Catie Morales - Long & Foster, Northrop Realty

09/16/2026

August Report Shows Northern Virginia Market Change

If you have been waiting for the Northern Virginia real estate market to change, it has. We are not seeing a housing crash, but the frantic market that heavily favored sellers has cooled. Buyers have more choices, homes are receiving fewer showings, and overpriced properties are sitting longer.

According to the Bright MLS August 2026 Housing Market Report, closed sales across the Washington, D.C. metro area fell 9.2% compared with August 2025. New pending sales dropped 11.5%, and showing activity declined 7.3%. Meanwhile, active listings increased 11.3%.

That combination tells the real story: more homes are competing for fewer active buyers.

What Is Happening in Fairfax County?

Fairfax County remains a strong and desirable market, but the numbers show a noticeable shift:

* Closed sales decreased 5.7%
* New pending sales declined 7%
* Showing activity dropped 9.8%
* Active listings increased 20.3%
* The median sales price was $752,250, down 0.4%
* The median time on the market was 13 days
* Housing supply increased to 1.97 months

A 20.3% increase in available homes gives buyers considerably more leverage than they had last year. They can compare properties, consider repair and renovation costs, and walk away when a home does not offer the value they expect.

Loudoun County Is Feeling It, Too

The slowdown was even more pronounced in Loudoun County:

* Closed sales declined 16.9%
* New pending sales dropped 24.6%
* Showing activity decreased 8.4%
* Active listings increased 17.6%
* The median sales price rose just 0.9%
* The median time on the market increased to 16 days
* Housing supply rose to 2.09 months

Prices have not collapsed, but appreciation has slowed considerably. That is an important distinction. Homes can still sell well, but buyers are no longer rushing to compete for every property simply because it has a roof and a kitchen.

Not Every NOVA Market Is Moving the Same Way

Northern Virginia is not one single market. Arlington County recorded a 14.8% increase in its median sales price, while Alexandria City saw a 9.1% increase. However, Alexandria’s closed sales fell 28.6%, and Arlington’s showing activity declined 11.6%.

Smaller jurisdictions can also experience dramatic swings because fewer transactions make the median price more sensitive to the types of homes sold during a particular month. One month of data should always be considered within the larger market trend.

Property type matters, too. Across the Washington region, the median price of detached homes remained unchanged at $835,000. The median townhome price declined 0.7% to $588,000, while active townhome inventory increased 9.6%.

What This Means for Sellers

Today’s buyers are cautious, informed, and sensitive to condition. They are looking closely at outdated kitchens and bathrooms, needed repairs, monthly payments, and the cost of future improvements.

Pricing a home high to “leave room for negotiation” can backfire in this market. If buyers do not see value when the property first appears online, many will simply move on to the next listing. The longer a home sits, the more likely buyers are to wonder what is wrong with it.

Presentation, condition, strategic pricing, and experienced marketing matter tremendously right now. Hope is wonderful, but it is not a pricing strategy.

What This Means for Buyers

Buyers finally have a little breathing room. More inventory and fewer competing offers may create opportunities to negotiate on price, repairs, closing costs, or other terms.

That does not mean every seller will negotiate or that desirable homes cannot sell quickly. Properly priced homes in excellent condition will still attract attention. Buyers should be prepared, pre-approved, and ready to act when the right property appears.

The Bottom Line

Northern Virginia remains a valuable and highly desirable place to own a home, but the market has changed. Sellers must compete more effectively, and buyers have more choices than they did a year ago.

Whether you are planning to sell, purchase, or simply want to understand what your home may be worth in today’s market, local numbers matter. Real estate is never just national headlines. It is your county, your neighborhood, your property type, and sometimes your street.

*Source: Bright MLS August 2026 Washington, D.C. Metro Housing Market Report, data as of September 4, 2026.*

09/05/2026

Okay, this definitely made me stop scrolling through the MLS this morning. 👀

I just came across TWO listings offering seller incentives I honestly haven’t seen marketed like this since 2008–2009.

** One seller is offering to pay the buyer’s condo fees for the first SIX MONTHS.

** Another seller is offering to pay the buyer’s HOA fees for the entire FIRST YEAR.

As a Realtor who has lived through a few market cycles and plenty of market chaos, when I start seeing incentives like these pop up again, I pay attention.

No, the sky isn’t falling and the market isn’t crashing. But the real estate market is definitely changing, and sellers are getting more creative about attracting buyers and getting deals done.

Buyers have more leverage than they’ve had in quite a while.
And apparently, 2009 just called and wants its marketing strategy back.

08/28/2026

If the real estate market has felt a little quieter lately, you’re not imagining it. A recent Real Estate News report highlights an interesting shift happening as we head toward fall: more homes are coming on the market, while buyer demand is moving in the opposite direction.

According to the report, new listings reached a four-month high in late August. During the four weeks ending August 23, new listings increased 0.4% from the previous week, and overall housing inventory is now 1.6% higher than it was a year ago.

For buyers, that’s welcome news. More inventory means more choices, more time to compare homes and, in some situations, a little more negotiating power.

But there’s another side to the story.

Buyer Demand Has Slowed

Pending home sales are down 3.1% compared with this time last year, and mortgage purchase applications are down 5%.

Some of that slowdown is perfectly normal. Late August and Labor Day weekend traditionally bring a seasonal dip in real estate activity. Vacations are wrapping up, children are returning to school, and many families simply shift their attention away from moving.

This year, however, seasonality isn’t the only factor.

Mortgage rates continue to create an affordability challenge. The average 30-year fixed mortgage rate reached 6.66% as of August 27, remaining near its highest levels of the past year.

