November 2026 Market Update

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The Market Shifted. Here’s What It Means for You.

Here’s the short version of where the market stands this fall: things have slowed down, and buyers have more room to negotiate than they’ve had in years.

Where we are

In Northern Virginia right now we are seeing elevated inventory levels, fewer contracts being written (5 weeks in a row of declines) and as a result, we have a 3.6 month supply of homes.  We have not had this level of month’s supply since the last week of October in 2014.  The house prices have mostly held up locally even in this dynamic situation.

Why

Mostly rates. Most buyers are still looking at mortgage rates above 7%, and that’s keeping a lot of people on the sidelines.

The Fed left its rate unchanged at its meeting this week. That’s good news for now, but there’s a good chance they raise it again down the road, which could keep mortgage rates elevated. Keep an eye on inflation, jobs and now AI (there is always a new twist with the Fed). Then there are the midterm elections. We don’t have a crystal ball, so we won’t know what they mean for housing or rates until we see the results and the elected officials agenda in regards to housing.

If you’re selling

Plan on things taking longer. Homes are staying on the market longer, contracts are taking longer to negotiate, and some inspection negotiations are running 10 days or more.

Price matters more than it has in years. Homes priced right from day one still sell, sometimes with multiple offers. We have seen turnkey home priced just under the comps sell over asking. Homes that start high and chase the market down tend to sit.  Be diligent in your pricing strategy.

Expect buyers to ask for help with closing costs or a rate buydown. Seller concessions in the $15,000 to $20,000 range are common right now. Often the smartest move is a 2-1 buydown, which lowers the buyer’s payment for the first two years and can make your home stand out from the competition.

If you don’t have to sell, waiting until spring is an option. Just know there’s no guarantee spring will be better, and homes that don’t sell this fall will still be on the market competing with yours.

If you’re buying

This is the best leverage buyers have had in years. You have more homes to choose from, less competition, and sellers who are willing to talk about price, repairs and closing costs.

A few things to keep in mind:

  • Ask about a 2-1 buydown. It lowers your rate for the first two years, and if rates drop and you refinance, any unused buydown money typically goes toward your loan balance. In many cases that’s a better use of seller money than paying points for a permanent rate cut that takes years to pay back.
  • Spend real time with your lender. The options right now (buydowns, ARMs, jumbo programs, down payment help) are worth a full conversation, not a 20-minute call.
  • Don’t go too low. Some buyers see a concession advertised and come in $30,000 to $60,000 under asking and still want money back. That usually ends the conversation. Make a strong, fair offer and negotiate from there.
  • Watch for wire fraud. Scammers get busier in slow markets and around the holidays. Always verify wiring instructions by phone with your title company before you send a dime.

The bottom line

This isn’t a crash. It’s a market catching its breath after a long run. If you’re thinking about a move, or just curious what your home is worth today, give me a call. I’m always happy to talk it through.

Happy Thanksgiving – enjoy time with your family and friends!

October 2026 Market Update

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A Fall Market in Transition

The Northern Virginia real estate market continues to feel a bit stalled as both buyers and sellers adjust to today’s higher interest-rate environment. Mortgage rates remain elevated, which has caused some buyers to step back and wait to see what happens next. At the same time, some homeowners who might otherwise consider selling are also choosing to stay put for now.  Let’s hope this timeframe will be a Fall Stall and not a Fall Freeze.

The Federal Reserve raised its benchmark interest rate by a quarter percentage point in September as inflation remained elevated and the job market continued to show resilience. While the Fed does not directly set mortgage rates, economic factors including inflation, employment data, and expectations about future monetary policy all influence borrowing costs. For buyers, that means affordability continues to be one of the biggest factors affecting purchasing decisions.  The good news is that with some sellers being a little stressed, buyers can have an advantage and get concessions.  Call me to learn more about this strategy.

