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September 2025: Arlington, VA Real Estate Market Report

September 2025: Arlington Real Estate Market Report

Executive Summary

September 2025 marks a clear power shift in Arlington’s real estate market. With 2.67 months of inventory and 478 active listings—up 52.7% from last year—buyers have gained significant leverage. The data tells a stark story: 11.3% of listings failed completely, an estimated 25-35% reduced prices, and the market has moved decisively in buyers’ favor.

Key Metrics

Metric	September 2025	vs Sept 2024	Change
Closed Sales	179	143	+25.2%
Median Price	$675,000	$769,000	-12.2%
Average Price	$988,434	$952,257	+3.8%
Days on Market	36 days	23 days	+56.5%
Active Listings	478	313	+52.7%
Months of Inventory	2.67	2.19	+21.9%
Pending Sales	208	178	+16.9%

Market Status: Buyers Have Leverage

2.67 months of inventory represents a critical shift. Arlington’s market has moved from balanced to buyer-favorable conditions. Combined with 478 active listings (highest in years), buyers can now be selective, take time for due diligence, and negotiate confidently.

The gap between median ($675K, down 12.2%) and average ($988K, up 3.8%) reveals sharp segmentation: entry-level properties corrected downward while luxury detached homes surged.

The Harsh Reality: Failed Listings

115 listings failed in September—11.3% of all activity:

Status	Count	What It Means
Expired	60	Overpriced, sat until listing period ended
Withdrawn	33	Seller pulled to reprice or rethink
Canceled	22	Deals fell through
Temp Off Market	35	Paused for strategy adjustment

Bottom line: 1 in 9 listings fails completely. This is the market punishing overpricing and unrealistic expectations.

Price Reductions: Sellers Adjusting

Estimated 25-35% of active listings reduce price at least once:

Condos: 35-40% reduction rate (softest segment)
Townhomes: 25-30% reduction rate (stable middle)
Detached Homes: 20-25% reduction rate (strongest segment)

Average reduction: 3-7% from original asking price

What this means: Combined with the 11.3% failure rate, approximately 40-45% of sellers face pricing challenges—either reducing price, withdrawing, or watching listings expire.

Performance by Property Type

Condos: The Affordability Correction

Metric	Value
Median Price	$400,000
Average Price	$436,127
Sales	78 units
Market Share	43.6% of all sales

The $400K median is down $50K from August and well below last year’s levels. This correction creates real opportunity for first-time buyers who’ve been priced out.

For condo buyers: This is your moment. Inventory is up, prices are down, sellers are negotiating.

For condo sellers: Price aggressively. You’re competing with 200+ condo listings. Overpricing means sitting or failing. The market has spoken—listen.

Townhomes: Stable Middle Ground

Type	Sales	Median	Average
End-of-Row	14	$769,000	$845,429
Interior Row	18	$749,000	$890,694

Townhomes demonstrate stability in the $750K-$900K range. This segment serves move-up buyers leaving condos and downsizers from larger homes. Pricing remains predictable; demand stays consistent.

Single-Family Detached: Scarcity Wins

Metric	Value
Median Price	$1.46 million
Average Price	$1.85 million
Sales	57 homes
YoY Average Change	+25.7%

While condos softened and the overall median dropped 12.2%, detached homes surged 25.7% year-over-year. This is supply and demand mathematics: Arlington cannot create more single-family lots, and established buyers with capital continue competing for finite inventory.

Luxury Market ($2M+): Buyer’s Advantage

Metric	Value
Sales	12 homes
Market Share	6.7% of all sales
Active Listings	~45 properties
Months of Inventory	3.75 months
Days on Market	36+ days

Critical finding: The luxury market has 3.75 months of inventory—significantly higher than the overall 2.67 months. This is a buyer’s market at the high end.

For luxury sellers ($2M+): You’re competing with 40-50 other properties. Price must be sharp. Expect 40-60+ days to sell. Overpricing by even 5% can mean months of sitting.

For luxury buyers ($2M+): Best conditions in years. Take your time. Negotiate confidently on properties over 45 days. Sellers know inventory is building.

Price Distribution

Price Range	% of Sales	Primary Property Types
Under $300K	14.5%	Condos
$300K-$500K	21.8%	Condos, small townhomes
$500K-$750K	20.1%	Condos, townhomes
$750K-$1M	15.1%	Townhomes, smaller detached
$1M-$1.5M	16.2%	Detached homes
$1.5M-$2M	5.6%	Larger detached homes
$2M+	6.7%	Luxury detached homes

Key insight: 56.4% of all sales occur below $750K. The market’s health depends on maintaining affordability at entry and middle tiers.

