Six weeks of rate stability at 6.49% meets a sharpening DMV divide — NVAR’s mid-year report confirms NoVA resilience as DC inventory climbs and Montgomery County’s hottest neighborhoods clear in under a week

The 30-year fixed mortgage held nearly flat at 6.49% this week (Freddie Mac, June 25) — up just two basis points from last week and now 28 basis points below this time last year. Six consecutive weeks of rate stability have set a predictable floor for the market, but the stories unfolding beneath that floor are anything but uniform. NVAR’s freshly released mid-year housing forecast confirms Northern Virginia’s remarkable durability: 1,958 closings in May, up 11% year-over-year, at a $812,012 median — gains posted despite significant federal workforce disruptions and inflationary pressure that kept rates higher than anticipated. Meanwhile, Washington DC’s active listing count continues its climb, up 21.9% year-over-year, and Prince George’s County’s days-on-market have stretched to the high 50s. Montgomery County is splitting in two: Bethesda and Silver Spring clearing in 6 days, while other zip codes push past 40. The DMV divergence that began in Q1 is now structural.

By the Numbers

Market	Median	YoY	DOM
Washington, DC	$695,000	−0.8%	49 days
Montgomery County, MD	$622,000	+3.8%	38 days
Prince George’s County, MD	$440,000	−2.2%	58 days
Northern Virginia	$812,012	+2.9%	15 days

Sources: Freddie Mac PMMS (June 25, 2026), NVAR Mid-Year Forecast (June 25, 2026), Bright MLS, Redfin Data Center, Maryland Realtors.

What’s Actually Driving the Market

1. Rate stability is a double-edged sword. Six weeks at the same rate level provides predictability, but it’s also keeping fence-sitters in place. At 6.49%, the 30-year is 28 basis points below June 2025 — a modest tailwind worth roughly $130/month on a $600K loan. The consensus forecast for H2 2026 still points toward the high-5% to low-6% range by Q4, which means buyers waiting for a breakout may be waiting another 90–120 days. Those who act now lock in improving inventory conditions before fall competition returns.

2. NVAR’s mid-year report is the week’s biggest data release — and it’s a seller’s story. Released June 25, NVAR’s mid-year update with George Mason University’s Center for Regional Analysis called Northern Virginia’s performance “remarkable resilience despite economic headwinds.” With only 1.93 months of supply, 11% sales growth, and inventory up just 3.7% YoY, NoVA is a seller’s market operating inside a region that increasingly looks balanced-to-buyer everywhere else. The driver: NoVA’s buyer base skews heavily private-sector — tech, defense contracting, and relocating families — largely insulated from federal workforce reductions.

3. DC and PG County are in a buyer-power window. Washington DC’s 21.9% active listing surge and 49-day DOM mean buyers haven’t had this much leverage since 2019. Former federal workers and government contractors listing homes are creating genuine negotiating opportunities. Prince George’s County, with a $440K median and 58-day DOM, is seeing a pile-up of listings not from new supply but from homes simply taking longer to sell — a distinction that matters: these are real properties, priced close to market, waiting for the right buyer to engage.

For First-Time Buyers

Prince George’s County at $440K with 58-day DOM is the entry-level opportunity of the summer — real inventory, real negotiating room. Target the New Carrollton corridor, Hyattsville, and Bowie for sub-$450K options with Metro access. Maryland Mortgage Program’s SmartBuy product (student loan forgiveness + home purchase) and DC Open Doors (up to 3.5% forgivable assistance) are both currently funded. If you’re pre-approved and willing to engage in this market, you have more leverage right now than you will in September when fall buyer demand returns and this window closes.

For Sellers

Northern Virginia is where sellers win cleanly — 15-day DOM and a $812K median up 2.9% means Fairfax, Arlington, and Alexandria move fast for correctly priced homes. Montgomery County is a strong second: Bethesda and Silver Spring neighborhoods clearing in 6 days, with a +3.8% YoY median at $622K. DC sellers face the most challenging conditions with 49-day DOM and a crowded field; overpricing at listing is the costliest mistake right now. In Prince George’s County, price at or just below recent comps — the market will not reward aspirational pricing in this environment.

