Amy Riemer, Realtor

09/28/2026

Market Monday | Northern Virginia 🏡📊
August’s numbers reinforce something I’ve been seeing on the ground: Northern Virginia is becoming a more nuanced market, and the story looks very different depending on the type of home you’re buying or selling.

Across the NVAR region in August:
• 1,324 homes sold, down 8.0% year over year
• Median sales price: $765,000, up 2.0%
• Active inventory: 2,932 homes, up 18.5%
• Months of supply: 2.08, up 14.7%
• Average days on market: 26 days, unchanged from last year
The most important number to me is the inventory increase, but it’s not happening evenly.

Attached homes and condos are driving the shift. Condo inventory jumped 44.8% year over year and townhome inventory rose 29.9%, while detached-home inventory actually declined 8.5%. That distinction matters.

For buyers, especially those considering condos and townhomes, more inventory can mean more time to compare options and potentially more negotiating leverage.

For sellers, the days of assuming every property will generate immediate competition are increasingly behind us. Pricing, condition, presentation, and understanding your specific segment of the market matter more than ever.

At the same time, a 2% increase in the median price shows that Northern Virginia has not suddenly become a “buyer’s market.” Prices are still holding, and with just over two months of supply, inventory remains below what would typically be considered a balanced market.

My takeaway: Northern Virginia isn’t simply cooling, it’s becoming more selective. Buyers have more choices in certain segments, while well-positioned homes can still command strong prices.

That’s exactly why looking beyond the headline numbers, down to property type, price point and neighborhood, is so important right now.

09/14/2026

Market Monday 🏡 | More inventory. Less buyer activity. Prices still rising.

The August numbers across the Washington, D.C. metro tell an interesting story: buyers are becoming more selective, but home values are still holding up.

Compared with August 2025:
• Active listings: +11.3%
• Months of supply: up to 2.73 months
• New pending sales: -11.5%
• Showings: -7.3%
• Closed sales: -9.2%
• Median sold price: $640,000, +2.4%

So what does that mean for Northern Virginia?
We’re seeing a market with more choice and less urgency, but that does not automatically translate into falling prices or a true buyer’s market.

For buyers, additional inventory can mean more time to compare homes and more negotiating opportunities, particularly on properties that have been sitting.

For sellers, the margin for error is getting smaller. With fewer showings and more competition, pricing, condition and presentation matter more than they did when inventory was extremely limited.

And the biggest takeaway: there is no single “Northern Virginia market.” Property type, price point and neighborhood continue to make a significant difference. Recent NVAR data, for example, showed inventory growth concentrated heavily in condos and attached homes while detached-home inventory remained much tighter.

More inventory + fewer buyers + resilient prices = a market that is becoming more balanced, but still highly nuanced.

08/31/2026

Historically, a flood of new listings come to market following the Labor Day weekend. DMV homebuyers - are you ready for the fall market? 🍂

08/24/2026

Market Monday | Northern Virginia 🏡📊

Northern Virginia buyers have more options then they did a year ago, but where that inventory is growing matters.

Active inventory across the NVAR region climbed 19.6% year-over-year in July, to 3,025 homes, while months of supply increased 14.8% to 2.13 months. At the same time, the median sales price dipped 1.3% to $750,000, and homes took slightly longer to sell at an average of 21 days on market.

But the most important number may be what’s happening by property type:
• Condo inventory: +41.1%�• Attached-home inventory: +33.0%�• Detached-home inventory: -2.5%
That distinction tells us a lot about today’s market.

For buyers: If you’re shopping for a condo or townhome, you’re likely seeing more choices and potentially more negotiating room than you had a year ago. Buyers looking for detached homes are still competing with relatively limited supply.

For sellers: More inventory means pricing and presentation matter increasingly, particularly in the condo and attached-home markets. Simply looking at the overall Northern Virginia numbers doesn’t tell the full story.

My biggest takeaway: Northern Virginia isn’t one market right now. Strategy should depend on the property type, price point, and specific neighborhood rather than broad regional headlines.
That’s why understanding the local data matters, whether you’re deciding when to buy, sell, or simply watching the market.

