A quarterly read on the market we live in: waterfront property across Queen Anne's County — Kent Island, Grasonville, Queenstown and the rivers beyond. Every figure below is computed from closed Bright MLS transactions — not estimates, not national headlines. We publish it because nobody else does.
Based on 123 closed waterfront sales settled across Queen Anne's County between July 2025 and July 2026, measured against 63 active-equivalent listings. All figures are medians.
Five communities closed enough waterfront sales this period to report reliably. They share a county and a shoreline. They do not share a price, a pace, or a buyer.
| Community | Closed | Active | Median Sold | Median $/SF | Median Size | Median DOM | Sold-to-List | Months of Supply | Signal |
|---|---|---|---|---|---|---|---|---|---|
| Stevensville | 42 | 26 | $1,199,000 | $487 | 2,642 sq ft | 23 | 98.3% | 7.4 | Buyer's |
| Grasonville | 27 | 13 | $965,000 | $428 | 2,287 sq ft | 23 | 97.2% | 5.8 | Balanced |
| Chester | 26 | 11 | $647,500 | $359 | 1,755 sq ft | 49 | 97.1% | 5.1 | Balanced |
| Queenstown | 13 | 6 | $1,500,000 | $447 | 3,396 sq ft | 13 | 98.0% | 5.5 | Balanced |
| Chestertown | 9 | 1 | $790,000 | $419 | 2,064 sq ft | 19 | 97.1% | 1.3 | Strong seller's |
The widest spread in the county runs between its two largest waterfront markets: Stevensville commands a 36% premium per square foot over Chester ($487 vs $359). Yet Chester carries 5.1 months of supply against Stevensville's 7.4 — smaller, cheaper homes clearing faster relative to their own sales pace. Price per foot and speed of sale are not the same signal, and conflating them is the most common mistake made on this shoreline.
Months of supply is the honest measure of leverage: how long it would take to sell every active listing at the current pace. Under 4 months favors sellers. Over 6 favors buyers. The spread across bands this quarter is the widest number on this page.
| Price Band | Closed | Active | Median Sold | Median $/SF | Median DOM | Sold-to-List | Months of Supply | Signal |
|---|---|---|---|---|---|---|---|---|
| Under $600K | 25 | 15 | $405,000 | $324 | 35 | 99.3% | 7.2 | Buyer's |
| $600K–900K | 29 | 6 | $755,000 | $410 | 28 | 98.0% | 2.5 | Strong seller's |
| $900K–1.3M | 26 | 8 | $1,037,500 | $419 | 26 | 96.3% | 3.7 | Strong seller's |
| $1.3M–2M | 25 | 14 | $1,631,250 | $487 | 30 | 96.1% | 6.7 | Buyer's |
| $2M+ | 18 | 20 | $2,410,000 | $514 | 13 | 98.8% | 13.3 | Buyer's |
We split all 123 closed sales into two groups: homes that sold without ever reducing their asking price, and homes that required at least one price cut. Countywide, the gap is wider than it was on Kent Island alone.
Seven times longer on the market, and more than ten cents on the dollar surrendered. On a median Queen Anne's County waterfront home, that is a $100,000 penalty for guessing at the list price.
Closed waterfront sales, above-grade finished area.
Widen the lens from Kent Island to the whole of Queen Anne's County and the shape of the market does not change — it sharpens. Across 123 closed waterfront sales, the county median landed at $980,000 and $425 per square foot, with homes going to contract in a median of 27 days at 97.5% of final list price. Countywide months of supply reads 6.1, which nominally favors buyers. That single figure is the least useful number on this page.
It is least useful because it averages a middle that is genuinely tight against a top end that is genuinely stuck. Waterfront between $600K and $900K sits at 2.5 months of supply, and the $900K–$1.3M band at 3.7 — both strong seller's markets by any standard measure. Above $1.3M the picture inverts: 6.7 months in the $1.3M–$2M range, and at $2M+, twenty active listings against eighteen closings in a year. Notably, the sales that did close above $2M went in a median of 13 days at 98.8% of list. The top of this market is not soft on price. It is thin on qualified demand, and the buyers who exist are not waiting around for the wrong house.
Between communities, the spread is wider than the county median suggests. Stevensville leads on price at $487 per square foot and $1,199,000 median, but carries 7.4 months of supply — the slowest absorption of any major market here. Chester sits at the other end, $359 per foot and a $647,500 median, clearing at 5.1 months. Grasonville and Queenstown fall between the two on price while absorbing in the balanced range. Chestertown closed nine sales against a single active listing, which is a genuinely tight market on a small base — read that 1.3 months of supply as directional, not precise.
One finding holds in every community and every band, and it got more expensive at county scale. Homes that never reduced their asking price went to contract in a median of 11 days at 98.4% of the original ask. Homes that required a cut took 82 days and closed at 88.1%. Seven times longer on the market, and more than ten points of price surrendered — roughly $100,000 on a median county waterfront home. That outcome is decided once, before the sign goes in the yard, and it is decided the same way from Chester to Queenstown.
The strategy should fit the house, the band, and your timeline — not the other way around. Every program below comes with terms in writing before you sign anything.
Your home sells at 100% of asking price — or we'll pay you the difference. In writing, before we list.
A real cash offer within 24 hours. No showings, no repairs, close on your timeline.
Buy your next home before you sell this one. No contingency, no double move.
Renovate now, pay at closing. The work that moves your price per square foot into the next band.
The aggregate figures on this page are public. Your home's number is not — it is prepared individually and delivered privately. Full program terms and eligibility requirements are provided before any listing agreement is signed.
In the tightest bands in this county, listings go under contract in a median of eleven days. Public search sites are not built for that timeline. Our VIP Home Buying Program is.
This report exists because nobody else on the Eastern Shore was willing to publish their numbers. It is computed the same way every quarter, from the same source, whether the numbers flatter us or not. That is the point.
First-generation in this business — nothing inherited. Fourth-generation Marylander, with the Eastern Shore knowledge that comes with it. The Paragon Home Team is a real estate solutions company: multiple engineered paths to a result, not one listing strategy applied to every situation.
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