For Luxury Clients ($1M+)

McLean, Bethesda, and North Arlington continue to outperform at the $1.4M+ tier, insulated from federal sector softness by private-sector demand. Montgomery County’s luxury market (>$1M) is benefiting from its 6-day absorption pace in prime neighborhoods — well-staged Georgetown-Row and Chevy Chase listings are moving. The pressure zone remains DC’s federal-adjacent corridor ($800K–$1.3M) in Capitol Hill, Navy Yard, and Southwest Waterfront, where 50+ day DOM and seller concessions are increasingly standard. Price discovery is still happening in that tier.

For Investors

Two active plays. In Northern Virginia, the 1.93-month supply and 11% sales growth signal continued resale upside for short-hold strategies in Fairfax and Prince William counties. In Prince George’s County, the cash-flow case is strengthening: $440K median, 58-day DOM, and growing rental demand from displaced federal workers who aren’t ready to buy create a durable acquisition window. Cap rates in the Hyattsville–Bowie–New Carrollton corridor are running 5.5%–6.2%, ahead of DC urban product (~5.2%) and favorable relative to the 6.49% 30-year rate at typical investor LTVs. This is one of the better cash-flow entry windows in PG County in the past four years.

Rates ease to 6.47% as DC inventory hits one of its biggest surges on record — NoVA’s $812K median and 11% sales jump reveal two very different DMV markets

The 30-year fixed slipped to 6.47% this week (Freddie Mac, June 18) — a five-basis-point dip from last week and 34 basis points below this time last year. That incremental rate relief is landing against a backdrop of sharply diverging submarket conditions: Washington, DC’s active inventory surged 22.7% year-over-year in June, one of the three largest jumps in records dating back to 2012, driven in part by former federal workers offloading homes. Meanwhile, Northern Virginia posted its strongest sales data of the year — 1,958 closings in May, up 11% YoY — at a median of $812,012. The DMV is no longer one market. It’s two.

By the Numbers

Market	Median	YoY	DOM
Washington, DC	$680,000	+3.0%	36 days
Montgomery County, MD	$650,000	+6.5%	34 days
Prince George’s County, MD	$440,000	−2.2%	67 days
Northern Virginia	$812,012	+2.9%	15 days

Sources: Freddie Mac PMMS (June 18, 2026), Bright MLS May 2026 Report, NVAR May 2026, Redfin Data Center, Maryland Realtors.

What’s Actually Driving the Market

1. Rate relief is real but incremental. At 6.47%, the 30-year is now 34 basis points below June 2025 — enough to improve purchasing power by roughly $180/month on a $600K loan. But buyer psychology is still anchored to the prospect of a sub-6% rate later this year, keeping some fence-sitters in wait mode. The directional trend remains intact: most forecasts point to the high-5% to low-6% range by Q4 2026.

2. DC’s inventory surge is historic — and it’s not over. Active listings in Washington, DC jumped 22.7% year-over-year, the third-largest single-month increase since Redfin began tracking in 2012. The primary driver: former federal workers and government contractors listing homes they can no longer afford to carry. This dynamic has extended days-on-market from 26 to 36 days in DC proper and is giving buyers negotiating leverage they haven’t seen in three years.

3. Northern Virginia is operating on a different cycle. With 11% more closed sales YoY, a 15-day DOM, and active listings up only 3.7%, NoVA is functioning as a seller’s market within a broader buyer-leaning region. The distinction: NoVA’s buyer base is heavily weighted toward private-sector tech, defense contractors, and relocating families — demographics largely insulated from federal workforce reductions.

For First-Time Buyers

Prince George’s County remains the most accessible DMV entry point at $440K median, and the 67-day DOM means real negotiating room on homes that have been sitting. Specific targets: Hyattsville, Bowie, and the New Carrollton corridor all offer sub-$450K inventory with Metro access. DC Open Doors (up to 3.5% assistance, forgivable for qualified buyers), the Maryland Mortgage Program’s SmartBuy product (student loan forgiveness paired with home purchase), and Virginia HDA programs across Prince William and Loudoun counties are all currently funded and available. Act this summer — inventory historically tightens in August as fall school-year demand resurges.

