command the attention of the smart home buyer, who’s either looking to settle-in or invest. From brownstone-style townies to modern condos to single-family ranchers up to 6,500-square-foot estates, the inventory should be able to satisfy various, active home buyers. We currently see prices hovering between $500K and $1M depending on property-style, community, and proximity to popular features like Northhampton Lake, Enterprise Golf Course, and The Country Club at Woodmore. Developments include: Woodmore, The Hamptons at Woodmore, Palisades at Oak Creek, Canterbury Estates, and the Woodlands at Enterprise, among others.
Lake Presidential Area, Upper Marlboro Encircling Lake Presidential Country Club are several communities, several with privileges, that have long been attractive. Beech Tree, Balmoral, Kings, Council, Shipley Farm, and Marlboro Meadows are subdivisions with upscale housing, currently priced between $540K (modern townhome built in 2018) and $870K (5,000-square-foot Colonial). The country club is central, but nearby attractions include the renowned Watkins Regional Park to the north and Jug Bay Wetlands on the Patuxent River to the south. An easy drive to Routes 3/301 and 4 puts residents just a reasonable commute away from Joint Base Andrews, Washington, D.C., Annapolis, and points south.