08/21/2026

You don’t find this combination of standout SFH features for $409k everyday

🚘 rare off-street parking
🚇 0.2 miles to the orange & silver line metro
🌳 fully fenced backyard
☀️ fully paid-off solar panels that reduce energy costs & generate energy rebates
🏊 0.1 miles to Community Center with indoor pool, gym, courts, fields, playground, & library
✨ updated systems, flooring, kitchen, and bathroom

Open House this Saturday 8/22 from 2-4pm
DM for more info!

https://www.atproperties.com/DCDC2278180/4933-minnesota-avenue-ne-washington-district-of-columbia-20019-brightmls

08/17/2026

📊 Market Monday: More Inventory, Fewer Casual Buyers in the DMV
July’s numbers point to a market that is becoming more selective, but not necessarily weaker.

🏡 Inventory is at its highest level since 2019.
The D.C. metro ended July with 11,431 active listings, up 11.2% year-over-year, giving buyers noticeably more options than they’ve had in recent years.

At the same time, buyer activity is moderating:
• New listings: 5,085, up 3.3%
• Showings: down 4.7%
• New pending sales: down 4.2%
• Closed sales: essentially flat year-over-year
• Median sold price: $650,000, up 1.6%

We’re seeing a divide between high-intent buyers who are still moving forward and more discretionary buyers who are choosing to wait. Higher mortgage rates and economic uncertainty are having a greater impact on first-time and moderate-income buyers, while the higher end of the market continues to perform relatively well.

That strength at the top is also helping keep prices elevated even as overall demand cools.

For buyers: More inventory means more choice and, depending on the property, more room to negotiate than we saw in the ultra-competitive markets of recent years.

For sellers: Pricing and presentation matter more. With buyers touring fewer homes, simply being on the market isn’t enough — your home needs to stand out from the competition.

As we head toward fall, I’ll be watching pending sales, mortgage rates, and whether growing inventory begins to put more meaningful pressure on prices.

08/13/2026

08/12/2026

Summers are better with a screened in porch ☀️

Congratulations to my buyer clients under contract for this incredible Dunn Loring home! They took advantage of the summer slowdown, and were able to secure this home below list price. August is a great month to travel - and it’s also a great time to move on your dream home with minimal competition 😎

Next stop, the home inspection 🔎

08/10/2026

Market Monday 🏡 | Price cuts are becoming more common

One of the clearest signs that the Mid-Atlantic housing market is shifting? More sellers are adjusting their expectations.

As of July 28, 41.1% of active listings had experienced a price cut, up from 39.9% last year and just 26.2% in 2021. That’s the highest share shown in the past five years.

What’s driving it? Buyers have more choices, homes are taking longer to sell in many markets, and sellers are facing more competition. And while a price reduction can help, Bright MLS research has also found that cutting the price after a home has already been sitting doesn’t automatically generate new buyer interest, making the initial pricing strategy that much more important.

This isn’t necessarily a sign that home values are falling across the board. It’s a sign that the market is becoming more price-sensitive.

🏡 For sellers: Pricing based on today’s competition, not last year’s market, matters more than ever.

🔑 For buyers: More inventory, longer market times and more price adjustments can create opportunities to negotiate that simply weren’t as common a few years ago.

As always, the Mid-Atlantic is a big region. What’s happening in Northern Virginia, Alexandria, and the greater DMV can look very different depending on the neighborhood, price point and property type.

Source: Bright MLS

08/06/2026

Today’s homebuyers are putting less money down. And that’s reassuring if you’ve been feeling priced out of the market lately. The typical buyer put down about $23,400 in early 2026, a 19% year-over-year dip, and the lowest down payments have been since 2021. How’s that possible?

A more balanced market and more moderate home prices are easing the pressure to put a big sum down. Plus, more buyers are opting for loans that require little or no down payments, like FHA and VA loans. That combination is helping more people stop waiting and start buying. If saving’s been the holdup, it’s time to explore your options 🤓