For Sellers

Northern Virginia is where sellers are winning cleanly — 15-day DOM and a $812K median up 2.9% means well-priced homes in Fairfax, Arlington, and Alexandria are moving without price reductions. Montgomery County is a close second at 34 days and +6.5% YoY; properly priced homes in Silver Spring and Bethesda are going under contract in under a week. DC sellers face the most challenging conditions with 36-day DOM and a crowded listing landscape — overpricing now is a costly mistake. In Prince George’s County, price at or slightly below recent comps to compete on the 67-day inventory.

For Luxury Clients ($1M+)

McLean, Bethesda, and North Arlington continue to outperform the region at the $1.4M+ tier, insulated from federal workforce softness by private-sector and tech buyer demand. Georgetown’s $1.8M–$2M segment saw selective activity in late June with limited competing inventory, giving well-positioned sellers leverage. The pressure zone remains DC’s federal-adjacent luxury corridor ($800K–$1.3M) in Capitol Hill, Navy Yard, and the Southwest Waterfront — where 50+ day DOM is increasingly common and seller concessions are back on the table.

For Investors

Two plays stand out right now. In Northern Virginia, the 15-day DOM and +11% sales growth signal strong resale upside for fix-and-flip or short hold strategies — particularly in Fairfax and Prince William counties where price growth is outpacing the region. In Prince George’s County, the cash-flow thesis is improving: the $440K median, 67-day DOM, and robust rental demand from displaced federal workers who aren’t buying yet create a durable acquisition window. Cap rates in the Hyattsville–Bowie–New Carrollton corridor are running 5.5%–6.2%, ahead of DC urban product (5.2%) and favorable against the current 6.47% 30-year rate at typical LTVs. This is one of the better entry windows in PG County since 2022.

Rates tick to 6.52% as DC median falls 2.1% YoY — federal uncertainty keeps DMV inventory elevated, but Prince George’s moves fastest at 21 DOM

After three straight weeks of rate declines, the 30-year fixed ticked back up to 6.52% this week — a modest reversal, not a trend break. More significant: Washington DC’s median home price slipped to $700,000, a 2.1% year-over-year decline, as elevated inventory — up roughly 44% from 2024 levels — continues shifting leverage toward buyers in the District. Northern Virginia has cooled from its 2025 peak while Prince George’s County’s 21-day DOM makes it the DMV’s fastest-moving market right now.

By the Numbers

Market	Median	YoY	DOM
Washington, DC	$700,000	−2.1%	56 days
Montgomery County, MD	$650,000	+2.0%	38 days
Prince George’s County, MD	$450,000	−1.0%	21 days
Northern Virginia	$720,500	−2.0%	30 days

Sources: Freddie Mac PMMS (June 11, 2026), Redfin, Bright MLS, NVAR, Maryland Realtors, PropertyIQ.

What’s Actually Driving the Market

Three forces are reshaping the DMV this week. Federal workforce uncertainty remains the dominant demand suppressor. Federal job reductions and contractor anxieties have kept buyer demand subdued region-wide since late 2025 — DC’s 2.1% median decline and 56-day DOM directly reflect this. Inventory stays historically elevated. Active listings across the DMV are up roughly 44% from 2024 levels; Prince George’s County alone saw a 29.6% YoY inventory surge, flooding buyers with options and giving negotiating leverage that hasn’t existed in this region since 2019. Rate volatility is slowing decision-making. The 30-year ticking back to 6.52% after three weeks of declines reinforces the stop-start pattern buyers have experienced all year — but rates are still down 32 basis points from a year ago, and the directional trend toward the low-6% range by late 2026 remains intact.

For First-Time Buyers

This is a real buyer’s window, particularly in Prince George’s County and Montgomery County. PG County’s $450K median is the most accessible entry point in the DMV, and the 21-day DOM means properly priced homes move fast — but overpriced inventory is sitting, giving buyers room to negotiate on anything that’s been on market 30+ days. In Montgomery County, Silver Spring, Hyattsville, and Germantown all offer sub-$500K options with strong transit access. Down-payment assistance remains available: DC Open Doors offers up to 3.5% (no repayment for qualified buyers), the Maryland Mortgage Program offers SmartBuy forgiveness on student loans paired with purchase, and Virginia HDA programs cover first-time buyers across Prince William and Fairfax counties. Act now — inventory tends to tighten in late summer as the fall school-year rush starts.

