Interest rates are higher. So is now really a good time to buy a home or condominium at the beach?
You bet it can be.
Because while everyone is talking about interest rates, something important is happening right here in our Coastal Maryland and Delaware real estate market:
Buyers have choices again.
According to the latest Bright MLS Del/Mar Coastal Weekly Market Report, there were 3,695 active listings for the week ending September 13, 2026—11.1% more than the same time last year. At the same time, new purchase contracts were down 9% from a year ago.
That creates an interesting opportunity for what I call the Strategic Power Buyer.
For several years, buyers were competing against extremely limited inventory. Multiple offers could force quick decisions, and some buyers felt they needed to offer aggressively, limit contingencies or even waive inspections to make their offer stand out.
Today, buyers may have something they haven't had in a long time:
More inventory. More choices. Less pressure. And, depending on the property, more opportunity to negotiate.
Interest Rates Are Only One Part of the Equation
Yes, today's mortgage rates affect affordability and purchasing power. They absolutely need to be part of the decision.
But focusing only on the interest rate can cause buyers to overlook the advantages available in the current market.
A buyer who finds the right property today may have an opportunity to negotiate purchase price, closing costs, repairs, furnishings, settlement timing or other terms—depending on the property and seller.
And with fewer situations where multiple buyers are competing for the same property, buyers may also be in a better position to maintain important protections such as inspections and proper due diligence.
What Happens If Rates Come Down?
This is the part buyers should consider.
If mortgage rates decline substantially, some buyers who have been waiting on the sidelines may return to the market.
More buyers competing for desirable coastal properties could mean today's negotiating environment changes.
That's why the question shouldn't simply be:
“Should I wait for interest rates to come down?”
The better question may be:
“What buying opportunity do I have today that I might not have when more buyers return?”
The Strategic Power Buyer
The Strategic Power Buyer isn't trying to perfectly time the market.
They are looking at the entire opportunity:
The property. The price. The financing. The inventory. The competition. And the terms they can negotiate.
Today's Del/Mar Coastal market has 11.1% more active inventory than a year ago, giving buyers more properties to consider.
But good properties are still selling. The current median time to contract is 43 days, actually eight days faster than this time last year.
That tells me something important:
This isn't a market to sit back and assume every seller will accept any offer. It's a market to be prepared, understand value and negotiate strategically when the right property appears.
If you've been thinking about buying a primary residence, second home, condominium or waterfront property in Coastal Maryland or Delaware, this may be the time to start looking at what your buying power can accomplish.
Don't just watch the interest rate. Watch the opportunity.
Mechelle Nichols
Luxury Real Estate Specialist | Coastal Maryland & Delaware
Live by the water — own the view.
Market statistics: Bright MLS Del/Mar Coastal Weekly Market Report, week ending September 13, 2026.
