JACOB RENALDO / DC METRO MARKET PULSE
Know the market.
Plan your next move.
Weekly contract activity and monthly housing trends for Washington, DC, Maryland, and Northern Virginia. Clear numbers, local context, and a practical starting point for your next conversation.
Reviewed November 10, 2026 · Weekly: November 1–7 · Monthly: September 2026
THE WEEKLY SNAPSHOT
Fewer contracts than a year ago.
For November 1–7, 2026, the six reporting markets recorded fewer new contracts than during the same calendar dates in 2025. A one-week comparison is a useful pulse check; it does not establish a price trend or predict what one home will sell for.
New contracts
903 in the same dates of 2025
Weekly contract change
197 fewer contracts year over year
Year-to-date contract change
45,292 vs. 47,331 through November 7
| Reporting market | 2025 | 2026 | YoY change | Avg. days* | YTD YoY† |
|---|---|---|---|---|---|
| Washington, DC | 130 | 95 | -26.9% | 80.5 | -8.2% |
| Montgomery County | 169 | 137 | -18.9% | 58.8 | -4.1% |
| Prince George’s County | 148 | 127 | -14.2% | 53.7 | -5.0% |
| Northern Virginia | 260 | 212 | -18.5% | 43.4 | -2.5% |
| Loudoun County | 110 | 60 | -45.5% | 43.7 | -10.5% |
| Prince William County | 86 | 75 | -12.8% | 47.1 | +1.1% |
*Average days on market for homes receiving contracts in this week, not closed sales. †January 1–November 7. YoY means year over year. Derived from Bright MLS.
Price bands tell a more local story.
In Northern Virginia, weekly contracts at $750,000 and above increased from 117 to 120, while contracts below $750,000 fell from 143 to 92. Overall activity can soften even when a particular price segment moves differently. Small counts can produce large percentage swings.
| Reporting market | Below $750,000 | $750,000 and above |
|---|---|---|
| Washington, DC | 71 → 60 | 59 → 35 |
| Montgomery County | 102 → 91 | 67 → 46 |
| Prince George’s County | 143 → 124 | 5 → 3 |
| Northern Virginia | 143 → 92 | 117 → 120 |
| Loudoun County | 67 → 34 | 43 → 26 |
| Prince William County | 66 → 54 | 20 → 21 |
THE MONTHLY VIEW
Supply, pricing, and pace.
September 2026 monthly snapshot. Monthly figures describe a different period from the weekly snapshot above. They should not be treated as a single live market reading.
| Reporting market | Closed sales | New listings | New contracts | Contracts YoY |
|---|---|---|---|---|
| Washington, DC | 390 | 1,380 | 499 | -9.3% |
| Montgomery County | 669 | 1,344 | 710 | -17.4% |
| Prince George’s County | 552 | 1,051 | 604 | -17.0% |
| Northern Virginia | 1,235 | 2,195 | 1,217 | -15.8% |
| Loudoun County | 331 | 626 | 336 | -25.7% |
| Virginia Countryside | 331 | 563 | 307 | -17.0% |
| Reporting market | Available homes | Inventory YoY | Median sold price | Price YoY |
|---|---|---|---|---|
| Washington, DC | 2,912 | +0.6% | $656,500 | -3.8% |
| Montgomery County | 2,287 | +29.3% | $611,000 | +1.9% |
| Prince George’s County | 2,202 | +24.8% | $450,000 | 0.0% |
| Northern Virginia | 3,192 | +32.3% | $745,000 | +4.2% |
| Loudoun County | 956 | +40.4% | $760,000 | +1.0% |
| Virginia Countryside | 1,275 | +42.8% | $429,900 | -4.4% |
| Reporting market | Avg. days to contract | Months of supply | Contracts within 30 days |
|---|---|---|---|
| Washington, DC | 70 | 5.8 | 51.9% |
| Montgomery County | 47 | 3.2 | 58.0% |
| Prince George’s County | 57 | 3.6 | 51.8% |
| Northern Virginia | 35 | 2.6 | 65.7% |
| Loudoun County | 37 | 2.8 | 61.6% |
| Virginia Countryside | 51 | 4.2 | 51.5% |
Underlying listing data: Bright MLS. Summary and presentation: Jacob Renaldo. “Contracts within 30 days” measures the share of new contracts reported within that marketing period, not the share of all listings that sold.
