FAQs
Kent Island "Over the Bridge" FAQs
Everything you need to know about life on the Eastern Shore.
In Maryland, "Over the Bridge" refers to crossing the Chesapeake Bay Bridge onto the Eastern Shore. For Kent Island residents, it signifies a transition from the fast-paced Western Shore (Annapolis/DC/Baltimore) to a more relaxed, waterfront-centered lifestyle.
Kent Island offers a unique blend of Chesapeake Bay charm and commuter convenience. Residents enjoy:
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Waterfront Lifestyle: Boating, crabbing, and sunsets at local spots like Kent Narrows.
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Highly Rated Schools: Top-tier Queen Anne's County public schools.
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Local Amenities: The Cross Island Trail (6.5 miles of scenic biking/hiking) and the Matapeake Clubhouse & Beach.
Kent Island is approximately 15-20 minutes from Annapolis and an hour from DC, depending on traffic. Many residents utilize the "Kent Island Express" drive-over service or plan commutes around peak Bay Bridge hours to enjoy the "Shore Life" without sacrificing career access.
Annapolis & Anne Arundel County FAQ
Expert insights for today's buyers and sellers.
Yes. The 2026 market has shifted toward balanced conditions. With mortgage rates stabilizing in the low 6% range and inventory increasing by nearly 10% year-over-year, buyers now have more leverage and selection than they did during the "seller frenzy" years.
Market data for 2026 shows a steady, sustainable appreciation of 2–4%. Unlike the volatile spikes of the past, the current market is driven by "market evidence"—meaning homes priced accurately for their condition and location are the ones that sell.
While some wait for interest rates to drop further, property values in desirable areas like Severna Park and Annapolis continue to rise. Waiting 12 months for a 0.5% rate drop could cost you $20,000+ in equity as home prices "take the escalator up."
Sellers should focus on pricing grounded in current market evidence. Overpricing in a balanced market leads to "stale" listings. My strategy involves a "test and learn" approach, ensuring your home is positioned to attract serious, qualified buyers immediately.
General Real Estate & Market FAQ
Expert insights for today's buyers and sellers.
Buyer's Guide
enerally, a score of 620 is the minimum for a conventional loan, while FHA loans can go as low as 580. However, to secure the most competitive interest rates in today’s market, aiming for a score of 740 or higher is recommended.
No. While 20% eliminates Private Mortgage Insurance (PMI), many buyers in 2026 utilize programs that require much less:
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Conventional Loans: As low as 3%–5% down.
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FHA Loans: 3.5% down.
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VA & USDA Loans: 0% down for qualified veterans or rural properties.
On average, expect 2 to 3 months to find the right property and 30 to 45 days for the closing process once your offer is accepted.
The "Cost of Waiting" is a real factor. If you wait for a 0.5% rate drop but home prices rise by 3% in that same year, you may end up with a higher monthly payment and less equity. My advice: "Marry the house, date the rate." Buy the home you love now and refinance when rates improve.
Seller's Guide
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Market Value: What a buyer is willing to pay today based on recent sales (comps) and the home's condition.
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Assessed Value: A value set by the local municipality (like Queen Anne’s or Anne Arundel County) specifically for property tax purposes. They rarely match—market value is usually higher.
In 2026, buyers are looking for "turnkey" efficiency. I recommend focusing on:
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Mechanicals: Ensuring the HVAC and roof are in good standing.
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Curb Appeal: First impressions happen in the first 8 seconds.
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Neutralizing: Fresh paint and decluttering to help buyers visualize their own lives in the space.
Yes. Commissions have always been negotiable. In the current 2026 landscape, we discuss a fee structure that reflects the specific marketing, professional photography, and strategic negotiation services required to sell your home at the highest possible price.
Statistically, Thursday is the best day to go live on the MLS. This ensures your home is at the top of buyer "New Alert" emails just as they are planning their weekend tours and Open Houses.
Have more questions?
Coldwell Banker - Annapolis Church Circle
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