What You Need to Do

If You’re Buying

You have significant leverage:

✓ Take your time

478 active listings = genuine choice
36 days average = time for inspections and due diligence
No need to panic-bid or waive contingencies

✓ Negotiate confidently

Sellers accepting 2-3% below ask on average
11.3% of listings are failing—some sellers are motivated
25-35% of sellers will reduce price

✓ Target opportunities

Listings over 30 days old (sellers getting anxious)
Price-reduced properties (motivated sellers)
Expired listings that relist (reality has set in)

✓ By price range:

Under $500K (condos): Maximum leverage; negotiate hard
$500K-$1M (townhomes): Balanced; fair offers accepted
$1M-$2M (detached): Still competitive but room to negotiate
$2M+ (luxury): Strong buyer’s market; take your time

If You’re Selling

Reality check required:

⚠️ The statistics are brutal

1 in 9 listings fails completely (11.3%)
1 in 3 sellers reduces price (25-35%)
60 listings expired from overpricing
2.67 months inventory = buyers have options

⚠️ Price within 3% of recent comparables

Not aspirational pricing
Not what you “need” to get
What similar properties actually sold for in last 30-60 days

⚠️ First two weeks are critical

No showings = overpriced
No offers = overpriced
Reduce quickly or watch your listing die slowly

⚠️ By property type:

Condos: Most competitive; price 5% under comps to move fast
Townhomes: Price at market; you’ll negotiate 2-3% down
Detached under $2M: Price fairly; you’ll still get interest
Luxury $2M+: Sharp pricing essential; 3.75 months inventory

⚠️ Professional presentation matters

Stage properly
Professional photos
Strategic marketing
But pricing trumps everything

If You’re Holding (Not Buying or Selling)

Your situation depends on what you own:

Condo owners:

Values softened from 2024 peaks
Long-term fundamentals (Metro, walkability) intact
If you bought years ago, still ahead
If you bought recently, this is cyclical—hold if you can

Townhome owners:

Stable middle ground
Values holding reasonably well
Less volatility than condos or luxury
Good position for long-term hold

Detached home owners:

Strong appreciation (+25.7% average year-over-year)
Supply scarcity supporting values
Best-performing segment
Excellent long-term hold position

Luxury home owners ($2M+):

Inventory building (3.75 months)
If not selling now, may be better to wait
Quality properties in premium locations still move
Market will rebalance over time

Market Outlook

September 2025 represents the clearest buyer’s advantage in years. The combination of increased inventory (up 52.7%), longer selling times (up 56.5%), high failure rates (11.3%), and widespread price reductions (25-35%) creates conditions favoring buyers across most price points.

However, this is not a collapse. Transaction volume is up 25.2% year-over-year, and 208 properties went under contract in September. The market is functioning—it’s just shifted from seller-favorable to buyer-favorable.

The bifurcation is real:

Entry-level (condos): Correcting to improve affordability
Middle market (townhomes): Stable and predictable
Premium (detached): Strong due to supply constraints
Luxury ($2M+): Buyer’s market with inventory building

For buyers: This is your window. Leverage is on your side for the first time since 2020. Use it wisely—don’t overpay, take your time, negotiate.

For sellers: Accept the new reality. Price aggressively, present professionally, negotiate fairly. The market will not bail out overpricing. 1 in 9 sellers is learning this the hard way.

For everyone: Arlington’s fundamentals—proximity to DC, Metro access, top schools, walkability—remain intact. This is market normalization, not dysfunction. Values may fluctuate, but the underlying reasons to live in Arlington haven’t changed.

The market is simply demanding realistic pricing and fair negotiations. That’s not a crisis. That’s a healthy market doing what markets do.

Data reflects September 2025 market activity in Arlington County, VA. Market conditions vary by neighborhood, price point, and property condition. All buyers and sellers should consult qualified real estate professionals for personalized guidance.

The Great Reset: What June’s 2025 Numbers Really Mean for Arlington, VA Real Estate Market

Arlington Real Estate Update – June 2025

The Reset Is Here: What It Means for You

Here’s the thing nobody wants to say out loud: the Arlington real estate market just hit the reset button.

I’ve been tracking this shift for months. And June 2025? It delivered the clearest signal yet that we’re not in the same market we were 90 days ago. Whether you’re thinking about buying, selling, or just watching your neighborhood with curiosity, this isn’t just another market update — it’s a clear-eyed guide to what’s actually happening.

The Numbers Don’t Lie (Even When We Wish They Would)

Let’s start with the most telling shift: bidding wars are winding down.

In April, 39.4% of homes sold above asking. By June? That number dropped to 28.6%. That’s still significant — nearly 3 in 10 homes — but it marks the end of the “anything sells, everything over asking” mindset.

More importantly:

Median sold price fell to $740,000 (from $807,500 last June)
Average days on market rose to 29
And we now have 2.6 months of inventory — the highest we’ve seen since 2020

For Arlington, that’s huge. We’ve lived in a seller-skewed market for years. This is something closer to balance — maybe even sanity.

