January At A Glance
Real Estate Insights and Local Highlights—All in One Place
January Market Forecast
As we step into 2026, the Northern Virginia and DC metro housing market continues to show resilience, even as conditions slowly shift toward a more balanced pace. Here is a quick look at what we are seeing across the region:
Home Values
The median sold price across the Northern Virginia and DC metro area closed out 2025 at $627,000, reflecting 3.6% year-over-year growth. While prices remain strong, appreciation has begun to soften compared to recent years.
Sales Activity
Overall home sales across the region finished 1.1% lower than last year, though performance varied by location. Loudoun and Arlington counties were among the stronger performers, while some other areas experienced more modest activity.
Inventory Trends
Inventory continues to improve! Active listings increased nearly 29% year-over-year, giving buyers more options and easing some of the pressure seen in recent markets.
Market Balance
Months of supply rose to 1.7 months, signaling a gradual move toward balance. While this is still below long term norms, it does indicate a shift toward slightly more negotiating room for buyers in certain areas.
As inventory improves, buyers are gaining more breathing room, but success still depends on preparation, timing, and understanding neighborhood level data.
For sellers, the market continues to reward homes that are thoughtfully prepared and priced correctly, with well positioned listings still attracting strong interest!
Looking ahead to 2026, economists and housing analysts anticipate moderate price growth and improved affordability, supported by increased inventory and gradually easing mortgage rates. Market conditions will continue to vary widely by location and property type, with single family homes remaining in strong demand throughout much of Northern Virginia.
As always, real estate is truly local! We believe in providing clear, honest data and tailored guidance so you can make confident decisions that align with your goals.
🎁 Pearson Smith Realty • January Raffle
Because we love treating our clients (and future ones!), our brokerage is hosting a special giveaway this month:
👉 Click here to enter the raffle!
This month’s prize:
🛒✨ A $300 Gift Card to Great American Restaurants
⏳ Entries close on January 29, 2026, so don’t wait!
January Home Maintenance Checklist
A few easy tasks to help keep your home comfortable, efficient, and protected during the coldest month of the year.
Check your heating system ❄️
Replace furnace filters and make sure vents are clear so your system runs efficiently through winter.
Prevent frozen pipes 🚰
Insulate exposed pipes, especially in basements, garages, and exterior walls, and let faucets drip during extreme cold.
Test safety devices 🔔
Check smoke detectors and carbon monoxide alarms, and replace batteries as needed for peace of mind.
Inspect doors and windows 🪟
Look for drafts and add weatherstripping or caulk to keep warm air in and heating costs down.
Clear walkways and check drainage 🧹
Keep steps, sidewalks, and driveways clear of snow and ice, and make sure downspouts direct water away from your foundation.
Local Spotlight:
Family Fun at Activate Sterling
When winter weather keeps everyone indoors, it is nice to have a place nearby where kids can move, play, and burn off energy. Activate Sterling is an interactive indoor gaming experience that combines movement, problem solving, and fun for all ages!
With three very active sons, MaryEllen loves having a local option in Sterling where her kids can stay active during the colder months. It is a great spot for weekend fun, school breaks, or a change of pace from the usual indoor routine.
If you are looking for a fun way to keep kids moving this winter, this local favorite is worth checking out!
This Month’s Focus: Goal Setting
January is often a time to set fresh goals for the year ahead.
One of our goals for 2026 is to help 50 families buy or sell a home!
We cannot do that without the incredible support of our community.
If you know someone thinking about making a move, we would be so grateful if you sent them our way!
We are so thankful for your trust and support, and we cannot wait to make an even bigger impact together this year!
📣 Help Us Reach More Families!
Your kind words mean more than you know and help others feel confident taking the next step.
If you have a moment, we would love for you to share your experience!
As we settle into a new year, we hope January brings you clarity, calm, and confidence in whatever goals you are working toward.
If buying, selling, or simply staying informed about the market is on your radar, we are always here to help!
Until next month,
MaryEllen Ragsdale & The Refined Real Estate Team