Summer is knocking. The azaleas are past peak, the evenings are warming, and if you've been sitting on the sidelines of the DC real estate market — either waiting to buy or wondering whether to sell — you've probably been watching and wondering: is now actually a good time to move?
The short answer is: it depends on which side of the transaction you're on. The longer answer is worth reading.
Market updates, neighborhood breakdowns, and straight talk on buying and selling in DC — from an agent who works these streets every day. No fluff, no spam.
What the Numbers Are Saying
According to a new report from Bright MLS covered by UrbanTurf, pending home sales jumped 9.3% — the strongest month-over-month showing for contracts since last spring — with every local jurisdiction recording gains. Showings rose 12%, a sign that buyer engagement isn't just ticking up on paper; people are actually walking through doors. New listings climbed 7% year-over-year, and total active inventory across the metro hit 10,340 homes, a 5.3% increase over April 2025 — a notable turnaround after inventory growth had been slowing through the first quarter.
Prices held relatively steady, with the median sold price reaching $661,000, up about 1% from April 2025. And homes are moving: the median days to contract was just 8 days, meaning well-priced properties aren't sitting around.
That said, the picture looks different depending on where exactly you're focused. Arlington County saw the sharpest appreciation in the region, with the median price climbing nearly 15%. DC proper told a different story: the median price dropped nearly 12% year-over-year to $661,500 — a reflection of the ongoing pressure from federal workforce uncertainty and a seller pool that has been slower to list than the rest of the metro.
As Bright MLS chief economist Lisa Sturtevant put it: "Economic pressure and continued cuts to the federal government still weigh on the DC region. Despite the headwinds, April activity showed optimism for the housing market. Buyers with financial flexibility are still in the market, but volatile mortgage rates leave other budget-conscious buyers on the sidelines."
That quote captures the tension well. This is a real recovery — but not a uniform one, and not one that runs on autopilot.
What This Means If You're Buying
This is genuinely one of the better buying environments DC has seen in several years, and I think a lot of buyers don't fully realize it yet.
The panic-offer era is largely behind us. The fact that homes are going under contract in a median of 8 days tells you that well-priced homes still move fast — but it also tells you that overpriced or poorly presented homes are not getting the same treatment. You now have room to be selective, schedule inspections, and negotiate without someone sweeping in two hours later with a cash offer and no contingencies.
The 12% jump in showings is significant because it tells you the buyer pool is growing. That's good news for the market overall, but it also means the window where competition is moderate may not stay open indefinitely. If you've been pre-approved and waiting for the right moment, summer 2026 is a reasonable time to move.
One thing worth watching: DC proper's price softness. A nearly 12% year-over-year drop in median price in the District is a real data point — and for buyers who've had their eye on neighborhoods like Bloomingdale, Shaw, or Logan Circle, it may represent genuine opportunity. Prices in the District can and do rebound; buying into softness in a fundamentally strong urban market has historically worked out well for patient buyers.
The move: Get pre-approved, know your number, and stay close to what's coming to market. Quality inventory still moves in under two weeks.
What This Means If You're Selling
The regional picture is encouraging, but you need to understand which part of the region you're in.
If you're in Northern Virginia — particularly Arlington — the market is actively rewarding sellers right now. A nearly 15% appreciation in median price is not a typo. Demand is strong, inventory is competitive, and well-prepared homes are getting multiple looks.
If you're selling in DC proper, the calculus is more nuanced. The 12% drop in median price isn't necessarily your home's story — medians shift based on what's selling, and the mix of properties that closed in April matters a lot. But it does tell you that the market is not giving sellers a free pass on price. Buyers have more choices than they've had in years, and they're using that leverage.
The good news: the 8-day median days to contract means that correctly priced, well-presented homes are still finding buyers quickly. The sellers who are struggling are the ones who priced for 2022 and are now chasing the market down with reductions. That's the scenario you want to avoid.
Also worth noting: new listings in DC proper were actually down year-over-year while the rest of the metro climbed 7%. That means there's less competition from fellow sellers in the city right now — which is a real advantage if you're ready to move.
The move: Price it right from day one. The buyers who are active in this market are informed, and they'll walk past an overpriced listing without a second thought.
Why This Market Especially Rewards Having a Good Agent
I know, I know — I'm biased. But hear me out.
When the market is simple, almost anything sells. When the market is nuanced — when Arlington is up 15% and DC proper is down 12% and the median days to contract is 8 but some homes are sitting for 60 — the difference between good representation and going it alone gets very real, very fast.
On the buyer side, that means understanding which listings are priced to move and which ones have been sitting for a reason. It means off-market access to homes that never hit Zillow. It means a negotiation strategy built on what actually closed in your target neighborhood last month, not what an algorithm says.
On the seller side, it's hyper-local pricing informed by real comps. It's marketing that reaches buyers before a property hits the open market. It's knowing which buyers in my network are actively looking right now and making that call before the sign goes in the ground.
Zillow is a great place to look at houses. What happens next — the offer, the inspection, the negotiation, the appraisal, the closing — that's where having someone in your corner makes all the difference.
If you're thinking about buying or selling in DC this summer, let's talk. No pressure, no pitch — just a real conversation about where you are and what the market actually looks like from inside it.
Eric Nielsen is a Washington, DC real estate agent with RLAH | @properties, specializing in the neighborhoods of Bloomingdale, Shaw, Logan Circle, NoMa, and the broader NW and NE DC market. He publishes regular market updates, buyer guides, and neighborhood breakdowns for DC buyers and sellers who want to make informed decisions — not just fast ones.
Find him at ericsellsdc.com or reach out directly to talk through what the market looks like for your situation.
Sources: UrbanTurf: DC-Area Home Sales Jump 10% in April As Market Surges (citing Bright MLS) · DC Metro MLS data via RealEstateInTheDistrict.com · MarketPro Homebuyers 2026 DMV Forecast · The Jamil Brothers DC Sellers Guide 2026
