Waldorf’s housing stock is dominated by 1980–2010 single-family ramblers and colonial-style homes, but infill townhome communities like Brookhill and Emerson are adding fresh supply. Median days-on-market dropped from 14 in 2022 to 9 in 2024, and sale-to-list ratios hover at 101.3%. Appreciation has moderated to 3.1% year-over-year—half of 2021’s pace—giving buyers breathing room while still building equity.

• Median single-family: $465,000
• Median townhome: $355,000
• Condo stock is limited; only 6 active listings in December 2024

New construction base prices start at $389k for 1,800 sq-ft townhomes in St. Charles Parkway Village and climb to $575k for 3,200 sq-ft detached homes in Gleneagles. Builders regularly contribute 2–3% toward closing when buyers use preferred lenders; NMHL matches those credits while beating the rate by an average 0.125%, saving roughly $42/month on a $400k loan.

Charles County’s property-tax rate is $1.205 per $100 of assessed value, one of the lowest in the DC metro. A $445,000 assessment equals ~$5,360 annually. Maryland’s Homestead Credit limits assessment increases to 0% for owner-occupants, so your tax base can’t jump more than the annual state cap (currently 3%) even if market value spikes.

Transfer taxes: the state collects 0.5% and Charles County 0.5%, for a total 1%. First-time buyers using the MMP 1st Time Advantage receive a 0.25% transfer-tax discount, saving $1,112 on that median sale. Veterans using NMHL’s VA loans are exempt from the state portion entirely, cutting another 0.25%.

Annual tax bills arrive in July and can be paid semiannually; lenders escrow 1/12 each month. Because assessments lag two years, expect initial escrow shortages if you buy a recently flipped home—NMHL’s servicing team front-loads a 3-month cushion so your payment doesn’t shock you at the 13th month.

St. Charles – Fairway Village: 1980s ramblers on quarter-acre lots, $350–425k. Walkable to grocery, top-rated Dr. Gustavus Brown Elementary, and the St. Charles Parkway trail. Perfect for FHA 3.5% down.

Bannister & Wakefield: 1990s colonials, 2-car garages, $375–450k. HOA $35/month pools, playgrounds. Commute 28 min to Andrews AFB—popular with enlisted personnel using NMHL VA 0-down loans.

Brookhill (New Construction): Craftsman-style townhomes, 1-car garages, $365k base. Builder incentives up to $10k; pair with Charles County DPA for $4k out-of-pocket.

White Plains & Bryans Road: Larger 1–2-acre lots, $475–650k. Well & septic, but still USDA-eligible west of Route 227. Ideal for self-employed buyers who want space and a barn-style home office.

Mattawoman-Beantown corridor: Late-2000s McMansions, 3,500+ sq ft, $525–700k. HOA amenities include pools, tennis, fitness. Jumbo loans with 10% down through NMHL; no PMI required.

First-time buyers in Waldorf can layer more assistance than almost anywhere in the Mid-Atlantic. Start with the state’s MMP 1st Time Advantage that lends you 3% down at 0% interest for 30 years. Add Partner Match up to $3,000 if your employer (Naval Surface Warfare Center, Charles County Public Schools, etc.) is enrolled. Charles County layers $15,000 at 0% for 5 years—forgiven 20% per year you remain in the home. If you have student loans, SmartBuy 3.0 pays up to $30,000 at closing, effectively wiping out 10% down. Finally, NMHL contributes $1,500 Toward-Your-Rate credit if you attend our free 2-hour Zoom homebuyer class. On a $350k townhome, buyers have walked to the settlement table with $2,100 total cash while financing 100% of the purchase plus closing costs.

Credit-Challenged FHA: approvals down to 580 with 3.5% down; 550–579 with 10% down or 2 months PITI reserves. We accept alternative credit (Verizon, car-insurance, Netflix) if traditional trade-lines are thin.

VA 0-Down Hero Loan: no cap for 100% financing up to $766,550; above that 5% down on the delta. We waive the 1% origination fee for veterans who close within 25 days.

Bank-Statement for Self-Employed: 12-month average, no tax returns, loan amounts to $1.5 million, LTVs to 85%. Popular with local landscapers, HVAC owners, and food-truck entrepreneurs.

Maryland SmartBuy Combo: pay off student loans and finance the home in one note; we underwrite the first as a conventional 97, the second as unsecured, saving 30 bps versus doing two separate loans.

USDA-RD 100%: still available in tracts west of Middletown Rd; we roll the 1% guarantee fee into the loan and cover the 0.35% annual premium in seller concessions up to 6%.

Every pre-approval is run through our local underwriting desk in La Plata, so when listing agents call, they’re speaking to the same underwriter who signed off—offers get accepted 38% faster.