September Market Forecast
MaryEllen shares September’s highlights from the monthly Redefined Review.
A Fresh Start For Fall
September always feels like a reset. School routines are back, calendars are filling up, and even though the weather may still feel like summer, fall is right around the corner!
It’s also a time when many people begin revisiting their real estate plans. Some buyers are wondering whether today’s interest rates make it worth moving forward, while sellers are asking what it takes to stand out in a market where buyers have more choices.
The short answer? Preparation and the right strategy matter more than ever!
If you’re considering a move this fall, next spring, or somewhere further down the road, we’re always happy to help you understand your options and create a plan that works for you.
By the Numbers (Week Ending August 30, 2026)
15,896 showings were recorded, an increase of 5.9% compared with the same week last year.
928 new purchase contracts were written, down 10.2% from last year.
Homes took a median of 35 days to go under contract, three days longer than a year ago.
1,292 new listings came on the market, remaining nearly even with last year.
Active inventory reached 11,054 homes, an increase of 20.6% compared with last year.
The median list price was $582,500.
Nearly 9% of active listings had a price decrease.
What This Means for You
The increase in showings tells us that buyer interest is still there. However, the decline in new contracts and longer time to contract show that buyers are moving more carefully.
For buyers, higher inventory means more homes to consider and potentially more room to negotiate. Interest rates may be frustrating, but they are only one part of the overall equation. Depending on the home and the seller’s circumstances, buyers may be able to negotiate closing-cost assistance or explore options such as a rate buydown with their lender.
For sellers, more inventory means more competition. Buyers can compare homes closely, making condition, presentation, pricing, and marketing especially important. The homes that make the strongest first impression are the ones most likely to capture buyer attention and convert those showings into offers.
If you’re wondering how today’s rates or changing market conditions affect your own plans, let’s talk! A general headline can’t tell you whether moving makes sense for your budget, timeline, and long-term goals, but a personalized strategy can.
⚽️ Pearson Smith Realty • September 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 9/28/26!
September Home Maintenance Checklist
The transition from summer to fall is the perfect time to take care of a few projects around the house.
Clean Gutters
Remove leaves and debris so rainwater can flow freely. While you’re there, check that downspouts are securely attached and directing water away from the foundation.
Schedule HVAC Maintenance
Have your heating system inspected before the first cold night arrives, and replace your HVAC filter if needed.
Check Doors and Windows
Inspect the caulking and weatherstripping around doors and windows. Sealing small gaps can make your home more comfortable and energy efficient.
Take Care of Outdoor Projects
Complete exterior painting, deck repairs, landscaping, or other outdoor maintenance while the weather is still cooperative.
Local Spotlight:
September Around Loudoun
Fall festivities are beginning, and there are plenty of reasons to get out and enjoy our local community this month!
Oktoberfest at Solace Brewing Company
Saturday, September 12 • 11 AM–10 PM • Sterling
Celebrate Oktoberfest with a Festbier release, Solace steins, food specials, and live music from Hot Taters from 3–6 PM.
Fall Fest at Claude Moore Park
Saturday, September 19 • 10 AM–3 PM • Sterling
Spend a fall day at Claude Moore Park enjoying music, pumpkin painting, handmade crafts from local artists, a community photo expo, and food available for purchase. Admission is free, and the event will take place rain or shine.
Saturday and Sunday, September 19–20 • 10 AM–5 PM • Bluemont
This annual Loudoun County tradition features local artisans, live music, heritage exhibits, farm-fresh food, a children’s fair, and a petting zoo throughout the historic village of Bluemont. Admission is $10, children ages nine and younger are free, and parking is complimentary.
Thursday, September 24 • 8–10 PM • Ashburn
Bring your chairs and blankets for a free outdoor showing of Paddington in Peru, along with complimentary popcorn provided by Alamo Drafthouse Cinema.
This Month’s Highlight: Preparing to Sell
Behind the scenes, we’re currently helping three clients prepare their homes to go on the market.
Long before the professional photos are taken or a listing officially goes live, there are decisions to make: What should be repaired? Which updates will make the biggest difference? Does the home need painting, landscaping, decluttering, staging, or simply a few thoughtful finishing touches?
In today’s market, that preparation matters more than ever!
With active inventory in the Washington, D.C. Metro area up more than 20% compared with last year, buyers have more homes to consider. They’re paying close attention to condition, presentation, and value, and they’re quick to notice when a home feels well cared for and move-in ready.
That doesn’t mean every seller needs to complete a major renovation. Often, it’s about identifying the projects that will have the greatest impact and avoiding the ones that won’t provide a worthwhile return.
We help our clients prioritize those decisions, coordinate the details, and connect them with trusted local professionals when additional help is needed.
If you’re considering selling—even if it won’t be until next year—it’s never too early to begin the conversation. And if you need a referral for painting, repairs, landscaping, cleaning, organizing, staging, or another home project, please reach out! We’re always happy to share the names of professionals we know and trust.
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 head into a new season, we hope you find time to enjoy the cooler days, local fall traditions, and everything that makes Northern Virginia such a wonderful place to call home.
Thank you for your continued trust and support. Please don’t hesitate to reach out if we can help with a real estate question, a home project referral, or anything in between!
Cheers,
MaryEllen Ragsdale & The Refined Real Estate Team