What’s driving the uptick in delistings across the Mid-Atlantic — and how does it impact Talbot County and the Eastern Shore?
More homeowners are pressing pause on their plans to sell. According to Bright MLS, nearly 3,000 listings were withdrawn across the Mid-Atlantic in August 2025 — a 25% increase over the same time last year. While some sellers are holding out for higher prices, others are waiting for clearer economic signals before re-entering the market.
The Bigger Picture: Delistings Are Up, But Not a Sign of Collapse
In August, 13 homes were delisted for every 100 new listings, compared to 10 last year. That rise shows more homeowners are recalibrating their expectations — not necessarily exiting the market for good.
Interestingly, delistings are still lower than pre-pandemic levels in 2019, suggesting today’s market is shifting, not stalling. Many sellers who listed at summer’s peak are now watching buyer traffic slow and prices stabilize.
Why Sellers Are Hitting Pause
Bright MLS’s September agent survey revealed the top reasons sellers decided not to sell:
33% didn’t get the price they wanted (up nearly 10 points from last year).
24% couldn’t find another home to buy, a challenge that’s easing as inventory improves.
Only 16% felt “locked in” by a low mortgage rate, down sharply from 31% a year ago.
In other words, fewer homeowners are staying put because of low rates — and more are stepping back because the market isn’t meeting their price expectations.
What This Means for the Eastern Shore
Here on Maryland’s Eastern Shore, the data tells a more balanced story. While metropolitan areas like D.C. and Northern Virginia saw the highest delisting activity, counties such as Talbot, Caroline, and Dorchester remain relatively steady — hovering in the 6–9 withdrawn listings per 100 new listings range.
That stability reflects two realities unique to our region:
Our market moves on lifestyle, not speculation. Buyers are still drawn by waterfront living, slower pace, and long-term investment value — factors that make sellers here less reactionary.
Pricing precision matters more than ever. Homes priced strategically for today’s demand continue to attract qualified buyers. Overpriced listings, however, sit — and sometimes get pulled — as sellers reset their expectations.
Shore Living Real Estate’s Take
At Shore Living Real Estate, we’re counseling sellers to focus on positioning, not just price.
Here’s how we’re helping clients navigate this transitional market:
Real-time pricing analysis: We monitor active, pending, and withdrawn listings weekly to ensure our clients’ homes are priced to compete — not just to list.
Market-ready presentation: From professional staging to lifestyle marketing, we make sure your home connects emotionally and visually with today’s buyers.
Transparent communication: If the market shifts, you’ll know first. Our strategy adjusts in real time to protect your equity and momentum.
The Takeaway for Sellers and Buyers
For sellers: This isn’t the time to chase the market. Aligning your price with recent sales and being open to reasonable concessions (like repair or closing-cost credits) can keep your listing active and appealing.
For buyers: Opportunity is quietly building. As mortgage rates ease and inventory improves, there’s more room to negotiate — especially on homes that recently came off the market and may relist this fall.
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