DMV Real Estate Market Update Q1 2026 – Inventory, Pricing, and Market Trends

The DMV real estate market moves through Q1 2026 with recorded conditions showing changes in inventory levels, pricing metrics, and transaction timing based on aggregated Bright MLS data across Washington, DC, Arlington County (VA), and Montgomery County (MD), representing the core jurisdictions of the Washington metropolitan housing market.

This report reflects March 2026 market activity, with additional inventory comparison data extending into April 2026, alongside select contextual market highlights from the broader reporting period.

📊 Inventory and Supply Conditions

  • Active listings (March 2026): 5,139 (1)
  • Active listings (April 2026): 5,859 (3)
  • Months of Supply (MSI): 4.6 (1)
  • New listings (March 2026): 2,962 (1)

These figures represent recorded inventory levels and listing activity across the aggregated DMV dataset.

💰 Pricing Metrics

  • Median list price (March 2026): $659,000 (1)
  • Median sold price (March 2026): $670,000 (4)
  • Average sold price (rolling): $847,899 (6)
  • Average list price range (reported periods): $846,174 – $949,126 (5)
  • Median list price (April 2026 snapshot): $579,900 (3)

These figures reflect median and average pricing across listed and sold transactions within the aggregated dataset.

⏱️ Days on Market

  • Median Days on Market (DOM): 39 days (4)
  • Cumulative Days on Market (CDOM): 54 days (4)

These metrics reflect recorded time-to-sale performance across the aggregated Bright MLS dataset covering Washington, DC, Arlington County (VA), and Montgomery County (MD).

🏘️ Sales Activity

  • Units sold (March 2026): 1,471 (4)
  • Pending sales: 1,081 (4)
  • Total listed volume: $2.69B (1)
  • DMV aggregate Sales Volume (March 2026): 475 transactions (4)

These figures reflect transaction volume and pending contract activity within the dataset.

🧠 Regional Data Scope

This analysis reflects aggregated Bright MLS data across:

  • Washington, DC
  • Arlington County, Virginia
  • Montgomery County, Maryland

These jurisdictions represent the core coverage area of the inner Washington metropolitan housing market as reflected in the dataset.

✨ Market Color and Contextual Highlights

Within the Washington, DC portion of the March 2026 dataset, recorded sales activity shows continued concentration of higher-value transactions in established Northwest neighborhoods, including Georgetown and Cleveland Park.

The average sold price in Washington, DC for March 2026 was $871,989, reflecting pricing levels within the local dataset during the reporting period (4).

Transaction volume in Washington, DC totaled 475 closed sales, compared to 526 in March 2025, indicating lower year-over-year activity within the same month comparison set (4).

🏛️ Luxury Market Context (External Transaction Reference)

In January 2026, Washington, DC recorded a notable residential transaction when Washington Commanders owner Josh Harris purchased the historic Halcyon House in Georgetown for $28 million.

The 30,000-square-foot property at 3400 Prospect St. NW was an off-market transaction and established a new record for the highest recorded residential sale in Washington, DC history.

While outside the March reporting window, this transaction provides broader context for continued activity at the ultra-high end of the Washington, DC luxury housing market.

🏡 Buyer and Seller Conditions (Data-Based Summary)

  • Inventory levels increased across reporting snapshots
  • Median pricing remained stable between list and sold figures
  • Days on market reflect a measured transaction cycle
  • Sales volume remains consistent across year-over-year comparison points

📌 Data Sources

  • Bright MLS – March 2026 Market Snapshot
  • Bright MLS – Inventory & Listing Data (March 2026)
  • Bright MLS – April 2026 Inventory Snapshot
  • Bright MLS – Sold, Pricing, and Market Metrics (March 2026)
  • Bright MLS – List Price Averages (Comparative Reporting Periods)
  • Bright MLS – Rolling 12-Month Sold Price Average
  • Public reporting – Halcyon House Georgetown transaction (January 2026)

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