Home is where the Real E$tate is by Fergus

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):  $670,0...

In most major cities, the relationship between office space and daily life has shifted in ways that are still playing out. Buildings that once operated at full capacity five days a week are now used more selectively—while demand for housing in those same urban cores remains strong .  What’s changed in 2026 is not the concept—but the   scale and the conditions driving it .  This isn’t about empty offices. It’s about a structural shift in how space is used—and what no longer makes sense as office space. A Market in Transition, Not Collapse The most important driver behind this shift is how people are actually using offices today. Office attendance has rebounded meaningfully from pandemic lows, but it has not returned to pre-2020 norms. As of 2025, utilization remained roughly  30% below pre-COVID levels , even at its post-pandemic peak¹. At the same time, hybrid work has settled into a long-term pattern, with many employees in the office  two to three days per wee...

  Note: This overview reflects a synthesis of national housing forecasts, regional MLS reporting (including Bright MLS), public economic data, and widely cited home design and staging trend reports. It’s intended as a practical snapshot—not a prediction. As we move into 2026, the real estate market across Washington, DC, Maryland, and Northern Virginia feels more grounded than it has in years. The urgency of the early 2020s has faded, but demand remains steady—especially in walkable, well-located neighborhoods. Buyers are cautious but engaged, sellers are more strategic, and homes that succeed are those that feel current, well-priced, and thoughtfully presented. Below is a clear, DMV-focused look at what’s shaping the market in 2026. The 2026 Market Snapshot As of January 2026, average mortgage rates for a 30-year fixed loan hover around 6.1%, with 15-year fixed rates near 5.5%, varying based on daily market conditions, credit profiles, and loan types. While these rates are above t...

Welcome back. As the holiday season winds down and a new year approaches, this is an ideal moment to reflect on what the 2025 housing market revealed—and how buyers can use those lessons to prepare for 2026. The 2025 housing market offered an important reminder: conditions don’t have to be  perfect  for buyers to find real opportunities. Here in Washington, DC and across the DMV, buyers experienced more choice than in prior years, less frantic competition, and brief but meaningful windows where affordability improved. While mortgage rates dominated headlines, 2025 quietly reinforced an important truth:  strategy, preparation, and local market knowledge often matter just as much as the rate itself . As we look toward 2026, these lessons can help buyers make smarter, more confident decisions. 1. Equity Still Grew — Even in a Slower Market Even with more modest price growth, homeowners continued to build equity throughout 2025. National median sale price data from October 20...

Hello and welcome back after a month-long hiatus — partially due to an extended stay in Southern Spain/Costa Del Sol (Pro tip: visit in October for perfect weather and fewer people.) With winter around the corner and major economic/political headlines dominating the news, this is a good moment to break down what’s happening nationally and right here in the DMV. Mortgage rates are near a two-year low, giving both buyers and refinancers reasons to re-engage. Meanwhile, the federal government shutdown is over through  January 30th, 2026 . Here’s what you need to know if you’re buying, selling, or investing in the DC metro area. * Mortgage Rate Snapshot (Nationally) 30-year fixed:  6.16% 15-year fixed:  5.61% 20-year conventional:  6.12% Refinance (30-year):  6.93% Rates are expected to remain close to  6.2%  through year-end, with a potential Fed rate cut in December that may benefit buyers early next year. Individual circumstances still matter — I just s...