Inventory in Northern Virginia has been increasing, but not at a pace that has dramatically shifted the market. Buyers have more choices than during the extremely competitive years, but supply is still not overwhelming. Instead, we are experiencing more of a balanced, wait-and-see environment where buyers can often take a little more time, and sellers need to be thoughtful about pricing, condition, and presentation.  One area of concern recently is the number of delinquencies on mortgages.  We are starting to see more foreclosures and short sales hit the market.  Not an alarming number, just an increase.  I will keep an eye on this and keep you informed.

What we do not want to see is the market completely freeze simply because people are waiting for the “perfect” interest rate or market conditions. Life continues to happen. Families grow, jobs change, people relocate, first-time buyers become ready for homeownership, and homeowners sometimes need a different type of home. If a move makes sense for your family, your finances, and your lifestyle, it is worth understanding your options rather than automatically putting those plans on hold.

Every situation is different, and in this market, having good information matters. If you are wondering whether it makes sense to buy, sell or simply start planning for a future move, please reach out. I am always happy to talk through the market and help you understand what your options look like. Have a wonderful fall, and hopefully the only scary thing we experience this Halloween is the decorations!

September 2026 Market Update

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Heading Into Fall

As we head into the fall real estate market, Northern Virginia is looking very different than it has over the past several years. August brought a noticeable slowdown in sales activity, while the supply of homes for sale climbed to approximately 2.45 months. To put that into perspective, we haven’t seen inventory around the 2½-month mark since early 2017. August also marked the first year-over-year decline in home sales since November 2025, meaning fewer homes sold this August than during the same month last year. While that level of inventory is still below what would traditionally be considered a balanced market, buyers now have more choices, more breathing room and less urgency than they have had in recent years.

We’re seeing that shift play out in several ways. Homes are generally taking longer to sell, price reductions are becoming more common, and some sellers are extending their listings rather than receiving an immediate offer. There is activity in the market, but it is not as robust as what we experienced during the pandemic years. That makes pricing, condition and presentation more important than ever for sellers, while buyers may find more opportunity to negotiate.

One of the biggest factors influencing the fall market will continue to be mortgage rates. Rates remain in the upper-6% range, and unlike this time last year, when rates were trending downward heading into fall, there is now more uncertainty surrounding where rates go next. Federal Reserve policy, inflation expectations and Treasury yields can all influence mortgage rates, while broader pressures such as geopolitical tensions involving Iran, tariffs and concerns surrounding the job market can also affect consumer confidence and borrowing costs.

Historically, Northern Virginia often experiences another increase in real estate activity after Labor Day, so we’ll be watching closely to see whether that traditional fall bump develops this year. The opportunity is still there, but this is a market that requires strategy. Sellers need to price realistically from the beginning, and buyers should understand that increased inventory may create opportunities that simply haven’t existed over the past few years.

If you’re considering buying or selling this fall, don’t rely on national headlines alone. Real estate remains incredibly local, and conditions can vary dramatically by neighborhood, price point and property type, let’s talk about what these changes mean for you.

August 2026 Market Update

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More Inventory, Slower Sales, and New Opportunities for Northern Virginia Buyers and Sellers

As we move into August, the Northern Virginia real estate market is experiencing a typical mid-summer slowdown. Many families are traveling, preparing to send children to college, or getting ready for an earlier-than-usual start to the school year. As a result, homes are taking a little longer to sell, and fewer buyers are writing contracts than we saw earlier in the summer.

Mortgage rates have also climbed to their highest levels in nearly a year, adding another layer of hesitation for some buyers. Although inflation has continued to improve and the Federal Reserve has not recently increased its benchmark interest rate, mortgage rates are influenced by several economic factors and can still move independently. Buyers and sellers are also closely watching global events, oil prices, and the possibility of future Federal Reserve action.

Northern Virginia currently has approximately a 2.2-month supply of homes, the highest level we have seen since October 2018. Inventory remains higher than it was last month, but the pace of sales has slowed, and the number of new contracts has declined over the past 30 days. This means buyers may have more choices and negotiating power, while sellers need to be especially thoughtful about pricing, presentation, and strategy.