The Federal Factor: Quiet but Powerful

Let’s not pretend it isn’t there — the federal workforce contraction is reshaping parts of our market, especially condos.

The clearest signs?

Condo inventory is up: 2.7 months of supply, the highest of all property types
The average sale price is 15.3% below list
And the average condo asking price? $511,000 — right in the federal salary range

This isn’t theory. It’s math — and it’s showing up in real time.

A Market That Rewards Strategy, Not Speculation

We’ve gone from wild optimism to strategic realism. And that’s not a bad thing.

In April, the average premium over asking was 6.7%. In June? 2.1%. That’s not a crash — it’s a recalibration toward normal.

If you’re buying:
You have more power. Inventory is higher, competition is softer, and you don’t have to make snap decisions. But good listings are still moving — especially in prime locations.

If you’re selling:
The market is still active, but it no longer tolerates fantasy pricing. The sellers doing best are the ones pricing smartly and preparing thoroughly.

If you’re just curious:
Your home is likely worth less than it was in April… but still more than it was two years ago. This is a correction, not a collapse.

What I’m Seeing on the Ground

Here’s the real talk from what I see day to day:

Luxury listings ($2M+) are struggling. They make up 15.3% of active inventory, and price cuts are averaging $88K per listing. Many sellers are still pricing like it’s 2022.
Condos are under the most pressure — longest DOM, most reductions, and the largest gap between list and sold price.
Townhomes in the $800K–$1.2M range are still moving — because those sellers are realistic and their homes are well-prepared.

How to Play This Market Now

For sellers:
Price to market, not to the moon. This market rewards clean, compelling listings with honest pricing — not wishful thinking.

For buyers:
Take your time — but don’t expect deals to linger forever. The best homes, priced right, still move fast.

For everyone:
Quality is king. The market is rewarding homes that are thoughtfully presented and realistically priced. It’s punishing speculation and shortcuts.

The Opportunity Most People Are Missing

This isn’t the market falling apart. It’s the market coming back to earth.

Arlington still has all its fundamentals: top schools, unbeatable location, walkable neighborhoods, and a resilient economy. What we’ve lost is the speculative frenzy — and that’s a good thing.

For sellers who are willing to adapt, there’s opportunity:

Less competition from delusional pricing
Serious, qualified buyers
A return to predictability instead of chaos

The Bottom Line

The Arlington market isn’t crashing. It’s stabilizing — and in many ways, becoming healthier.

The sellers and buyers who succeed in this next chapter will be the ones who accept where the market actually is — not where they wish it were. I’ve guided clients through every kind of market Arlington has thrown at us, and I can help you position your home to win in this one.

If you’re curious about how your home fits into this new reality, let’s talk.

Arlington Real Estate Market Update – May 2025

Is the market booming, busting, or just being… a little moody?

If you’re trying to make sense of the Arlington market right now, you’re not alone. I dug into the May 2025 data, and here’s what it actually means for buyers, sellers, and the mildly curious neighbor across the street.

Sales Are Down. Prices? Still Up.

221 homes sold in Arlington this May. That’s down slightly from May 2024 and about flat from April. We’re not seeing a frenzy—think of it more like a pause.

But here’s the twist: the median sold price was $825,000, up more than $100,000 from last year. So no, this isn’t a crash. It’s a market that’s moving, but carefully.

Homes Are Still Selling—But Only the Right Ones

Here’s what the numbers show:

Median days on market: 9
45% of homes sold in under 10 days
Median sale-to-list price ratio: 100%

Sounds strong, right? But there’s more beneath the surface.

When we look at original list prices (before any reductions), the average sale-to-original list price ratio drops to 99.4%. That means plenty of sellers had to adjust their expectations—some quietly, others more dramatically.

In fact, over 37% of active listings reduced their price, and that number jumps to 60% for canceled listings.

57 Homes Left the Market Without Selling

That includes:

25 listings canceled
32 listings expired

And of those 57 homes? Most had already reduced their price.

This matters. It tells us that pricing high and waiting for a miracle is no longer a viable strategy.

The Longer You Sit, the More You Slide

Price performance is directly tied to how long a home sits on the market:

0–7 days: 102.2% of original list price (yes, over asking)
8–14 days: 98.4%
15–30 days: 97.4%
31–60 days: 94.9%
60+ days: 94.6%

Homes that sell quickly are still commanding strong offers. The rest start whispering ‘negotiable’ to every buyer who walks in.

Condo Sales Are Lagging — And Buyers Are Cautious

While condos remain one of the most affordable entry points into the Arlington market, they’re not selling as quickly as other property types. Many condos—especially those priced over $500,000—are seeing longer days on market and more frequent price reductions.

