Del/Mar Coastal Housing Market – November 2025 Overview
Data Source: Bright MLS Weekly Market Report
Report Prepared by Square Feet Appraisals in Collaboration with Delaware Beaches Online
Housing activity along the Del/Mar Coast cooled sharply in November 2025.
Even with more favorable mortgage rates, many buyers pressed pause—especially second-home and vacation-home shoppers who appear more cautious in the face of economic uncertainty.
Sales fell compared to last year, but prices held steady to slightly higher, and inventory continued to build. Year-to-date, the market is still just ahead of 2024, suggesting a slower, not collapsing, shift toward balance.
Quick Snapshot: Key November 2025 Numbers (Entire Del/Mar Coastal Region)
| Metric | November 2025 | Year-over-Year Change | Notes |
|---|---|---|---|
| Closed Sales | 628 homes | -15.4% | Activity dropped sharply vs. November 2024 |
| Median Sold Price | $415,000 | +1.2% | Prices edged higher despite slower sales |
| Median Days on Market | 34 days | +9 days | Homes are taking longer to sell |
| New Pending Sales | 711 | -8.8% | Fewer homes going under contract |
| New Listings | 669 | -7.6% | Some sellers also pulled back |
| Active Listings (End of Mo) | 3,274 | +16.8% | More homes on the market |
| Months of Supply | 4.21 | Up from 3.71 | Moving toward a more balanced market |
| Showings | 9,751 | +11.2% | Foot traffic is strong even with fewer contracts |
| YTD Closed Sales vs. 2024 | — | +0.6% | 2025 still slightly ahead of 2024 through November |
Why Activity Dropped So Sharply in November
Housing market activity on the Del/Mar Coast plummeted in November. Despite lower mortgage rates improving affordability, buyer activity was dramatically lower than last year.
Key dynamics:
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Second-home buyers are more cautious and discretionary
-
Seasonal slowdown was sharper than usual
-
Some sellers held off listing, waiting for more clarity
Prices: Edging Higher, Not Falling
| Price Measure | November 2025 | Year-over-Year Change | Notes |
|---|---|---|---|
| Median Sold Price (Monthly) | $415,000 | +1.2% | Modest price gain vs. November 2024 |
| Median Sold Price (Year-to-Date) | $415,000 | +2.2% | Slightly stronger appreciation for 2025 |
Lower sales but slightly higher prices suggest ongoing underlying demand, especially for well-located, move-in-ready coastal properties.
Inventory and Days on Market: A More Balanced Coast
| Inventory Measure | November 2025 | Year-over-Year Change | Notes |
|---|---|---|---|
| Active Listings | 3,274 | +16.8% | More choices for buyers |
| Median Days on Market | 34 days | +9 days | Homes taking over a month to sell on average |
| Months of Supply | 4.21 | Up from 3.71 | Clear shift toward a more balanced environment |
Rising supply and longer marketing times mean buyers have more choices and more time to decide, and sellers must be more strategic.
County-by-County Highlights
Sussex County, Delaware
| Metric | November 2025 | Year-over-Year Change | Notes |
|---|---|---|---|
| Closed Sales | 403 | -11.8% | Fewer sales than last November |
| Median Sold Price | $431,920 | -5.6% | Prices softened compared to 2024 |
| Median Days on Market | 32 days | +5 days | Homes taking longer to sell |
| Active Listings | 2,065 | +12.8% | Inventory continues to build |
| Months of Supply | 4.10 | +0.3 months | More negotiable conditions for buyers |
Takeaway: Sussex remains the biggest driver of coastal activity, but November brought fewer sales, lower prices, and more inventory—making it more negotiable, especially in beach communities.
Worcester County, Maryland
| Metric | November 2025 | Year-over-Year Change | Notes |
|---|---|---|---|
| Closed Sales | 135 | -21.1% | Steep decline in sales activity |
| Median Sold Price | $465,000 | +14.3% | Strong price appreciation |
| Median Days on Market | 36 days | +9 days | Homes sitting longer |
| Active Listings | 769 | +25.0% | Noticeable rise in available homes |
| Months of Supply | 4.66 | +0.89 months | Firm move toward a more balanced market |
Takeaway: Fewer sales but strong price gains and more supply. Updated, well-priced homes can still perform well, but sellers face more competition and longer timelines.
