October’s Real Estate News & Updates
Real Estate Insights and Local Highlights—All in One Place
October Market Forecast
Fall has officially arrived — and while the leaves are changing, the housing market is shifting, too. We’re seeing more balance between buyers and sellers this season, which makes it a great time to re-evaluate your next move. Whether you’re thinking of buying before the holidays or planning a spring sale, understanding the trends now can help you stay one step ahead.
Here’s what’s happening across the Washington, D.C. Metro area (including Northern Virginia) as we move through October:
🍂 Market Snapshot: Fall 2025
As we head into the heart of fall, the D.C. Metro housing market — which includes Northern Virginia — is showing the classic signs of a seasonal slowdown, but with a few interesting twists.
Buyer activity is steady but cooling.
Showings held nearly flat compared to last year (+0.1%) but slipped 4.8% from just a week ago, showing that buyers are starting to take a breather after a busy summer.
Contracts are tapering off.
New purchase contracts dipped 3.1% year-over-year and 5.6% week-over-week. Homes are taking a bit longer to sell, with the median time to contract now at 31 days, up three days from last week.
Inventory is climbing — but prices remain firm.
Active listings jumped a notable 37.5% compared to last year, giving buyers more options than they’ve had in a while. Still, the median list price sits at $604,999, up 3.9% from a year ago (even after a slight week-to-week dip). Sellers are adjusting cautiously, with about 10% of active listings seeing a price decrease.
New listings are still strong.
1,449 homes hit the market this week — up nearly 9% from last year — a positive sign that sellers haven’t gone fully into hibernation just yet.
The bottom line:
Fall 2025 is bringing more balance to the market. Buyers have more to choose from, and sellers are facing slightly longer days on market — but home values are holding steady. It’s a season of opportunity for both sides, especially for those ready to make a move before the holidays!
🎁 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 Instacart Gift Card — groceries delivered, dinner saved, you’re welcome!
⏳ Entries close on October 29, 2025, so don’t wait!
October Home Maintenance Checklist
Here’s a simple list for you tackle this month!
Clean out your gutters 🍂
Falling leaves can quickly clog gutters and cause water damage — take an afternoon to clear them out before the next big rain.
Service your heating system 🔥
Schedule a tune-up or change filters to make sure your furnace is ready for those chilly nights ahead.
Seal up drafts 🪟
Check windows and doors for air leaks — a little weatherstripping can go a long way in keeping your home cozy and energy bills down.
Prep your outdoor spaces 🏡
Drain and store hoses, cover patio furniture, and give your lawn one last mow to set it up for a healthy spring comeback.
Sweet Spotlight:
Lil’ Cakes & Creamery
A new dessert gem just opened in Cascades Marketplace, Sterling! Lil’ Cakes & Creamery serves up fresh cupcakes, ice cream, macarons, brownies, cookies, and more — all made with love and creativity.
MaryEllen and her sons stopped by and said the treats were “the most yummy!” Highly recommend checking them out!!
📍 21010 Southbank St Sterling, VA
🕒 Sun–Thurs: 10:30 am – 8:30 pm | Fri–Sat: 10:30 am – 10 pm
Monthly Spotlight:
The IIIB’s Foundation
October is Breast Cancer Awareness Month — and while many brands turn pink for profit, the IIIB’s Foundation is doing something far more meaningful.
Their mission is to support women recovering from mastectomies by providing thoughtful care packages, comfort items, and most importantly — hope.
This cause is especially close to our hearts. As a breast cancer survivor herself, MaryEllen knows firsthand the importance of compassion, community, and care during recovery.
Through the IIIB’s Foundation, every candle lit and every gift given helps “keep the candle glowing” for women on their healing journey. 💕
✨ Learn more or make a difference: keepthecandleglowing.org
📣 We’re Back on Google —
and we need YOUR help spreading the love!
Every kind word, story, or star rating helps future buyers and sellers feel confident finding their way home with us.
If you’ve had a great experience with MaryEllen and the Refined Real Estate team, please take a moment to leave a review. It makes a huge difference!
Wherever autumn takes you — whether you’re visiting pumpkin patches, enjoying fall festivals, or cozying up at home with a warm drink — we hope your season is filled with comfort, color, and connection.
Thinking about buying, selling, or just curious about the market? We’re here when you need us.
Until next month,
MaryEllen Ragsdale & The Refined Real Estate Team