For Sellers

Montgomery County remains the strongest seller market in the region — $650K median, 38-day DOM, and +2.0% YoY appreciation means correctly priced homes are still moving without significant concessions. Prince George’s 21-day DOM is actually the fastest in the DMV, a surprise given its softening median — the volume of affordable inventory means buyers are actively shopping and buying quickly. DC sellers face the toughest conditions: 56-day DOM, -2.1% YoY, and a 44% inventory increase mean buyers have real alternatives. The one thing DC sellers must not do: overprice and assume the market will meet them. The data says buyers are moving on — literally.

For Luxury Clients ($1M+)

The luxury segment continues its bifurcation. McLean, Bethesda, and North Arlington — where demand is driven by private-sector and tech buyers rather than federal employees — remain relatively insulated, holding medians above $1.4M with days on market under 45. Georgetown’s $1.8M–$2M tier saw selective activity this week with limited new inventory. The pressure zone is DC’s federal-adjacent luxury corridor ($800K–$1.3M) in neighborhoods like Capitol Hill, Navy Yard, and Southwest Waterfront, where federal workforce uncertainty is creating real softness. Luxury sellers in that band should expect longer marketing timelines and be prepared to meet buyers on price adjustments or seller-paid concessions.

For Investors

The PG County opportunity is the clearest in the DMV right now. A $450K median, 21-day DOM (meaning rent-ready product moves fast), inventory up nearly 30% YoY, and rental demand from federal workers who aren’t buying — the cap-rate math is improving. Hyattsville, Bowie, and the New Carrollton corridor remain the strongest cash-flow submarkets, with rent-to-price ratios outperforming NoVA by a meaningful margin. DC multifamily cap rates hold around 5.2% urban and 5.5% suburban — still compressed, but stabilizing. For 1031 exchange clients, the combination of a soft buyer pool, elevated inventory, and resilient renter demand in PG County and outer Montgomery County makes this one of the better acquisition windows since 2022. The 15-year rate at 5.84% improves debt-service coverage for shorter-hold strategies.

Mortgage rates ease to 6.48% — second straight weekly drop — while DC inventory surge defies the national slowdown

The 30-year fixed dropped to 6.48% this week (Freddie Mac, June 4) — down from 6.53% last week and 6.70% two weeks ago. That's a quiet but consistent trend: rates have eased every week for three weeks. Meanwhile, national active inventory growth is slowing to a crawl, but Washington stands out as an exception — the DMV's inventory surge keeps going. For buyers, the combination of declining rates and persistent inventory is the most favorable setup we've seen in three years.

By the Numbers

Market	Median	YoY	DOM
Washington, DC	$677,000	+3.3%	60 days
Montgomery County, MD	$650,000	+6.5%	33 days
Prince George's County, MD	$430,000	+1.6%	53 days
Northern Virginia	$815,000	+4.6%	18 days

Sources: Freddie Mac PMMS, Bright MLS, NVAR / George Mason, Redfin, Maryland Realtors, Resi Club Analytics.

What's Actually Driving the Market

Three forces shaping this week. First, rates keep easing. The 30-year fixed has dropped three straight weeks — 6.70% → 6.53% → 6.48% — and the 15-year is now at 5.79%. Small movements, but the direction is consistent. Second, the DMV is now defying the national inventory trend. Resi Club's June report shows national active inventory growth slowing to a crawl in most markets — but Washington remains the standout exception, with inventory growth still accelerating. NVAR / George Mason forecasts condo inventory up 30.9%, single-family up 27.8%, and townhomes up 20.8% in Arlington alone for 2026. Third, federal workforce uncertainty is reshaping submarket strategy. Brookings calls the DMV market "on the precipice" — concentrated weakness in the District and exurbs, while suburbs like Montgomery and Fairfax stay strong. The split favors patient suburban buyers and disciplined urban sellers.

For First-Time Buyers

This is the most favorable rate environment in three months and the highest inventory levels in two years. The 22-basis-point drop in rates over three weeks saves about $35/month per $100K borrowed compared to where rates sat in mid-May. Prince George's County continues to lead for first-time buyer accessibility with a $430K median, but Montgomery County (Germantown, Gaithersburg, Silver Spring) is increasingly competitive given the +6.5% YoY appreciation. DC Open Doors and Maryland Mortgage Program down-payment assistance remain active. The combination of falling rates and rising inventory likely closes by late summer as rate-sensitive buyers flood back in — act in June if you can.