Buyers are paying closer attention to condo fees, building condition, and walkability. A unit that feels fresh, updated, and priced right will sell. But anything that feels dated, cramped, or overpriced? It’s likely sitting. In today’s condo market, value matters more than square footage or zip code.

Townhomes Are Quietly Winning

Townhomes in Arlington had the fastest sales and the fewest price reductions. They’re still affordable enough for move-up buyers and offer just enough space without the maintenance of a large detached home.

In this market, they’re the “just right” bowl of porridge.

The $2M+ Market? Feeling Chilly

This segment is slowing noticeably.

117 homes were listed over $2 million in May
Only 22 went under contract

That’s a pending-to-active ratio of just 18.8%. Luxury buyers are cautious and expecting near-perfection at this level. If it’s not turnkey and beautiful, they’re not biting.

More Listings, More Competition: The $1.2M–$2M Bracket

We’re seeing a sharp increase in listings for single-family homes priced between $1.2 and $2 million. About 30% of these went under contract in May, which is healthy, but the rising inventory means sellers in this bracket should be extra strategic.

With more homes hitting the market, presentation and pricing have to be spot-on. “Good enough” might not be good enough anymore.

Final Thought

This isn’t a hot market or a cold one—it’s a smart market.

The homes that look great and are priced right are still moving fast. The rest are sitting, cutting, or canceling. Buyers are willing to pay, but they’re not overpaying.

If you’re planning to sell, strategy matters more than ever. That means smart pricing, strong staging, and no guesswork. I can help you figure out how to stand out and sell confidently—even in a market that’s taking its sweet time deciding what’s next.

Thinking of selling? Let’s talk!

Arlington VA Real Estate Market Update Spring 2025: Rising Inventory, Climbing Prices, and Federal Workforce Impact

Last Updated: May 16, 2025

As recently featured in The Guardian’s special report on U.S. housing markets

The Arlington real estate market is finally evolving after years of what can only be described as pure chaos. Remember those stories of 20+ offers on a single property? Buyers waiving every contingency imaginable? All-cash offers $100K over asking price? While we haven’t returned to “normal” (whatever that means in Arlington), we’re definitely seeing changes that matter to both buyers and sellers.

Let’s break down what’s actually happening in our market through April 2025, what it means, and why some of the headlines you might be reading don’t tell the full story.

Inventory Growth: More Homes to Choose From
Price Trends: Still Rising, Just Not at Warp Speed
Days on Market: The Speed Dating Market Continues
What’s Driving The Market Shift
Neighborhood Spotlight: Where the Action Is
Property Segment Analysis: A Tale of Two Markets
What This Means for Sellers
What This Means for Buyers
The Bottom Line: A Healthier Market Taking Shape
Frequently Asked Questions

Inventory Growth: More Homes to Choose From (Finally!)

The most dramatic change in the Arlington VA housing market is the significant increase in available homes. Active listings are up 67.4% compared to April 2024, giving buyers substantially more options than they’ve had in years.

What does this really mean? We now have about 2.5 months of housing inventory, compared to just 1.1 months last year. In Arlington’s unique market, 2-3 months of inventory represents a critical threshold that historically signals the beginning of market flattening. While most real estate markets consider 4-6 months “balanced,” Arlington’s high-demand location and constrained supply means we operate on a different scale entirely.

For context, during the absolute peak frenzy of 2022-2023, we sometimes dipped below two weeks of inventory in many Arlington neighborhoods. So while we’re approaching a more balanced market by Arlington standards, we’re still far from anything resembling a buyer’s market. What we’re experiencing is the first meaningful shift toward more normalized conditions in years.

What’s Driving The Market Shift?

While seasonal patterns typically bring more inventory in spring, the current market evolution is influenced by several key factors beyond normal seasonality:

Federal Workforce Uncertainty

With Arlington home to approximately 10.7% of residents working directly for the federal government (and many more in government contracting), the political transition and subsequent policy changes in the Trump administration are having ripple effects in our local market.

The combination of federal hiring freezes, department restructuring, and budget uncertainties has created a wait-and-see approach for some potential buyers. Meanwhile, others are making preemptive moves based on anticipated changes in their employment situation. This employment flux is a contributing factor to both our increased inventory and the more moderate appreciation rates we’re seeing in 2025.

This pattern isn’t unprecedented – Arlington has historically experienced market adjustments during administration transitions, particularly when they involve significant policy shifts affecting federal employment. The good news is that Arlington’s diversified economy and prime location continue to insulate our market from more dramatic fluctuations seen in areas with higher federal workforce concentrations.

Interest Rate Pressures

Beyond the political landscape, mortgage rates hovering in the 6.5-7% range continue to impact affordability, particularly for first-time buyers and those in the condo market. These elevated rates have cooled demand in certain segments while creating opportunity for cash buyers and those with substantial down payments.

