N
orthern Virginia’s housing market experienced a sharp increase in inventory this fall. Active listings jumped 39.4% in October 2025, reaching 8,194 from 5,877 a year earlier—levels not seen in several years. The surge outpaced sales growth, easing the long‑standing bidding wars and tight supply that had defined the region.

    Despite the cooling, transactions remained robust. October saw 1,228 homes sold, an 11.5% rise from last year. The median sale price fell 0.9%, sliding from $1,035,782 in October 2024 to $1,026,472. “It’s still a seller’s market, but it’s getting more normal,” said Bic DeCaro, team leader at Bic DeCaro & Associates. “Sellers were surprised by longer market times, and buyers now have better negotiating power for closing costs and contingencies.”

    The influx of listings pushed months of supply to 2.04 in October, up 53.6% from 1.33 months a year earlier— the first sign of a shift away from extreme seller dominance. National inventory rose 32.1% over the same period, giving Northern Virginia a slight edge in supply relief. Donny Samson, CEO of Samson Properties, noted that last year’s imbalance forced prices to rise regardless of condition or price point, and buyers paid above market value without contingencies.

    As of November 21, the market held 1,333 active listings with a median list price of $1,190,478 and 1.42 months of inventory. Weekly absorbed sales hit 228 transactions, and 37.4% of active listings had price reductions—a clear signal of sellers adjusting to demand. Samson predicts that as mortgage rates ease, more buyers will enter the market and sellers will be willing to trade lower‑rate mortgages for higher‑rate ones, increasing inventory and fostering a healthier market.

    DeCaro reflected that agents were initially shocked by the new pace, but now feel confident moving into 2026. “Homes are still selling, just a bit slower—normal in this market. Agents in my peer group are hopeful and ready to capitalize on the changing conditions.”