Fall is here, and the market is shifting!

October is here, and with it comes that unmistakable shift into fall: cooler mornings, changing leaves, packed calendars, and a real estate market that continues to give buyers more choices.

The latest numbers across the Washington, D.C. Metro tell a pretty clear story. Inventory remains significantly higher than it was this time last year, while buyers are taking more time to make decisions.

That doesn’t mean homes aren’t selling. It means pricing, preparation, and strategy continue to matter.

For sellers, standing out from the competition is increasingly important. For buyers, having more inventory to choose from can create opportunities that simply weren’t available in the tighter markets of the past few years.

Whether a move is on your radar this fall, next spring, or still just an idea, we’re always happy to help you understand what the market looks like for your situation.

By the Numbers (Week Ending October 4, 2026)

**14,794 Showings**
↓ 14.2% compared with last year
↑ 2.1% compared with last week

**893 New Purchase Contracts**
↓ 19.5% compared with last year
↓ 5.7% compared with last week
**36 Days Median Time to Contract**
6 days longer than last year
2 days longer than last week

1,412 New Listings
↓ 1.3% compared with last year
↓ 1.5% compared with last week

$625,000 Median List Price
↑ 2.5% compared with last year
↑ 1.6% compared with last week

12,525 Active Listings
↑ 19.6% compared with last year

10.4% of Active Listings Had a Price Decrease

What This Means for You

The biggest number we’re watching this month is inventory. There are 12,525 active listings across the D.C. Metro, nearly 20% more than this time last year. At the same time, new purchase contracts are down 19.5% year over year and homes are taking a median of 36 days to go under contract.
For buyers, that can mean more time to compare properties and, depending on the home, potentially more negotiating power. But well-priced, well-presented homes can still generate strong interest, so being prepared to act when the right one comes along remains important.

For sellers, increased inventory means buyers have alternatives. Pricing a home based on today’s market rather than yesterday’s expectations is critical, as is making sure the property shows its best from the moment it hits the market.

Real estate is incredibly local, so these regional numbers are a starting point. If you’re curious about what’s happening specifically in your neighborhood, reach out and we’ll take a closer look!

🔨 Pearson Smith Realty • October 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 Home Depot!**
Enter before 10/29/26!

October Home Maintenance Checklist

October is the month to get ahead of the cold rather than discover a problem on the first freezing night. In Northern Virginia, frost can arrive in October, making this a good window for a few seasonal projects.

Give Your Heat a Test-Run
Turn the heat on before you actually need it. Listen for unusual noises, make sure warm air is flowing properly, and replace your HVAC filter if it’s due.

Disconnect the Garden Hose

Don’t wait for the first freeze. Disconnect hoses, check exterior faucets for leaks, and make sure you know where the interior shutoff valves are if your home has them.

Give the Fireplace Some Attention

Before the first cozy fire of the season, check your fireplace and chimney. If it has been a while since the chimney was inspected or cleaned, now is a good time to schedule it.

**Wait On That Final Gutter Cleaning**

This is one October task you may not want to tackle too early. Check gutters now for obvious blockages, but consider saving the full cleanout until more leaves have fallen so you don’t have to do it twice.

Local Spotlight:
**Sterling Friends & Neighbors — You’re Invited!**

We’re opening the doors at **56 McPherson Circle in Sterling** for a special Friday evening Open House, and we’d love to see some familiar faces!
**Friday, October 9 | 5–7 PM**
**56 McPherson Circle**
**Sterling, VA 20165**
Stop by after work, tour this beautiful Countryside home, and enjoy **wine and light bites** while you’re there!

The home features four bedrooms, three full bathrooms, a remodeled kitchen, a screened porch overlooking the backyard, flexible living space, and a two-car garage—all within the amenity-filled Countryside community.

We originally planned this as a special opportunity for our Countryside neighbors, but clients, friends, and anyone who would like to see the home are absolutely welcome.

Know someone who has been hoping to move into Countryside? Send them our way!

RSVP

This Month’s Highlight: Breast Cancer Awareness Month

**October is Breast Cancer Awareness Month, and this one is especially personal for our team.**

As a breast cancer survivor, MaryEllen knows firsthand that this month represents much more than pink ribbons. It’s a reminder of the importance of paying attention to your health, knowing your body, and staying on top of recommended screenings.
Early detection matters. Mammograms can sometimes identify breast cancer before a lump can be felt, and finding breast cancer earlier can make successful treatment more likely.
So this month, we simply want to offer a gentle reminder: **if you’ve been putting off a screening or an appointment, consider this your nudge to get it on the calendar.**

Screening recommendations can vary based on age, personal history, family history, and individual risk, so talk with your healthcare provider about what is appropriate for you.

For MaryEllen, this isn’t a topic she takes lightly, and it isn’t one she talks about often. But if sharing this reminder encourages even one person to make an appointment they’ve been postponing, it’s worth saying.

Learn more about breast cancer screening and early detection from the American Cancer Society

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!

Leave Us a 5-Star Review!

October always seems to move quickly, so we hope you find a little time this month to enjoy the cooler weather, changing leaves, and all the things that make fall in Northern Virginia so special.

As always, whether you have a real estate question, need a trusted recommendation for something around the house, or simply want to know what’s happening in your neighborhood, we’re here!

Cheers,
MaryEllen Ragsdale & The Refined Real Estate Team