Washington, D.C. Metro Housing Market Update — January 2026
Data Source: Bright MLS Weekly Market Report
Report Prepared by Square Feet Appraisals in Collaboration with Delaware Beaches Online
January didn’t kick off 2026 with fireworks. It kicked off with friction.
Across the Washington, D.C. Metro, closed sales fell year-over-year, buyers took longer to commit, and sellers didn’t flood the market with fresh listings. At the same time, prices still pushed higher overall—while the more “entry-level” side of the market (especially condos) showed softer conditions.
The market in one table
| Metric | Jan 2026 | Jan 2025 | YoY Change |
|---|---|---|---|
| Closed Sales | 2,450 | 2,732 | -10.3% |
| Median Sold Price | $585,000 | $558,285 | +4.8% |
| Median Days on Market | 36 days | 23 days | +13 days |
| New Pending Sales | 3,196 | 3,137 | +1.9% |
| New Listings | 3,541 | 3,726 | -5.0% |
| Active Listings | 7,142 | 6,054 | +18.0% |
| Months of Supply | 1.74 | 1.45 | +0.29 |
| Showings | 76,810 | 75,529 | +1.7% |
What that feels like on the ground: fewer closings, more choices than last year, and a slower pace—yet still enough demand to keep the median price up.
The December-to-January reality check
A lot of January is seasonal. But the month-to-month shifts still matter for timing.
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Closed sales: -35.2% vs. December
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Median sold price: -5.6% vs. December
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Median days on market: +9 days vs. December
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New pending sales: +14.3% vs. December
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New listings: +66.0% vs. December
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Active listings: +1.4% vs. December
Translation: the market slowed the way January usually slows—but pending activity nudged up, which can be an early sign that buyers are starting to reemerge as rates settle.
Detached vs. townhomes vs. condos
This is where January gets interesting: not all “affordable” segments behaved the same way. Prices rose for detached homes, townhomes stayed flat, and condos slipped year-over-year—paired with longer days on market across the board.
By property type (Jan 2026 vs. Jan 2025)
| Property Type | Closed Sales | Median Price | Median DOM | New Pendings | New Listings | Active Listings | Months Supply |
|---|---|---|---|---|---|---|---|
| Detached | 1,084 (-3.7%) | $750,000 (+2.1%) | 31 (+13) | 1,396 (+10.6%) | 1,376 (-1.8%) | 2,576 (+19.9%) | 1.35 (+0.21) |
| Townhomes | 711 (-7.2%) | $575,000 (+0.0%) | 36 (+17) | 902 (+2.3%) | 946 (-7.9%) | 1,687 (+16.3%) | 1.48 (+0.24) |
| Condos | 654 (-22.0%) | $375,000 (-1.3%) | 43 (+11) | 897 (-9.6%) | 1,219 (-5.7%) | 2,879 (+17.3%) | 2.74 (+0.56) |
Quick takeaway: condos had the sharpest pullback in sales and the most supply. Detached homes stayed comparatively steadier on both demand and pricing.
Local markets: where prices popped (and where the pace slowed)
Across most local markets, sales were down year-over-year—but price and speed varied a lot.
Closed sales, prices, and days on market (Jan 2026)
| Area | Closed Sales (YoY) | Median Price (YoY) | Median DOM (YoY) |
|---|---|---|---|
| Alexandria City, VA | 98 (-20.3%) | $503,250 (-23.8%) | 48 (+22) |
| Arlington County, VA | 97 (-25.4%) | $700,000 (+15.3%) | 44 (+15) |
| Fairfax City, VA | 12 (-20.0%) | $718,000 (-23.2%) | 9 (-8) |
| Fairfax County, VA | 568 (+1.4%) | $675,000 (-3.6%) | 26 (+15) |
| Falls Church City, VA | 11 (+120.0%) | $1,015,000 (+35.3%) | 58 (+55) |
| Frederick County, MD | 179 (-7.3%) | $482,500 (+6.0%) | 36 (+9) |
| Loudoun County, VA | 207 (-20.4%) | $700,000 (+1.3%) | 26 (+11) |
| Montgomery County, MD | 507 (+3.5%) | $595,000 (-0.8%) | 37 (+18) |
| Prince George’s County, MD | 430 (-15.2%) | $440,000 (-1.1%) | 34 (+9) |
| Washington, DC | 341 (-24.1%) | $652,500 (+18.1%) | 58 (+15) |
Buyer activity and visibility (pendings, listings, showings)
| Area | New Pendings (YoY) | New Listings (YoY) | Showings (YoY) |
|---|---|---|---|
| Alexandria City, VA | 136 (+6.3%) | 149 (+13.7%) | 2,665 (+0.4%) |
| Arlington County, VA | 134 (-13.0%) | 179 (+3.5%) | 3,343 (-4.3%) |
| Fairfax County, VA | 701 (+13.1%) | 664 (+1.2%) | 18,551 (+3.7%) |
| Frederick County, MD | 264 (+21.7%) | 270 (+0.7%) | 4,535 (+9.4%) |
| Loudoun County, VA | 312 (+15.6%) | 313 (-6.6%) | 6,054 (-10.6%) |
| Montgomery County, MD | 594 (+0.5%) | 594 (-5.1%) | 14,990 (+2.0%) |
| Prince George’s County, MD | 584 (-6.3%) | 701 (+0.1%) | 15,621 (+10.9%) |
| Washington, DC | 441 (-12.3%) | 638 (-20.4%) | 10,300 (-8.3%) |
Inventory and months of supply: who has the most “breathing room”?
Months of supply is one of the fastest ways to see where buyers have leverage.
| Area | Active Listings (YoY) | Months of Supply (YoY) |
|---|---|---|
| Alexandria City, VA | 237 (+50.0%) | 1.45 (+0.48) |
| Arlington County, VA | 300 (+22.4%) | 1.58 (+0.24) |
| Fairfax County, VA | 929 (+15.3%) | 0.95 (+0.13) |
| Frederick County, MD | 480 (+34.5%) | 1.63 (+0.47) |
| Montgomery County, MD | 1,168 (+37.7%) | 1.45 (+0.40) |
| Prince George’s County, MD | 1,555 (+41.1%) | 2.38 (+0.90) |
| Washington, DC | 2,016 (-3.6%) | 3.91 (+0.01) |
The headline here: Washington, DC is sitting at 3.91 months of supply, which is materially looser than most surrounding jurisdictions.
What this means right now (practical takeaways)
If you’re buying
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You have more options than last year (active listings up 18%).
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Condos are where the market looks softest (sales down 22% with higher supply and longer marketing times).
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Negotiation power depends heavily on submarket and property type—DC looks very different than many nearby areas.
If you’re selling
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The market is taking longer to absorb listings (metro median days on market up to 36 days).
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Pricing and presentation matter more in condo-heavy segments right now.
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Even in a slower month, well-positioned listings still move—especially when priced to today’s reality, not last spring’s.
Outlook for spring 2026
The broader expectation is a more active spring as rates settle and inventory improves. But uncertainty can keep both buyers and sellers cautious, and the DC region may see softer price conditions than some other Mid-Atlantic markets—especially where supply is building.