For buyers, this shift can create meaningful opportunities that were not as available during the highly competitive market of recent years. With fewer multiple-offer situations and more time to evaluate properties, buyers can take a more measured approach to decision-making. However, well-priced and well-presented homes continue to attract strong interest, so preparation and responsiveness remain important.

For sellers, success in this environment often comes down to accurate pricing from the start and ensuring a home shows at its absolute best. Homes priced correctly for current conditions are still selling, but overpricing can lead to longer days on the market and eventual price reductions. As we move toward the fall market, we will be watching to see whether buyer activity picks back up. Even in a changing market, people still need to buy and sell homes. The key is understanding current conditions, setting realistic expectations, and working with an experienced real estate professional who can help you make the right decision.

July 2026 Market Update

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Inventory Rises as Northern Virginia Enters the Summer Shift

As we move into July and the dog days of summer, the Northern Virginia real estate market is showing the seasonal shift we typically expect at this time of year. Activity often slows down a bit in July and August as families travel, summer schedules pick up, and buyers take a little more time to make decisions.

Over the past several weeks, we have seen that shift begin to show in the numbers. Contracts written in the previous seven days dropped from a high of 837 homes in late April to 571 by late June, a 32% decrease. At the same time, active inventory increased from 3,291 homes to 4,181 homes — roughly a 27% increase. In simple terms, buyers have more options than they had earlier this spring, and homes are not moving quite as quickly across the board.

That does not mean the market has stopped. Northern Virginia remains a strong and desirable place to live, and well-priced, well-maintained homes are still getting attention. But the market is becoming a little more balanced. Sellers need to be thoughtful with pricing, presentation, and strategy, while buyers may finally have a bit more breathing room than they did during the busiest part of the spring market.

We are also watching the broader economy closely. The latest jobs report came in weaker than expected, which may impact future conversations around interest rates. Mortgage rates have been holding relatively steady and have recently shown some improvement, but there are still a lot of moving parts that can keep rates volatile.

Right now, Northern Virginia has about a 1.9-month supply of homes. That is still not considered a buyer’s market, but there is more inventory than we have seen in quite some time. The big question heading into the rest of the summer is whether buyers will step back in and absorb some of that additional inventory.

Whether you are thinking about buying, selling, or simply trying to understand what today’s market means for your home, we are always happy to be a resource. Reach out anytime with questions. Hope you are having a wonderful summer!

June 2026 Market Update

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The Headlines Don’t Tell the Full Story: What’s Really Happening in the Northern Virginia Real Estate Market

The Northern Virginia real estate market has remained surprisingly steady over the past few months, even during recent global uncertainty and the conflict involving Iran. That consistency is good news for both buyers and sellers. What we are seeing right now is a market that varies greatly depending on location and price point.

In some areas, buyers are gaining more negotiating power as homes are sitting on the market longer. I recently spoke with one of our agents who has a listing in Prince William County that has not had a showing in nearly 30 days. On the other hand, the market in Arlington remains extremely competitive. Many homes priced between $1.2 million and $1.5 million are receiving multiple offers, with some attracting as many as 10 contracts. This means Northern Virginia is currently experiencing both strong seller’s markets and buyer-friendly opportunities at the same time, depending on where you are looking.

Interest rates are still higher than many buyers would prefer, but they remain lower than they were this time last year. More importantly, rates are not rapidly climbing or surging. They have been relatively stable, and that stability has helped keep buyer demand active across much of our region.

While the holiday week in May slowed activity slightly for a short period, overall sales for May ended up higher than last year. That is why it is important to pay attention to actual market data rather than headlines alone. In many cases, the numbers tell a much different story than what we are hearing in the media.

