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This is your February 2026 Northern Virginia real estate market update.

These numbers reflect what closed in January, which means we are looking at what buyers and sellers were doing 30 to 60 days ago. Think of this as the rearview mirror with early signals of what is forming ahead as we move into spring.

Here are the headlines:

• Inventory is up 23 percent year over year
• Median prices are slightly softer, down about 2 percent
• Homes are taking longer to sell
• Buyer activity is beginning to rise again

Spring is starting to show up in the data.

Right now, there are 2,613 active listings across Northern Virginia. That is a meaningful shift from the extreme scarcity we experienced over the last few years. New listings are up 6 percent, and pending contracts are up 10 percent year over year.

Closed sales are down 5 percent, but remember, closings reflect late fall behavior. Pending contracts reflect what buyers are doing now. That forward data is where the early momentum shows up.

The median sold price sits around $635,000, roughly 2 percent lower than last January. Homes are averaging about 40 days on market compared to 30 days last year. Sellers are receiving approximately 97.7 percent of original asking price, down from about 99 percent last year.

That difference may sound small, but at higher price points, it translates into real dollars.

For buyers, this is the most balanced market we have seen in some time. More inventory means more comparison and more negotiating leverage. We recently negotiated a $30,000 swing in our client’s favor through a combination of price reduction and seller subsidies. That kind of flexibility was difficult to achieve two years ago.

For sellers, this is still a healthy market, but it is no longer automatic. Pricing, preparation, and presentation matter more than ever. Buyers will move quickly for perceived quality. They will not overpay for average.

Looking ahead into February and March, inventory will likely continue rising as more sellers prepare for spring. If buyer activity continues increasing alongside it, we are moving toward balance, not frenzy and not collapse.

Balanced markets reward strategy.

If you are thinking about buying or selling in Northern Virginia this spring and want clarity on your specific neighborhood, price range, and timing, text me at 𝟳𝟬𝟯-𝟱𝟯𝟵-𝟮𝟬𝟱𝟯.

Text 𝗙𝗘𝗕𝟮𝟬𝟮𝟲 so I know you watched this update.

We can walk through your numbers and build a strategy that fits your timeline, even if you are six to twelve months out.

See you in next month’s update.

#NorthernVirginia #NorthernVirginiaHomesForSale #MovingtoNorthernVA

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