Post-Pandemic Housing Preferences

The durability of remote and hybrid work arrangements continues to influence housing preferences, with sustained demand for properties offering dedicated home offices and private outdoor spaces. This explains the stronger performance of single-family homes compared to condos, as buyers remain willing to prioritize space even in a higher interest rate environment.

The Faster-Than-You-Can-Blink Market

One aspect of the market that hasn’t changed much: well-positioned homes are still selling remarkably quickly. The median days on market in April was just 6 days, meaning half of all homes sold in less than a week!

Even more telling is that 39.6% of April’s homes sold above their asking price. Yes, that means bidding wars are still happening on nearly 40% of properties.

So what gives? How can we have more inventory yet still see homes flying off the market? The answer lies in buyer psychology. After years of frustration, there’s still significant pent-up demand, especially for move-in ready homes in desirable locations. The slight easing of competition hasn’t fully shifted the power dynamics—it’s just made the process slightly less frantic for buyers.

A Tale of Two Markets: Single-Family vs. Condos

Perhaps the most important insight for both buyers and sellers is understanding that Arlington is actually experiencing two different market realities simultaneously:

Single-Family Homes: Still showing strong appreciation at +7.5% year-over-year with an average price of $985,825. Demand remains robust for detached properties with private outdoor space, particularly in neighborhoods with strong walkability scores and good school districts.

Condos and Apartments: Experiencing a mild correction of -4.9% year-over-year with an average price of $421,904. This segment is more sensitive to interest rate increases and has seen inventory grow more substantially than the single-family market.

This divergence reflects the persistence of pandemic-influenced housing preferences. Remote and hybrid work arrangements have become permanent for many Arlington residents, maintaining the desire for dedicated home offices and private outdoor spaces. Additionally, the higher interest rate environment has a more pronounced impact on the condo market, which typically attracts more first-time buyers with tighter financing constraints.

Neighborhood Spotlight: Where the Action Is

Not all Arlington neighborhoods are experiencing the market in the same way. The most active communities through April 2025 were:

Fairlington Villages: 19 sales, average price $558,657
Clarendon: 18 sales, average price $936,987
Arlington Village: 15 sales, average price $490,467
Cherrydale: 14 sales, average price $1,513,929
Arlington Heights: 11 sales, average price $842,984

This diverse mix illustrates Arlington’s wide price range and varied housing options. From the relative affordability of Arlington Village to the luxury market in Cherrydale, each neighborhood tells its own story and responds differently to broader market trends.

What This Means for Sellers

If you’re considering selling your Arlington home, here’s what you need to know:

It’s still an excellent time to sell – With prices up 7.3% year-over-year and homes selling in a median of just 6 days, the fundamental advantages for sellers remain strong.
Pricing strategy matters more now – The “list low to spark a bidding war” strategy is becoming less reliable as buyers have more options. Accurate initial pricing based on recent comparable sales is increasingly important.
Preparation and presentation are critical – As inventory increases, buyers can afford to be pickier. The homes that are still selling quickly and above asking price are those that show impeccably and are marketed professionally.
Property type influences strategy – Single-family home sellers remain in a stronger position than condo sellers and can generally expect more competitive buyer interest.
Don’t wait for “the perfect time” – If you’re planning to sell in 2025, the current conditions remain very favorable. If inventory continues to grow throughout the year, you may face more competition from other sellers in the months ahead.

What This Means for Buyers in Arlington VA

For those looking to buy in Arlington, the landscape is evolving in your favor, albeit slowly:

More options, but still competition – The inventory increase gives you more choices, but desirable properties still attract multiple offers. Be prepared to act decisively on homes that meet your criteria.
Segment-specific opportunities – The condo market offers the best value opportunities right now, with prices actually down 4.9% year-over-year and substantially more inventory than the single-family segment.
Contingent offers are becoming viable again – With inventory reaching the 2-month mark (Arlington’s version of a flattening market), sellers are increasingly willing to consider financing contingencies, inspection contingencies, and even home sale contingencies in some cases.
Pre-approval is still essential – Despite improving conditions for buyers, cash still represents 28.1% of all purchases. Having rock-solid financing in place remains crucial to compete effectively.
Consider neighborhood dynamics carefully – The dramatic price differences between neighborhoods mean your budget might go much further in certain areas. The average price in Arlington Village ($490,467) is less than a third of the average in Cherrydale ($1,513,929).

The Bottom Line: A Healthier Market Taking Shape

The Arlington market is gradually moving toward more balanced conditions while maintaining strong fundamentals. With inventory at 2.5 months – well into the range that historically signals market flattening in Arlington – we’re witnessing the beginning of normalization rather than any kind of downturn.