When you combine higher borrowing costs with home prices that remain elevated in many markets, buyers are understandably becoming more cautious.

Buyers May Have More Room to Negotiate

Here’s where the changing market could create opportunity.

With fewer buyers competing for homes, properties that have been sitting on the market for several weeks deserve a second look. Sellers may be more receptive to negotiating on price, making repairs or providing concessions, including assistance with a mortgage rate buydown.

That doesn’t mean every seller is suddenly desperate to make a deal. Far from it. But the days when buyers automatically had to waive everything, offer substantially over asking price and hope for the best are certainly not the reality in many markets today.

For qualified buyers who have been waiting on the sidelines, this may be a good time to start watching the market more closely.

What Does This Mean for Sellers?

For sellers, the message is equally important: pricing matters.

When inventory increases while buyer demand decreases, buyers have more homes competing for their attention. A property that is priced too aggressively can quickly lose momentum, especially when buyers are already carefully watching their monthly payment.

That makes getting the price right from the beginning increasingly important.

It also means presentation, condition and marketing matter. Buyers may have more choices, but beautifully presented homes that are appropriately priced can still stand out.

Are Foreclosures Becoming a Concern?

The report also noted an increase in foreclosure activity. July foreclosure filings were up 10% compared with a year earlier, with nearly 40,000 filings nationwide.

That number certainly deserves attention, but it also needs some perspective.

Foreclosure activity remains well below pre-pandemic levels. In other words, this is something worth monitoring, but the current numbers do not suggest a return to the foreclosure crisis we experienced during the Great Recession.

My Take on the Market

After more than two decades in real estate, I’ve learned that markets rarely change overnight. They shift gradually, and sometimes the first signs are exactly what we’re seeing now: more inventory, longer market times, fewer competing buyers and sellers beginning to adjust their expectations.

I don’t believe buyers should panic, and I certainly don’t believe sellers should panic. But I do believe both need to pay attention.

Buyers may finally have opportunities to negotiate that simply weren’t available a few years ago. Sellers need to recognize that today’s buyer is more cautious, more payment-conscious and has more choices.

Real estate is always local, and national statistics only tell part of the story. What is happening nationally may look very different from one neighborhood to the next.

That’s why understanding your specific market, your competition and the most recent sales data is more important than ever.

If you’re thinking about buying or selling and wondering what these changing market conditions mean for you, give me a call. I’m always happy to talk real estate, look at the numbers and help you determine the smartest next move.

Source: Real Estate News, “New listings inch up, but homebuyer demand has dropped off,” August 27, 2026.

Posted by Catie Morales on August 28th, 2026

08/16/2026

https://my.homediary.com/story/495459/b

Growing up in Middleridge, there was one house that always caught my attention. I watched as the original owner transformed it over the years. The unique sunroom, expanded living spaces, and massive lower-level workshop made this home unlike any other in the neighborhood. Years later, it remains one...

08/11/2026

https://www.longandfoster.com/realestate/details/63403225/10704-stanhope-place-fairfax-va-22032

For Sale: 5 beds, 6 baths, 4343 SqFt, 10704 STANHOPE PLACE, FAIRFAX, VA 22032 is a Single Family Residence home listed at $1,175,725, MLS

06/19/2026

05/12/2026

Why Pricing Your Home Correctly Matters More Than Ever in Today’s Market

For years, sellers across Northern Virginia and much of the Mid-Atlantic market enjoyed a strong advantage. Low inventory and intense buyer competition often meant homes sold quickly, sometimes with multiple offers and over asking price.

Today, the market is shifting.

As inventory continues to grow, more sellers are discovering that pricing a home too aggressively upfront can lead to costly price reductions later. According to recent Mid-Atlantic housing data, roughly one-third of homes that closed in early 2026 required at least one price cut before attracting a buyer.

What’s even more important is what happens after those cuts begin.

Homes that required multiple price reductions typically stayed on the market significantly longer. Properties with five or more price cuts averaged nearly six months on the market and ultimately sold for substantially less than their original asking price. Unfortunately, repeated price reductions can also create buyer hesitation, making buyers wonder if something is wrong with the property when, in reality, it may have simply started too high.

The good news: the majority of homes still are not reducing their prices. In fact, more than half of homes that sold in early 2026 received 98% or more of their original list price, and over one-quarter sold above asking price.

The difference is often strategic pricing from day one.

Proper pricing does not mean “giving away” your home. It means positioning your property where today’s buyers see value, urgency, and opportunity. When a home is priced correctly at launch, it typically generates stronger interest, more showings, and better negotiating power for the seller.

This is especially important as buyers become more educated, cautious, and selective in a market with more choices.

In today’s housing market, the goal is not simply to get listed. The goal is to get sold, with the best possible terms and the least amount of stress.

That starts with pricing smart from the very beginning.

If you are thinking about selling and would like honest guidance on pricing strategy in today’s changing market, I would be happy to help.

05/12/2026

https://my.homediary.com/492373

Located in the sought-after Middleridge community of Fairfax, this well-maintained 4-level split offers 4 bedrooms, 2.5 baths, and nearly 2,900 finished square feet on a .21-acre lot. Filled with warmth and potential, this lovely home is a blank canvas awaiting its next family to add their own style...

05/02/2026

Coming this week in Middleridge!

For Sale: 4 beds, 3 baths, 2090 SqFt, 10743 JOHN TURLEY PLACE, FAIRFAX, VA 22032 is a Single Family Residence home listed at $965,000, MLS