You may also continue to hear discussions about foreclosures and consumer debt. While delinquent credit card balances, car loans, and student loans have increased nationally and are at some of the highest levels since the Great Recession, we are not currently experiencing a foreclosure crisis in Northern Virginia. Foreclosure numbers are still relatively low overall. However, rising consumer debt is something worth watching closely, especially as many renters are now spending a significant portion of their income on housing costs.

Real estate is always local, and market conditions can change dramatically from one neighborhood to the next. Whether you are thinking about buying, selling, investing, or simply trying to understand what is happening in today’s market, I am always happy to answer questions and help you make informed decisions.

May 2026 Market Update

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A Shifting Market: Opportunities for Buyers, Advantages for Sellers

The Northern Virginia real estate market continues to shift, creating both opportunities and challenges depending on where you’re looking. We’re starting to see more homes come on the market, though inventory is still growing more slowly than we’d typically expect this time of year. For buyers, that’s a positive sign, but demand remains strong across most of the region.

Some areas are moving faster than others. Homes inside the Beltway continue to be highly competitive, with multiple offers, waived contingencies, and in some cases, sales prices reaching well above list price. This is largely driven by limited inventory and high demand, making it an excellent time to sell in those neighborhoods. On the flip side, other areas are seeing a more balanced pace, giving buyers a bit more breathing room.

Interest rates have seen slight movement recently. While Jerome Powell and the Federal Reserve chose not to adjust rates at their latest meeting, we’ve seen a small uptick after a few weeks of decline. Inflation has reached its highest level in three years, while unemployment remains relatively steady at around 4.3%. The overall approach right now is cautious, as economic factors continue to evolve.

Despite these changes, buyer activity remains strong. Most people are making decisions based on life changes such as growing families, relocations, or lifestyle needs, rather than trying to time interest rates perfectly.

Currently, Northern Virginia is sitting at about a 1.2-month supply of homes, which still firmly places us in a seller’s market. That said, not every home is selling instantly. Some properties are going under contract within a few days, while others may take 30 to 45 days, depending on pricing, condition, and location.

If you’re thinking about making a move, having the right strategy matters more than ever. Whether you’re buying or selling, understanding your specific market is key to making confident decisions.

If you have questions or want to explore your options, I’m always here to help. Wishing you a wonderful Memorial Day, and I’ll keep you updated as the market continues to evolve.

April 2026 Market Update

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Despite economic uncertainty and rising rates, buyer demand keeps the Northern Virginia housing market moving.

A lot can change in just one month, and the Northern Virginia real estate market is a perfect example.

We started the year with a scorching-hot market that looked ready to rebound after several slower years in sales. Then global events quickly shifted the economic conversation. Rising gas prices, inflation concerns, and ongoing geopolitical tensions have all impacted the broader economy. Because of that, the Federal Reserve is now signaling that interest rate cuts may not happen this year, which has caused some hesitation across many industries.

But here is the important part for homeowners and buyers in our region: the local housing market is still very strong.

Even with some economic uncertainty, buyer demand remains high. Many homes are still receiving multiple offers, and while inventory has increased slightly, we are still operating with a relatively low housing supply. When demand outpaces supply, prices tend to rise, and that is exactly what we are seeing.

Homes that are priced correctly and presented well are still moving quickly. Buyers are being more thoughtful and strategic than they were during the peak frenzy of the last few years, but they are absolutely still active in the market. In fact, many buyers who paused their search last year are stepping back in, hoping to find opportunities before interest rates potentially rise further. As we move deeper into the spring market, we typically see even more listings come online, which can create additional opportunities for buyers while still supporting strong pricing for sellers.

Mortgage rates have increased about five-eighths of a percent recently. However, they are still lower than they were this time last year, which is helping keep buyers engaged and in the game.

For sellers, this means opportunity. Serious buyers are still in the market, and competition for well-priced homes remains strong. For buyers, it means preparation is key. Having the right strategy and guidance can make all the difference when navigating a competitive market.

Every situation is unique, and the best way to understand your options is to talk through your goals. If you’re thinking about buying or selling this year, reach out anytime. I’d be happy to help you navigate today’s market and make a smart move for your future.