For Sellers

Northern Virginia sellers are in the strongest position in the region — Arlington and Alexandria are forecasted to appreciate 3.8% and 4.2% respectively in 2026 with tight 18-day average DOM. Montgomery County remains a healthy seller's market at 33 DOM and +6.5% YoY. DC and Prince George's are more nuanced: longer days on market (60 and 53 respectively), more inventory competition, and buyers with more leverage. The data point that matters most this week: well-priced, move-in-ready homes in NoVA and MoCo still go under contract in under 30 days. Overpriced or as-is listings in any market are now seeing real price reductions.

For Luxury Clients ($1M+)

Luxury inventory remains at its widest in 18 months. Arlington and Alexandria $1M+ continue to attract buyers chasing the projected 3.8%–4.2% appreciation. Georgetown holds $1.8M medians with steady demand. McLean has stabilized at roughly $1.45M after the 2025 recalibration. The watch this week: federal-adjacent condos in DC's central core ($800K–$1.2M band) remain under the most pricing pressure as federal workforce uncertainty continues. For sellers in that band, sharp pricing and professional staging are essential.

For Investors

The rate easing improves cap-rate math meaningfully — three weeks of declines compound. DC multifamily holds ~5.17% urban / 5.46% suburban cap rates. Prince George's County remains the standout for rent-to-price ratios; the inventory surge means more underwriting candidates than at any point in 2026. Bowie, Hyattsville, and the New Carrollton/Glenn Dale corridor continue to lead for cash flow. NoVA rents tracking 2–3% annual growth. For 1031 exchange clients, the combination of widening inventory, easing rates, and persistent rental demand from federal workforce uncertainty creates one of the most favorable acquisition windows we've seen since 2022.

Inventory surges 33% across the DMV as rates edge to 6.53% — buyers gain leverage while Northern Virginia prices climb

A meaningful shift is underway in the DMV housing market. Active listings are at their highest in two years, fueled in part by federal workforce uncertainty, but prices remain resilient across all four jurisdictions — and Northern Virginia posted the region's strongest sales growth in April, with contract activity up 11.8% year-over-year. For clients who've been waiting for the right moment to act, conditions this spring may not last.

By the Numbers

Market	Median	YoY	DOM
Washington, DC	$677,000	+3.3%	60 days
Montgomery County, MD	$650,000	+6.5%	33 days
Prince George's County, MD	$430,000	+1.6%	53 days
Northern Virginia	$815,000	+4.6%	18 days

Sources: Redfin, Bright MLS / Corcoran McEnearney StatPak, NVAR, Maryland Realtors, Freddie Mac PMMS. DC & MoCo median = March 2026 (Redfin); PG County median = March 2026 (Maryland Realtors); NoVA median = April 2026 (NVAR). DOM = days on market. YoY = year-over-year.

What's Actually Driving the Market

Two forces are reshaping the DMV market simultaneously. Federal workforce uncertainty — including ongoing agency cuts, early retirements, and relocation decisions — has pushed homeowners to list sooner than planned, lifting active inventory roughly 33% above year-ago levels region-wide. At the same time, the 30-year fixed rate ticked up slightly to 6.53% this week, though it remains meaningfully below the 6.89% recorded a year ago. The result: sellers are competing for a buyer pool that is better-positioned than it's been since 2022, yet prices in most submarkets continue to hold because underlying demand from private-sector workers, military personnel, and government contractors remains firm. Northern Virginia is the standout story: the NVAR-reported median hit $815,000 in April — up 4.6% YoY — and contract activity jumped 11.8%, decisively outpacing the broader U.S. market where the national median rose only 0.9%. DC also showed real resilience, with April contract activity up 8.7% YoY despite the longer average days on market of 60 days.

For First-Time Buyers

First-time buyers are finding meaningful footholds this spring, particularly in Prince George's County where the median price holds at $430,000 — the most accessible entry point in the DMV. Inventory growth means fewer all-out bidding wars than a year ago, and with rates at 6.53% (down from 6.89% in May 2025), the monthly payment math is modestly improved. Neighborhoods like Hyattsville, College Park, and Riverdale Park continue to attract first-time buyers who want Capitol Hill adjacency without Capitol Hill pricing. In Montgomery County, communities like Germantown and Silver Spring offer sub-$500K opportunities within reach of Metro and strong school districts. The window is real — but inventory, though meaningfully better, remains tight enough that preparation and a solid pre-approval letter are still non-negotiable before you make an offer.

