Washington, D.C. Metro Housing Market – November 2025 Snapshot
Data Source: Bright MLS Weekly Market Report
Report Prepared by Square Feet Appraisals in Collaboration with Delaware Beaches Online
November was a cautious, stop-and-start month for the D.C. Metro housing market. Mortgage rates slipped to their lowest level in over a year, but economic uncertainty—federal spending cuts, layoffs, and a prolonged government shutdown—kept many buyers and sellers on the sidelines.
Even so, home prices continued to climb, and inventory kept building, giving buyers a bit more breathing room than they’ve had in recent years.
At a Glance: Key November 2025 Stats (Whole D.C. Metro)
| Metric | November 2025 | Year-over-Year Change | Notes |
|---|---|---|---|
| Closed Sales | 3,355 homes | -6.4% | Fewer sales than November 2024 |
| Median Sold Price | $630,000 | +5.0% | Prices continued to rise |
| Median Days on Market | 22 days | +9 days | Homes taking longer to sell |
| New Pending Sales | 3,529 | -4.8% | Fewer homes going under contract |
| New Listings | 2,927 | -5.5% | Fewer sellers listing homes |
| Active Listings (EOM) | 9,142 | +33.7% | Significant increase in inventory |
| Months of Supply | 2.22 | Up from 1.67 | Still seller-leaning, but less tight |
| YTD Closed Sales vs 2024 | — | -0.8% | Slightly fewer sales year-to-date |
Why the Market Feels Sluggish
Despite more favorable mortgage rates, the report highlights a key headwind: economic and job uncertainty tied to federal government spending cuts, layoffs, and the prolonged shutdown.
That uncertainty shows up in three ways:
-
Fewer buyers ready to commit
-
Cautious sellers listing less
-
Longer days on market as buyers become more selective
Prices Are Still Rising
Even in a cooler environment, prices did not retreat:
| Price Measure | November 2025 | Year-over-Year Change |
|---|---|---|
| Median Sold Price (All) | $630,000 | +5.0% |
This combination—slower sales but rising prices—typically indicates that demand is still present, but the pace and leverage in negotiations are shifting.
Inventory Is Building, But It’s Not a Full Buyer’s Market
| Inventory Measure | November 2025 | Year-over-Year Change | Notes |
|---|---|---|---|
| Active Listings (EOM) | 9,142 | +33.7% | More homes available |
| Months of Supply | 2.22 | Up from 1.67 | Below 4–6 months “balanced” benchmark |
| Median Days on Market | 22 days | +9 days | Less urgency, more time for buyers |
Rising inventory and longer days on market mean buyers have more options and time, but the market still leans toward sellers overall.
How Different Property Types Are Performing
Detached Single-Family Homes
| Metric | November 2025 | Year-over-Year Change | Notes |
|---|---|---|---|
| Closed Sales | 1,632 | +0.2% | Essentially flat vs. last year |
| Median Sold Price | $799,000 | +3.1% | Continued price growth |
| Median Days on Market | 21 days | Up from 10 days | Homes selling more slowly |
| Months of Supply | 1.83 | — | Tightest supply among property types |
Takeaway: Detached homes remain the most competitive segment, with solid price growth and relatively tight inventory, even though marketing times are longer than a year ago.
Attached/Townhomes
| Metric | November 2025 | Year-over-Year Change | Notes |
|---|---|---|---|
| Closed Sales | 967 | -2.0% | Slight decline in sales |
| Median Sold Price | $592,000 | +1.2% | Modest price growth |
| Median Days on Market | 23 days | +10 days | Slower pace of sales |
| Months of Supply | 1.94 | — | Still mildly seller-leaning |
Takeaway: Townhomes sit in a middle ground—more balanced than detached homes, with modest price growth and slightly slower turnover.
Condos
| Metric | November 2025 | Year-over-Year Change | Notes |
|---|---|---|---|
| Closed Sales | 756 | -21.9% | Largest drop in sales volume |
| Median Sold Price | $395,000 | +5.3% | Prices still climbing |
| Median Days on Market | 27 days | +9 days | Longer marketing time |
| Months of Supply | 3.21 | — | Closest to a “softening” environment |
Takeaway: Condos are seeing the biggest pullback in sales and higher months of supply, but prices are still rising—presenting selective opportunities for buyers.
Local Hot Spots and Softer Spots
Brighter Spots (Stronger Activity / Pricing)
| Area | Key Metric | November 2025 Result | Notes |
|---|---|---|---|
| Loudoun County, VA | Closed Sales | +8.7% vs. Nov 2024 | Stronger sales with a median price of $735,000 |
| Arlington County, VA | Pending Sales | +25.0% vs. Nov 2024 | Robust contract activity and price growth |
| Arlington County, VA | Median Sold Price | $790,000 (+13.7%) | Significant year-over-year price increase |
| Fairfax City, VA | Closed Sales | +107.7% vs. Nov 2024 | Sales more than doubled |
These Northern Virginia areas show comparatively stronger buyer activity and price resilience.
Softer Spots (Cooler Conditions)
| Area | Metric | November 2025 Result | Notes |
|---|---|---|---|
| Washington, D.C. (District) | New Pending Sales | -17.0% vs. Nov 2024 | Fewer contracts written |
| Washington, D.C. (District) | Closed Sales | -5.8% vs. Nov 2024 | Sales down |
| Washington, D.C. (District) | Median DOM | 33 days | Longest marketing time in the region |
| Washington, D.C. (District) | Months of Supply | 4.84 | Highest supply, most buyer leverage |
| Prince George’s County, MD | Closed Sales | -18.1% vs. Nov 2024 | Noticeable decline in activity |
| Prince George’s County, MD | Median DOM | 29 days | Almost a month to sell |
These markets are cooler, with more inventory and longer marketing times—offering relatively more negotiating room for buyers.
What This Means for You Heading into 2026
If You’re a Buyer
| Consideration | What It Means for Buyers |
|---|---|
| More Inventory | Greater choice and less bidding-war pressure |
| Slower Pace | More time for inspections, second showings, and decisions |
| Segment & Location Differences | More leverage in condos and cooler submarkets; less in hot suburbs |
| Financing | Pre-approval still crucial for desirable homes |
If You’re a Seller
| Consideration | What It Means for Sellers |
|---|---|
| Pricing | Must align with current comps, not past peak markets |
| Time on Market | Expect longer marketing times and more negotiation |
| Property Condition | Clean, updated, move-in ready homes perform best |
| Local Variation | Strategy should reflect your specific submarket and segment |
If You’re an Investor
| Consideration | What It Means for Investors |
|---|---|
| Rising Inventory | Potential for better entry points in select areas |
| Segment Choice | Condos and softer submarkets may offer more value |
| Risk Management | Build conservative rent and appreciation assumptions |
| Fundamentals | Focus on location, condition, and realistic cash flow |
Final Thoughts
The November 2025 D.C. Metro housing market is in a transition phase: slower sales, more inventory, but still-rising prices. Economic uncertainty is weighing on decisions, yet underlying demand—especially in key suburbs and for detached homes—remains solid.
Whether you’re planning to buy, sell, or invest in 2026, this is a market where good data and local expertise really matter. A detailed, neighborhood-level market analysis and a professional valuation can help you make confident decisions in a landscape that is no longer “red-hot,” but far from cold.