For most participants, these changes are positive. Buyers have more options and slightly less pressure, while sellers still benefit from strong prices and relatively quick sales. The days of “anything goes” seller demands are fading, replaced by a more reasonable negotiation process that still favors sellers but doesn’t completely disempower buyers.

As we move deeper into 2025, several factors will influence how quickly this normalization progresses:

Interest rate movements – Even small changes in mortgage rates have significant impacts on buyer purchasing power and market activity.
Housing policy developments – Local zoning changes and housing initiatives could affect supply in meaningful ways.
Employment trends – Arlington’s strong job market, particularly in government, technology, and professional services, continues to drive housing demand.
Seasonal patterns – Even in this evolving market, we expect the typical seasonal slowdown in late summer/fall, potentially creating windows of opportunity for strategic buyers.

Whether you’re buying, selling, or just keeping an eye on your home’s value, the current Arlington market offers something increasingly rare: opportunities for everyone. Not equally, of course (this is still Arlington, after all), but certainly more balanced than we’ve seen in years.

And that’s something worth celebrating, no matter which side of the transaction you’re on.

Frequently Asked Questions About Arlington Real Estate

Is Arlington VA real estate cooling in 2025?

While inventory has increased significantly (+67.4% year-over-year), the market is showing selective cooling rather than a broad slowdown. Single-family homes continue to appreciate at 7.5% annually, while the condo market is experiencing a mild correction (-4.9%). With median days on market at just 6 days, “cooling” is relative—we’re moving from an extremely hot market to a very strong one.

How is the Trump administration affecting Arlington’s housing market?

The political transition is creating some uncertainty for Arlington’s federal workforce (10.7% of residents), particularly in areas near government facilities. This has contributed to increased inventory and slightly more moderate price growth compared to previous years. Historically, Arlington has experienced similar patterns during administration changes, particularly when significant policy shifts affect federal employment.

Is it a good time to buy a condo in Arlington?

For condo buyers, conditions are improving. Prices have decreased 4.9% year-over-year, inventory has expanded significantly, and there’s less competition than for single-family homes. This creates better negotiating leverage and more options. However, interest rates remain higher than in recent years, offsetting some of the price advantages.

Will Arlington home prices drop in 2025?

Current data doesn’t suggest broad price drops for 2025. While price growth has moderated to more sustainable levels, the median price is still up 7.3% year-over-year. With strong local employment, limited developable land, and continued migration to the DC area, Arlington’s fundamentals remain strong. The 2-month inventory level indicates market flattening rather than significant price corrections.

“After 22+ years helping Arlington homeowners maximize their property values in every type of market, I can tell you this: knowing precisely when and how to list your home makes all the difference. The changing conditions we’re seeing now create both opportunities and potential pitfalls for sellers who don’t have the right strategy.” – Renata Briggman, Arlington Home Selling Expert

When interviewed by The Guardian for their special report on U.S. housing markets, I noted that while the market is “definitely shifting,” Arlington’s diverse economy including major employers like Amazon helps insulate it from federal budget fluctuations. As I told The Guardian, “We’re not seeing any fire sales, it’s too soon for that. It’s very, very slow, and we’re just going to start seeing it, it’s just on the cusp.”

Now that we’re seeing the data from April, that “cusp” of change I mentioned is becoming more evident in the statistics—particularly the 2.5-month inventory level that historically signals a significant market shift in Arlington. breckie hill leaked nudes alynova

What Does This Mean If You’re Considering Selling Your Arlington Home?

The current market presents a unique window of opportunity for homeowners. With prices still up 7.3% year-over-year and properties selling in a median of just 6 days, the fundamentals still strongly favor sellers. However, as inventory continues to build and the market evolves, this advantage may gradually diminish.

My approach for Arlington home sellers is straightforward:

First, I provide a data-driven analysis of your specific property’s position in the current market landscape
Then, we create a customized strategy to optimize your home, timing, pricing, and presentation
Finally, I implement proven marketing techniques that have consistently generated above-market results for my seller clients

If you own a home in Arlington and want to understand exactly how these market shifts might affect your property’s value and selling timeline, let’s have a conversation. I specialize exclusively in helping Arlington homeowners navigate the selling process and maximize their returns, especially during evolving market conditions.

Contact me for a confidential, no-obligation seller consultation:

Phone: (703) 217-2077

Email: renata@thearlingtonexpert.com

Website: www.TheArlingtonExpert.com

Overview of Arlington real estate market in 2023

Dear friend,

You might be wondering how was real estate market in Arlington, VA last year. I wanted to share some information that will show you some important trends.

A lot fewer homes sold in Arlington last year – 20% fewer than 2022 (2,242 vs. 2823). The last time we had this few homes sold was in 1997 when we had 2,234 solds. That’s 26 years ago! (My data source started keeping track of these statistics in 1997 – so I can’t talk for the years prior) So yes – the market felt slow, but 2,242 families sold and 2,242 families bought – so the market was certainly not dead!

