Northern Virginia enters the final weekend of August with two market conditions occurring at the same time. First, extended Days on Market inventory remains near its highest level of 2026. More than half of Active Houses in both Fairfax County and the broader Northern Virginia market segment at least 30 days on market Second, Buyers have recently begun directing a substantially greater share of New Contract activity toward those longer Days on Market Houses. That combination

Fairfax County is approaching the Fall real estate market with substantially more Active House inventory available for Buyers than at the same point last year. For the week ending August 23, Fairfax County had 1,911 Active Houses for sale—22% more than the comparable week in 2025. That follows the prior week's 23% year-over-year increase, the highest recorded so far in 2026. The total number of Active Houses has actually changed very little since mid-July. What has changed

Northern Virginia is entering the final weeks of summer with an unusual combination of market conditions. The mid-August 2026 Market Update analyzes data on Buyer activity, inventory level, and Days on Market to assess not only the current market environment, but how the market is trending as we look to September. The mid-month Market Updates are a data-driven analysis of Buyer activity, inventory levels, and how the market is split between New Listings and Houses with exten

For much of this spring and early summer, one of the clearest characteristics of the Northern Virginia housing market was the concentration of Fairfax County Buyer activity around newly listed Houses vs. longer Days on Market Houses, by 2-to-1, 3-to-1, and even larger ratios. That remains true—but the gap has narrowed substantially. Over the last month, Fairfax County Buyers have increasingly placed longer Days on Market Houses Under Contract. At the same time, the share of

The First Few Weeks on the Market Have Become More Important Than Ever The first two to three weeks after a House is listed have become the most important period for generating Buyer interest in today's Northern Virginia housing market. While Buyers remain active, current market data show that their attention continues to be heavily concentrated on newly listed Houses. Once a House moves beyond this initial window, Buyer activity declines while competition from other longer

One of the most important questions facing today's housing market is not whether Buyers are still purchasing Houses—it is how long they are taking to make their decisions. The data in the Northern Virginia Real Estate Market Update in mid-July 2026 continues to support a trend Bella Casa Partners has been tracking for several months. Buyer activity has remained relatively steady, yet inventory continues to increase because Buyers are taking longer to select a House. As more

Where new housing is built matters just as much as how much housing is built. Long Term Housing Trends Series No. 2 examined why Fairfax County's population and housing growth are expected to remain closely aligned through 2035, suggesting today's inventory constraints are unlikely to ease meaningfully over the next decade. This report builds on that analysis by examining where Fairfax County future housing growth is projected to occur. The 2025 Fairfax County Demographic Re

In early May, I shared data from Fairfax County’s Housing Needs Assessment showing that projected housing construction is not expected to meet future demand, which reinforces the long-term Fairfax County housing supply gap. The data from the Fairfax County 2025 Demographic Report (published in June 2026) adds another layer to that analysis. Even when housing is added, the underlying supply-demand imbalance is not being corrected. Fairfax County data shows population and housi

Northern Virginia Real Estate Strategic Insight Report | Vol. 1 One of the most common assumptions in residential real estate is that if a House remains on the market for several weeks, it must be overpriced. Current market data suggests that conclusion may no longer always be correct. Over the past several months, I have been tracking inventory levels, Buyer activity, Days on Market, and long-term market trends across Fairfax County and Northern Virginia. One pattern continu