For Sellers

Sellers need to recalibrate expectations from the hyper-competitive 2021–2023 era, but the numbers still favor you: every DMV market is posting positive YoY price appreciation, and well-priced, move-in-ready homes continue to move. In Montgomery County, the average DOM is just 33 days with contract activity up 6.9% YoY — a healthy, functional seller's market. In Northern Virginia, homes going under contract averaged only 18 days on market in April. The sellers struggling most are those who are overpriced or under-prepared; price reductions are rising on stale listings. Price at market, invest in presentation, and plan for a 4–8 week process rather than the multi-offer overnight scenarios of recent years — the buyer is out there, but they have more choices and they know it.

For Luxury Clients ($1M+)

The $1M+ segment across the DMV is selective but active, and Northern Virginia is leading the way — with a regional median already at $815,000 and strong contract growth across higher price tiers in April, Arlington, McLean, and Alexandria are attracting buyers who want quality now rather than a renovation project later. In Washington, DC, Georgetown, Chevy Chase DC, and the Logan Circle corridor are seeing luxury buyers prioritize move-in condition and quality finishes, and well-staged turnkey properties there are still commanding asking price and modest premiums. In Montgomery County, Potomac and Bethesda luxury inventory has ticked up, giving high-end buyers more selection than they've had in years without significant price concessions. The segment to watch carefully: federal-adjacent condos in DC's central core, where workforce uncertainty is creating the most pricing pressure in the $800K–$1.2M band.

For Investors

The DMV rental market remains a bright spot for investors even as for-sale inventory climbs. Federal workforce uncertainty has pushed many would-be buyers into the rental pool — particularly in DC and inner-ring suburbs — sustaining rental demand even as supply grows modestly. In Prince George's County, where prices are appreciating slowly at +1.6% YoY and inventory is loosening, the cap rate picture on multi-family and small investment properties near Metro lines is more attractive than it's been in several years; the Hyattsville, Langley Park, and New Carrollton corridors are worth underwriting closely. Northern Virginia's 1.83 months of supply remains tightly controlled, which continues to protect existing investment property values. For longer-term holds, mixed-use development pipelines near Metro in both PG County and Fairfax County are creating durable rent appreciation tailwinds that reward patient capital.

Mortgage rates push back to 6.7%, Northern Virginia keeps outperforming, and Prince George's softens further

After dipping to 6.36% earlier this month, the 30-year fixed has climbed back to 6.51–6.70% — its highest in five weeks. Northern Virginia continues to outperform national trends with April median prices up 4.6% year-over-year. Meanwhile, Prince George's County has emerged as the clearest buyer-leverage submarket in the region.

By the Numbers

Market	Median	YoY	DOM
Washington, DC	$677,000	+3.3%	~54 days
Montgomery County, MD	$650,000	+6.5%	~34 days
Prince George's County, MD	$440,000	−2.2%	~67 days
Northern Virginia	$815,000	+4.6%	Tight

Sources: Redfin, Bright MLS, NVAR, Bankrate, Freddie Mac PMMS.

What's Actually Driving the Market

Three forces are shaping every transaction this week. First, rates ticked back up. After dropping to 6.36% earlier in May, the 30-year fixed has rebounded to 6.51% (Freddie Mac) and 6.70% (Bankrate) — pumping the brakes on the spring buying surge. Second, Northern Virginia continues to outperform the national market. April median prices up 4.6% YoY, inventory still tight. Third, Prince George's County is now the clear soft spot. Median down 2.2% YoY, days-on-market up to 67 from 42 a year ago, and 20+ showings per contract before sellers see an offer. That's the strongest buyer leverage the DMV has seen in three years — in one specific submarket.

For First-Time Buyers

The bounce back to 6.70% adds roughly $80/month per $100K borrowed compared to two weeks ago — but that's still well short of the savings available right now in Prince George's County. Hyattsville, Bowie, and the Largo/Blue Line corridor are showing real buyer leverage, with median prices under $440K and homes sitting longer than in years. DC Open Doors and Maryland Mortgage Program down-payment assistance remain active. The window for a well-qualified first-time buyer with PG-area inventory in mind is the widest it's been since 2022.

