July Market Forecast
Summer Snapshot
Summer has a way of reminding us to enjoy the little things. Whether you're spending time at local farmers markets, catching an outdoor concert, heading to a neighborhood pool, taking a weekend getaway, or simply enjoying a quiet evening on the patio, it's a great time to appreciate everything that makes Northern Virginia such a wonderful place to call home.
While summer often feels a little more relaxed, the real estate market is still moving. Buyers are looking to get settled before the school year begins, new listings continue to hit the market, and opportunities are available for both buyers and sellers who are prepared.
If you're planning a move this year or simply curious about the market, we’re always here to help. Enjoy the rest of your summer, and please don't hesitate to reach out if we can be a resource!
July Market Forecast
Summer has brought a welcome shift to our local real estate market. We're seeing a healthier balance between buyers and sellers, which creates opportunities on both sides of the transaction. While the pace isn't quite as hectic as it was this spring, well-prepared homes are still selling, and motivated buyers are continuing to make moves.
By the Numbers (Week Ending July 5, 2026)
1,150 new listings came on the market, giving buyers more choices than they've had in months!
Active inventory surpassed 10,400 homes—nearly 10% higher than this time last year.
Showings were down 28% during the holiday week, which is typical around the 4th of July as many families take time to travel and celebrate.
Median time to contract remains at 30 days, giving buyers a little more breathing room to make thoughtful decisions.
Median list price held steady at $600,000, a sign that home values continue to remain strong across our region.
What This Means for You
If you're thinking about buying or selling, today's market rewards preparation.
For sellers, buyers have more homes to choose from than they did a year ago, so strategic pricing, thoughtful marketing, and making a great first impression are more important than ever.
For buyers, the increase in inventory means more options, less competition, and the ability to take a more measured approach without feeling quite as rushed.
Overall, this is a much more balanced market than we've experienced over the past few years—and that's a positive for everyone!
⚽️ Pearson Smith Realty • July 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 Dick’s! Enter before 7/30/26!
July Home Maintenance Checklist
With summer in full swing, July is the perfect time to stay ahead of seasonal maintenance. A few simple tasks now can help protect your home from heat, storms, and wear while keeping everything running smoothly!
Trim trees and remove dead landscaping
Summer storms can bring strong winds. Trim back overhanging branches, remove dead plants, and clear away debris to help protect your home.
Clean and inspect your grill
Mid-summer is peak grilling season. Clean the grates, check propane connections or gas lines, and inspect for grease buildup to keep your cookouts safe and enjoyable.
Check your sprinkler system
Look for clogged or misaligned sprinkler heads, leaks, or dry spots in your lawn. Watering efficiently helps keep your landscaping healthy during the hottest weeks of summer.
Inspect doors and windows for air leaks
Keep the cool air inside by checking weatherstripping and seals around doors and windows. Sealing small gaps can improve comfort and help lower energy costs during the hottest months.
Local Spotlight:
It’s Summer Concert Season!
Summer is the perfect time to get outside and enjoy everything Loudoun has to offer—and there's no shortage of live music! Whether you love outdoor concerts, local wineries, or family-friendly community events, here are a few favorites to add to your calendar.
One of Loudoun's longest-running summer traditions is celebrating its final season. Pack a blanket, grab friends, and enjoy live music at this beautiful riverside winery through September.
Summer JAMS | Leesburg Town Green
This free Saturday concert series features local and regional musicians in the heart of downtown Leesburg. Bring lawn chairs or a picnic blanket and enjoy an evening of live music under the summer sky.
Held at the National Sporting Library & Museum in Middleburg, these free Friday evening concerts combine live music with family-friendly activities, local shopping, and a relaxing small-town atmosphere.
Fridays at 6 PM, come to Anchor Bar and enjoy live music featuring talented local artists every week. Don’t miss out on great tunes and good vibes!
This Month’s Highlight: World Cup Fever!
Our house is officially locked in!
If you know me, you know soccer has always been a huge part of my life. I grew up playing the game, I've spent countless hours on the sidelines cheering on my boys, and every four years, our house is completely taken over by World Cup fever!
One of my favorite traditions is hosting family and friends to watch the matches together. There's just something special about gathering around the TV, sharing great food, cheering (ok, yelling!), and celebrating the energetic game!
This World Cup has been especially fun because my youngest son is now six years old and truly getting into the excitement! Seeing him cheer alongside the rest of the family, ask questions about the players, and experience the energy of the tournament has made this year's matches even more memorable. Watching him fall in love with a sport that has meant so much to me has been one of the highlights of my summer!
Are you watching the games this year? Whether you have a favorite team you're rooting for or you're just enjoying the excitement and energy of the tournament, I hope you're finding plenty of reasons to gather, celebrate, and enjoy this summer’s highlight!
Here's to great matches, unforgettable memories, and maybe even a little extra time outside kicking a soccer ball around!
A Small Favor, A Big Impact
There's no greater compliment than a referral or a kind review from someone we've had the privilege of helping.
If we've worked together and you were happy with your experience, would you consider leaving a quick 5-star Google review? Your feedback helps our small business grow, supports future clients in their home search, and reminds us why we love what we do!
Thank you for being such an important part of our business and for your continued trust and support!
As we make the most of these summer days, we hope you're finding time to slow down, enjoy the sunshine, and create lasting memories with the people you love. Thank you for allowing us to be part of your journey—we're grateful for your trust and look forward to staying connected. Wishing you a wonderful rest of the summer!
Cheers,
MaryEllen Ragsdale & The Refined Real Estate Team