PUT THE NUMBERS TO WORK
What this means for your move.
The figures show differences worth investigating, not one verdict for every home. The following is my interpretation of the reported data, rather than a forecast from the source.
If you are buying
Inventory was higher than a year earlier in all six monthly reporting areas. That can broaden the set of homes to compare, but it does not mean every listing will accept a discount. Focus on the property’s condition, relevant competing homes, ownership costs, and the terms that protect your decision.
If you are selling
New monthly contracts were lower across these reporting areas, while median sold prices moved in different directions. Price from relevant recent sales and current competition, then review showing activity and feedback. A regional percentage is not a valuation for your home.
Affordability needs a property-specific calculation.
Compare current lender terms and the full ownership budget, including taxes, insurance, association costs, and maintenance. A county’s median price cannot determine what is affordable for your household. These market statistics are not mortgage-rate quotes.
READ THE DATA WITH CONFIDENCE
A few definitions matter.
Contracts, closings, inventory, and marketing time answer different questions. Keeping them separate makes the trends more useful.
- New contracts
- Homes reported as receiving contracts during the stated period. These are not completed sales.
- Closed sales and median sold price
- Completed transactions and the midpoint of their sale prices. A changing mix of homes can move the median; it does not measure appreciation of every property.
- Available inventory
- Homes fully available at the report’s month-end snapshot, rather than every listing that appeared during the month.
- Months of supply
- The report’s measure of available inventory relative to its contract pace. It is an area-level indicator, not a promise of how long a particular home will take to sell.
- Average days on market
- Here, the average marketing time of homes receiving contracts. Do not substitute median days or closed-sale marketing time.
SOURCES & COVERAGE
Dated data. Transparent sources.
Underlying listing data: Bright MLS. Independent summary, calculations, and presentation by Jacob Renaldo. Figures are compiled from secondary reports and clearly dated; this is not a direct MLS feed.
Data source and reporting periods
Underlying listing data: Bright MLS. Summary, calculations, and presentation: Jacob Renaldo.
Figures were compiled from secondary market reports using Bright MLS listing data. This is an independent summary, not a direct MLS feed. Weekly figures cover November 1–7, 2026 compared with the same dates in 2025. Monthly figures cover September 2026 compared with September 2025. Data were reviewed November 10, 2026.
Coverage and definitions
In the monthly comparison, Northern Virginia covers Arlington and Fairfax counties and the cities of Alexandria, Falls Church, and Fairfax. Loudoun and Prince William are separate weekly rows. Virginia Countryside covers Clarke, Fauquier, Frederick, Shenandoah, and Warren counties and Winchester. These reporting areas do not cover every jurisdiction in Maryland or Virginia. The weekly Northern Virginia label is retained as supplied; its precise boundary is not separately specified in the weekly source.
Prince William appears in the weekly section only. Virginia Countryside appears in the monthly section only. Expired, canceled, and withdrawn listing counts are not supplied and are not estimated.
Average days on market refers to homes receiving contracts, not completed sales. The share contracting within 30 days is not the share of all listings that will sell. Median sold price can change with the mix of properties sold.
Where source narrative conflicts with a table, this summary uses the table. Percent changes are reported values or calculations from displayed counts, rounded to one decimal. Figures may be revised. Both reporting periods must be checked before the next update.
What is happening around your home?
Tell me the neighborhood, property type, and your timeline. We can put these regional trends alongside the specific homes that matter to your move.
Jacob Renaldo | REAL Broker
DC SP40000816 · MD 5007606 · VA 0225258502