Wicomico County, Maryland
| Metric | November 2025 | Year-over-Year Change | Notes |
|---|---|---|---|
| Closed Sales | 78 | -14.3% | Sales volume down |
| Median Sold Price | $290,000 | +10.3% | Solid price appreciation |
| Median Days on Market | 32 days | +14 days | Marketing times extended significantly |
| Active Listings | 318 | +32.0% | Large increase in available inventory |
| Months of Supply | 3.66 | +1.01 months | Fast shift toward balance |
Takeaway: Wicomico is quickly trending toward a balanced market with more listings and longer days on market, but prices are still rising.
Somerset County, Maryland
| Metric | November 2025 | Year-over-Year Change | Notes |
|---|---|---|---|
| Closed Sales | 12 | -47.8% | Very sharp drop in sales |
| Median Sold Price | $240,000 | +33.3% | Big jump in median price |
| Median Days on Market | 46 days | +13 days | Longest marketing times in the region |
| Active Listings | 122 | +4.3% | Inventory slightly higher |
| Months of Supply | 6.10 | Slightly lower vs. 2024 | Highest supply among these coastal counties |
Takeaway: Somerset is a small, more affordable market with relatively high months of supply, giving buyers significant negotiating power.
Detached Homes, Townhomes, and Condos: How Each Segment Is Doing
Detached Single-Family Homes
| Metric | November 2025 | Year-over-Year Change | Notes |
|---|---|---|---|
| Closed Sales | 429 | -18.6% | Noticeable slowdown in detached sales |
| Median Sold Price | $400,000 | -1.0% | Slight price softening |
| Median Days on Market | 34 days | +10 days | Homes taking longer to sell |
| Months of Supply | 4.09 | Up from 3.62 | More balanced conditions |
Summary: The core detached market has slowed in volume with marginally lower prices and more inventory; buyers have more room to compare options.
Attached/Townhomes
| Metric | November 2025 | Year-over-Year Change | Notes |
|---|---|---|---|
| Closed Sales | 93 | Flat | Sales steady year-over-year |
| Median Sold Price | $425,000 | -2.9% | Mild price softening |
| Median Days on Market | 31 days | +3 days | Slightly slower to sell |
| Months of Supply | 4.31 | Essentially unchanged | Stable supply conditions |
Summary: Townhomes are relatively steady: sales held level, prices dipped slightly, and inventory remains moderate.
Condos
| Metric | November 2025 | Year-over-Year Change | Notes |
|---|---|---|---|
| Closed Sales | 106 | -13.1% | Fewer condo sales than last year |
| Median Sold Price | $464,645 | +16.3% | Strong price gains |
| Median Days on Market | 36 days | -2 days | Slightly faster than last year |
| Months of Supply | 4.72 | Up from 3.70 | Higher supply, especially in some condo segments |
Summary: Condos show a mixed picture: fewer sales but sharp price increases and more supply. Newer or higher-end condos appear to be driving price gains, while older units may linger without price adjustments.
What Buyers Should Know Heading Into 2026
| Buyer Consideration | What It Means for Buyers |
|---|---|
| More Inventory | More options to compare across counties and property types |
| Longer Days on Market | Less pressure; time for second showings and careful decisions |
| Vacation & Second-Home Demand | Cautious buyers mean more room to negotiate, especially for condos and beach homes |
| Financing & Pre-Approval | Still important for desirable, well-priced homes |
What Sellers and Investors Should Watch
For Sellers
| Seller Consideration | What It Means for Sellers |
|---|---|
| Pricing Strategy | Must reflect current conditions, not last year’s peaks |
| Competition | More listings mean you need to stand out on price and condition |
| Time on Market | Expect longer marketing times and more negotiation |
| Segment & County Differences | Strategy should reflect your exact location and property type |
For Investors
| Investor Consideration | What It Means for Investors |
|---|---|
| Rising Inventory | Potential opportunities to buy in a less heated environment |
| Segment Choice | Condos and higher-supply pockets may offer better entry points |
| Long-Term Fundamentals | Focus on rental demand, carrying costs, and realistic appreciation |
| Risk Management | Use conservative assumptions for income and future value |
Bottom Line
November 2025 marked a noticeable cooldown for the Del/Mar Coastal housing market: sales dropped, inventory climbed, and days on market stretched out, yet prices largely held firm or posted modest gains.
For buyers, especially those eyeing second homes or condos, this is a more favorable landscape than the frenzied markets of recent years. For sellers, success is still very achievable—but it now depends on smart pricing, strong presentation, and a clear understanding of hyper-local trends heading into 2026.