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...

Introduction I like to check in periodically with what I’m actually seeing in the DMV housing market — not just headlines, but what’s unfolding in real time for buyers and sellers. Lately, there have been some subtle but meaningful shifts. Inventory is gradually improving compared with the tight conditions of recent years, mortgage rates have eased somewhat from their peak levels, and buyers are beginning to encounter a bit more flexibility when it comes to negotiation. It’s not a dramatic reset, but it does suggest a more balanced market — a trend reflected not only in day-to-day activity here locally, but also in recent housing data and forecasts from sources such as Bright MLS, Freddie Mac, and Realtor.com, and current mortgage rate insights from Google's AI feed. What’s Changing in 2026: More Choices, More Power Active listings in the DMV have increased approximately 20% year-over-year, comparing early 2026 to the same period in 2025. This rise marks a notable and sustained imp...

Hello and welcome back to my blog... Summer is winding down across the DMV, and the housing market has reflected that shift. Over the past few months, inventory climbed and buyer urgency eased compared with the spring, but the market was far from quiet: well-priced, well-presented homes still drew strong attention. As the season turns to fall — when activity often picks up after vacations end and routines resume — this recap highlights the summer’s data trends, standout sales (from trophy mansions to hidden gems), and a few listings still sitting, often because they’re priced or positioned for a different market. Market snapshot — headline stats Inventory in the Washington, D.C. metro surged this summer — active listings were roughly 10,283 at the end of July, about +40% year-over-year [1]. Median sale metrics vary by submarket: Washington, D.C. saw a mid-$600Ks median [2], while Northern Virginia’s median sits higher (suburban NOVA medians cluster around the $700K range). Con...