Here is a chart to show you the total sales in quarters for the last 10 years:

Whey did the market in Arlington, VA slow down? The biggest reason in my opinion were high mortgage interest rates. The year started at 6.5% for a 20 year fixed rate and in October we had 7.75% average. What does that mean? Let’s assume you are purchasing a 1 million dollar home with 20% down. If you were buying it before 2022 and your interest rate was 2.5% – your principal and interest payment was $3,161. If you were trying to buy the same house in October, 2023, your principal and interest payment was $5,731 – that’s $2,573 more. Would you be interested in moving if you had 2.5% interest on your loan? Not, unless you really really had to and if you didn’t have to take a loan.

Did the prices come down? Hell, no! The demand was lower, but because we had so little inventory – the prices were steady or went up in some cases. Average price in Arlington went up by almost 6% in 2023 from $800,000 to $850,000. And if you are thinking about a single family home the average price went from $1,311,000 to $1,371,000.

Here is a charge for Average home price in Arlington, VA:

How many days on average did it take to sell a home in Arlington, VA? 26 – that’s a pretty speedy number. Most of the homes were flying off the shelves in one weekend.

The inventory continues to be low – which means the prices aren’t going to come down and it’s a seller’s market. All of last year we had less than 2 months of inventory (this means if no new homes came on the market it would take x amount of time to sell the existing inventory). In order to see any price drops you need over 2 months of inventory and I just don’t see it happening in the near future.

Here is a chart for the inventory for the last 10 years:

So what are the predictions? The interest rates are coming down and this probably means more sellers will sell and more buyers will flood the market. I think we will see higher number of homes on the market, but more buyers will be looking and gobbling them up. And the prices will keep rising. Yay for the sellers, boo for the buyers. There is no good or bad time to sell – it really comes down to your life situation, your dreams, wants and needs. It’s certainly cheaper to rent, but if you’d like to plant a root and own – you should buy and soon. I’m here to help you navigate this emotional journey of home ownership – would love to discuss your situation and see if I can help. Contact me!

Arlington, VA real estate market update August, 2023

So how is the Arlington, VA real estate market?

The market is SLOW. What do I mean by that? There were only 192 total sales in Arlington, VA in August, 2023. In the last 10 years there hasn’t been an August with sales under 200. We had almost 20% (192 vs. 236) fewer closed sales in Arlington, VA August 2023, than in August 2023.

One of the most important indicators of the market is “months of supply” and it’s still under 2 months – which indicates seller’s market. (What is months of supply? If no new homes come on the market it would take x number of months to sell existing inventory).

Here is a chart for the last 5 years of months of supply. In addition to overall supply and demand, I am also including condos (yellow) and single family homes (red). Condos seem to be in hot demand!

Some other important statistics:

Available homes for sales are DOWN 24% (285 vs. 373). Slim pickings for the buyers.

Average days on the Arlington, VA market is 22 vs. 23 in 2022. 22 days means a fast market.

Homes sell at about 99.5% of their original sales price – which means there aren’t many price reductions or discounted deals.

Medium and average sales prices are up 13% and 7% – so yes – the prices are not coming down even with these interest rates.

If you’d like more date – here is a PDF County-ArlingtonCountyVA-202308 with August statistics.

National average mortgage interest rate is 7.59%.

If you think you’ll be in better position to buy when the interest rates are down – think again. The prices and the competition will be up too. Maybe you could refinance then instead and not compete with all the buyers. There is no right or wrong time to buy or sell – it really depends on your situation. It’s impossible to time things. Call me today to discuss your situation and let’s figure out what’s the best solution for you. Contact me here.

Arlington, VA real estate market July 2023

How is Arlington, VA real estate market? sydney sweeney met gala

The market has slowed down A LOT – as if everyone left on vacation! Of course that’s not the reason for slow down, but this market has certainly allowed me to travel without much guilt!

Just to show you how much things have slowed down in comparison to 2022:

Last July we had 461 active listings and this July we had 282 – that’s almost 40% less. Last July we had 245 sales and this July we had 189 – that’s 23% less. The demand is still high – 186 new pending listings vs. 214 last year – that’s only 13% fewer. When the supply drops 40% and the demand drops only 13% – that’s a problem for the buyers.

Why?

One of the big reasons for the slow down is the high interest rates. National average is 7.5%. Many sellers don’t want to sell, because their refinanced rate is lower than 4%. And buyers are on the sidelines waiting for the rates to come down too. So here we go – only those that really need to sell are selling, and most buyers are with a ton of cash.

The inventory is at 1.45 months – which indicates a seller’s market. We need at least 2 months to have a somewhat balanced market. You can see the inventory levels for the last 5 years below:

More statistics for Arlington, VA real estate:

The homes are selling at about 99.4% of the original list price.

