What’s happening in the Washington, DC vs Northern Virginia vs Montgomery County real estate market right now

What’s happening in the Washington, DC vs Northern Virginia vs Montgomery County real estate market right now

Washington, DC

Market tone: Selective, uneven, opportunity-driven

• Condos are under pressure: High HOA fees, insurance costs, and rental restrictions are forcing price adjustments. Buyers have leverage here.
• Single-family homes still perform in prime neighborhoods (Capitol Hill, NW DC, AU Park, Chevy Chase DC) — but only if priced right.
• Days on market are up, especially for anything dated or aspirationally priced.
• Investors are active, targeting rowhomes and small multifamily with upside.

Reality check: DC rewards preparation and realism. Overpricing gets punished quickly.

Northern Virginia (Arlington, Fairfax, Loudoun)

Market tone: Most stable and resilient of the three

• Townhomes and single-family homes remain in demand, especially near Metro, tech corridors, and strong schools.
• Multiple offers still happen, but mainly on move-in-ready homes.
• Loudoun & Fairfax continue to attract buyers seeking space and value relative to DC.
• Arlington condos are softer, but less so than DC due to location and rental appeal.

Reality check: Northern VA is a quality market. Price it well, and it moves.

Montgomery County, MD

Market tone: Steady, practical, value-driven

• Buyers are highly budget-conscious and analytical.
• Single-family homes and townhomes in Bethesda, Rockville, and Silver Spring perform well when updated.
• Condos need sharp pricing, especially with rising condo fees.
• Longer decision cycles — buyers take their time, but they do transact.

Reality check: Montgomery County favors patience, preparation, and clean numbers