March 2026 Market Update

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Northern Virginia Real Estate Market

Key Trends Shaping the Northern Virginia Housing Market

The Northern Virginia real estate market continues to show strong momentum as we move through March. Buyer demand remains high, especially for homes that are priced well and show nicely. Just last week, we listed a home on a Friday and received two offers by Sunday. Over the weekend, more than 50 people attended two open houses, and the property had 10 private showings. That kind of activity tells us buyers are serious, prepared, and actively searching for homes that fit their lifestyle and long-term plans.

We’re also seeing movement from current homeowners. While many people have been hesitant to sell because they’re locked into lower interest rates from previous years, more sellers are realizing they don’t want to stay put forever. Life changes – growing families, job changes, downsizing, or simply wanting a different space – are motivating people to make moves despite higher rates than we saw a few years ago. Because of this, we don’t anticipate a major slowdown in the market anytime soon.

With strong demand and a limited number of homes for sale, prices are likely to continue trending upward. Inventory remains tight, so competition remains a reality for buyers. The positive news is that interest rates are currently under 6% as of this writing, which is still historically reasonable and has helped keep buyers engaged and confident in moving forward.

From an economic standpoint, we’re watching inflation closely. Recent inflation data suggest the Federal Reserve is unlikely to lower interest rates in the near future. Employment trends – such as job creation and job losses – are another key indicator of economic health. At the moment, these factors appear to be balancing each other out, which supports a relatively stable outlook. While unexpected changes can always happen, there’s no strong signal pointing to dramatic rate shifts right now.

On a broader scale, global events and ongoing conflicts can impact financial markets and consumer confidence, which is why we continue to take an “eyes wide open” approach. Staying informed and making thoughtful, well-timed decisions is especially important in a market influenced by both local and global factors.

Whether you’re thinking about buying, selling, or simply keeping an eye on the market, understanding these trends can help you make smart decisions. If you have questions about how any of this affects your personal situation, I’m always happy to help. Don’t hesitate to reach out, and happy St. Patrick’s Day! ☘️

February 2026 Market Update

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Strong Demand, Low Inventory – What to expect as we head into spring.

February kicked off the early spring selling season in Northern Virginia with a few surprises. Despite snowstorms and icy weather, the real estate market has not slowed down.

Buyer demand remains strong, driven by relatively low interest rates and a continued shortage of available homes. Well-priced properties are selling quickly, and multiple-offer situations are still very common. In many cases, homes are selling well above the list price. One recent home in Centreville, for example, received 12 offers and sold for more than $100,000 over asking, underscoring just how competitive the market remains.

You may see national headlines suggesting that home prices are declining, but that is not what we are experiencing locally. Northern Virginia continues to show resilience, supported by strong employment, desirable communities, and steady demand. Prices here are holding firm and, in many cases, continuing to rise.

On the interest-rate front, the Federal Reserve held rates steady at its most recent meeting, which was widely expected. However, several Fed officials have indicated that rate cuts could begin as early as March, with the potential for multiple cuts later this year. Even modest reductions could bring more buyers back into the market, increasing competition and impacting affordability.

You may also be hearing about the current partial federal government shutdown. The Senate has approved a spending package, and the House is expected to vote soon. The National Association of REALTORS® is urging Congress to act quickly to minimize any impact on housing. For most buyers and sellers, real estate activity is continuing largely as normal. FHA loans are still being processed, VA and USDA loans are not affected, and most closings are moving forward. Some HUD-related services may experience minor delays, particularly for specialized loan programs, but there is no widespread disruption to the local market at this time.

Inventory remains limited, while sales are up compared to this time last year – clear signs of a strong and active market. As we move further into the spring season, I expect continued competition, fast-moving listings, and strong pricing.

If you’re considering buying, selling, or simply want to better understand how these market conditions affect your plans, please feel free to reach out. Having the right strategy and guidance matters more than ever in this market.