Average days on the market are 19.

Average sales price went down 2.65% (from $894,779 to $871,042) – I wouldn’t trust this number too much – there were very few sales and the number might not be accurate.

It’s impossible to time the market – if your life is changing and you want to sell or buy – you should call me. I can help you figure out your options and walk you through the pros and cons. You can call me at 703-217-2077 or contact me here.

New construction at 2025 Clarendon Blvd. Arlington, VA

New residential tower in Courthouse at 2025 Clarendon on the old Wendy’s site is in full swing! Finally!

Wendy’s was torn down in 2016- so the lot has been vacant for the last 7 years. Originally it was approved as an office building, but in 2021 the builder filed an amendment to change the use to residential- which is a very smart move given the post-pandemic office market.

This little lot of land- roughly 0.25 acres- will have 231 residential units, 70 parking spaces (only 0.3 per unit), tons of bike racks, some retail and community space. I really like the design- something more interesting than a regular Arlingtonian square box. Kudos! The balconies are tiny, if any- which is a bummer, but I guess it’s surrounded by busy streets- fresh air might not be as relevant. It will have a gorgeous rooftop deck with the pool. With the way it’s going- I hope it will be completed by next year. Do you like the design? Would you live here?

For more information with detailed plans, approvals – please go to the Arlington Co website – click here.

Arlington real estate market update June, 2023

How is the market in Arlington, VA for June, 2023?

Their market is very tough for buyers. VERY TOUGH. Why?

Low inventory. You’ve heard this before. It’s a nationwide problem. Nobody wants to sell, because home owners are sitting on 2.5% interest rates. Where to go once you sell? Pay the 7.26% rate (current national average loan rate)? I don’t think so! Only those that really have to move are selling.

This is an active listing chart for the last 10 years in Arlington, VA for those interested – look how low we are right now. It was this bad before pandemic as well:

If you took a loan for $1,000,000 a couple of year back – your monthly payment was $3,951 (assuming 2.5% interest rate). If you buy now it’s $6,829 (interest rate of 7.26%) That’s almost a $3,000 per month difference!

Here are more Arlington real estate statistics numbers for those interested:
New listings are down 44% compared to June, 2022!!!!! (424 vs. 236) That is CRAZY!
Average days on the market 21 vs. 20
Average list/sold ratio 99.8%

Here is a pdf with the whole lot more information and statistics if you are interested: County-ArlingtonCountyVA-202306

Should you buy now? Should you wait? Should you sell now? It’s IMPOSSIBLE to time things – you should buy or sell whenever it makes sense for your life and your situation. There are ways around it if you’d like to buy – you can buy down your interest rate, you can get a 5-year arm loan with lower rate, you can buy something smaller. You should definitely buy if you are planning to stay in the neighborhood – you just need to figure it out. And it’s an AMAZING time to sell – don’t even think about it. The big question for sellers is what to do after the sale.

Every situation and property is different! I’m here to help! Let’s talk – contact me here!

Arlington real estate market is shifting – the proof is in the numbers

So how is the market? The never ending question!

The market is shifting down

The market is shifting and in on the downward curve. It’s moving in the buyer’s favor, but don’t make any conclusions too fast. The inventory is still very low – so don’t expect any killer deals or an infinite amount of homes to choose from.

So what’s happening with the numbers?

The number of available home listings in Arlington, VA in July was the same as last year – (461 2022 vs. 480 2021), BUT the demand – the New Pending – was 25% down (214 vs. 285) So very slowly the inventory will start to build up and the market is showing the signs of slowing down.

Also the sales of homes in Arlington in July 2022 vs. 2022 was down 28% (245 vs. 342) – that is a very large shift.

The average sales price and median sales prices were up, but that will start shifting as well. Sellers aren’t usually ready to drop prices quickly when the market slows, but it’s coming.

Here is the chart for home inventory – we measure it by months of supply (if no new listing come on the market it would take x amount of months to sell existing inventory.) A couple of things I wanted to point out – single family home inventory is at 1.56 months – the highest number since Nov, 2019 (1.58) – so there are more homes to choose from than there has been in the last almost 3 years. Caution though – 1.58 is still not enough – we need at least 2 months to have something resembling a balanced real estate market in Arlington, VA. Regardless of the increasing inventory – we have not hit the bottom and probably won’t for a while – so it’s a great time to sell if you are planning to do so in the near future.

The market is shifting, but Arlington is going to weather this well. We have too much demand, too many jobs and people with money. First time home buyer’s market will probably suffer the most due to the increased interest rates, but even then – I don’s anticipate any drastic market adjustments. If you’d like to get a more personalized market analysis on your home – you should contact me! Till next month!