For Sellers

Northern Virginia sellers continue to dominate — April median up to $815K with strong demand and tight supply. Montgomery County is still appreciating (+6.5% YoY), but homes are taking 34 days vs. 28 last year. In Prince George's County: 67 days on market and 20+ showings before offers. In NoVA and MoCo, well-priced turnkey homes still move in 2–3 weeks. In PG, plan for 60+ days and be ready to negotiate.

For Luxury Clients ($1M+)

The luxury segment has bifurcated this spring. Arlington detached homes continue holding $1.4M+ medians. Georgetown remains strong at $1.8M medians. McLean has recalibrated sharply — ultra-luxury pricing came down to roughly $1.45M after holding at $1.8M for most of 2025. For sellers in the $1M–$2M range, professional media, staging, and pricing discipline are the difference between a 30-day sale and a 120-day stalemate.

For Investors

With rates back above 6.5%, cap-rate math gets tighter — but the Prince George's softening is creating the strongest rent-to-price ratios in the region. Bowie, Hyattsville, and the New Carrollton/Glenn Dale corridor are where the numbers work right now. DC multifamily cap rates: ~5.17% urban / 5.46% suburban. NoVA rents tracking 2–3% annual growth. For 1031 exchange clients, the wider inventory finally makes realistic replacement-property timelines possible.

Inventory keeps climbing, rates hold near 6.5%, and the buy-side window is reopening

A quick, data-driven look at what's happening across Washington DC, Montgomery County, Prince George's County, and Northern Virginia — and what it means depending on where you sit in the market.

By the Numbers

Market	Median	YoY	DOM
Washington, DC	$677,000	+3.3%	~54 days
Montgomery County, MD	$650,000	+6.5%	~33 days
Prince George's County, MD	$440,000	−2.2%	~67 days
Northern Virginia	$815,000	+4.6%	Tight

Sources: Redfin, Bright MLS, NVAR, Bankrate, Freddie Mac PMMS.

What's Actually Driving the Market

The DMV is in the middle of a clear recalibration. 1. Inventory is finally rebuilding. DC active listings are up 11.8% YoY. Loudoun County inventory is up 36.2%. Montgomery and Prince George's combined are up roughly 25%. After four years of starved supply, buyers have real choice for the first time since 2020. 2. Rates are stable, not falling. The 30-year fixed has held in the 6.36%–6.49% band all month. Buyers waiting for a 5% rate are likely waiting through another selling season. 3. Pricing power is splitting by submarket. NoVA and Montgomery are still appreciating. DC is up modestly. PG is the only sub-market showing YoY softness — creating real opportunity for buyers who can move now.

For First-Time Buyers

The conditions you've been waiting for are quietly here: more listings, fewer bidding wars, and sellers more willing to negotiate on price and closing credits. Prince George's County and outer Montgomery County (Germantown, Gaithersburg) remain the most accessible entry points under $500K. With DC Open Doors and Maryland Mortgage Program down-payment assistance still active, the real out-of-pocket cost to buy is often less than 12 months of comparable rent.

For Sellers

Equity positions across the region remain near all-time highs — owners who bought before 2022 are sitting on six-figure unrealized gains. The wrinkle: turnkey homes are still moving in 2–3 weeks, but anything that needs work is sitting 60+ days and seeing price cuts. The spread between "show-ready" and "as-is" pricing is the widest it's been in five years.

For Luxury Clients ($1M+)

The luxury segment is bifurcating. Georgetown is holding firm at $1.8M medians. Detached homes in Arlington are averaging around $1.4M with steady demand. McLean has recalibrated sharply — median ultra-luxury pricing has adjusted from $1.8M down to roughly $1.45M as buyers demand sharper pricing and turnkey condition.

For Investors

Multifamily cap rates in DC are sitting around 5.17% for infill and 5.46% in suburbs. Median rent in DC is $2,467/month and NoVA rents are projected to grow 2–3% annually. The standout opportunity right now is Prince George's County: pricing is softer YoY, days on market are extended, and rent-to-price ratios are the strongest in the region. Glenn Dale, Bowie, and the Largo/Blue Line corridor are seeing the most interesting acquisition pricing.