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What buyers should be ready for and what sellers need to know to meet them there.
If the last few years of real estate felt like trying to buy a house while someone kept moving the finish line (and also the interest rate), 2026 may feel a little more… navigable.
Nationally, the National Association of REALTORS® (NAR) expects more transactions this year as more buyers and sellers step back into the market. NAR’s forecast calls for existing-home sales rising about 14% in 2026, with home prices up roughly 4% and mortgage rates easing to around 6% on average.
Locally, Corcoran McEnearney’s research suggests something buyers will appreciate: in many of our core submarkets, homes have been taking longer to go under contract – often a sign that buyers have a little more breathing room and negotiation is becoming more normal again.
That doesn’t mean 2026 will be “easy mode.” It means the advantage shifts toward people who are prepared, realistic, and decisive when the right home appears.
The National “Weather Report” for 2026 (NAR)
NAR’s message is that 2026 should bring more movement than the recent “lock-in” years, when higher rates kept many owners from listing and many buyers from shopping. Their baseline forecast:
- Existing-home sales: ~+14% in 2026
- Prices: ~+4%
- Mortgage rates: easing to roughly ~6% on average
The key takeaway for consumers: if rates soften even modestly, more people tend to re-enter the market—buyers because payments become more manageable, sellers because moving feels less financially punishing.
What Our Local Data Is Already Saying: Buyers Often Have More Time
Corcoran McEnearney’s monthly Market in a Minute/StatPak summary (published December 2025, reflecting November 2025 results) shows a pattern across several jurisdictions: average days on market increased year-over-year in many submarkets.
Why that matters: “days on market” is one of the simplest real-world indicators of leverage.
- When homes go under contract quickly, sellers can be picky.
- When homes take longer, buyers can be pickier, and sellers have to be sharper about price, condition, and terms.
Here are a few of 2025’s year-end local snapshots:
- Washington, DC: contract activity down 4.5% year-over-year; average 68 days on market
- Montgomery County: contracts up just 0.5%; average 35 days on market (up from 25)
- Prince George’s County: contracts down 8.8%; average 35 days on market (up from 25)
- Northern Virginia: contracts up 1.4%; average 30 days on market (up from 24)
- Loudoun County: contracts up 6.0%; average 34 days on market (up from 24)
- Virginia Countryside: contracts down just 0.7%; average 30 days on market (up from 24)
Even where demand is resilient (like parts of Northern Virginia and Loudoun), longer timelines often mean buyers are pausing to do the math – and sellers who “test” an aspirational price can lose momentum.
What Buyers Should Be Ready For In 2026
1) A market that rewards readiness, not adrenaline
In their annual Real Estate Forecast Summit, NAR framed 2026 as a year of opportunity driven by improving affordability (if rates ease) and more supply coming to market.
Locally, longer days-on-market in multiple submarkets support the idea that the region is already trending toward a more balanced environment. So a buyer’s advantage isn’t “waiting for a crash.” It’s being ready when the right home appears – because the best homes will still attract attention, even in a calmer market.
2) You’re buying a payment, not a price tag
Even small changes in rates can materially change what a buyer qualifies for and what the monthly payment feels like. NAR’s forecast for rates around ~6% helps explain why they expect more buyers to re-enter.
In 2026, the buyers who win most consistently are the ones who treat financing as part of the strategy, not a checkbox.
3) Negotiation becomes normal again
As markets rebalance, “terms” start to matter again: price, closing timeline, inspection strategy, appraisal considerations, and seller credits. NAR’s overall message points to a more active—but more rational—market than the peak frenzy years.
Locally, when days on market rise, it often reflects exactly that: buyers evaluating options and negotiating rather than racing everyone else to a competitive situation.
What Sellers May Face In 2026 (Because Buyers Are Shopping Your Listing)
This is the part sellers sometimes skip … right until their home sits longer than expected. In a market where buyers are payment-sensitive and comparison-shopping, sellers have less room for a “close enough” strategy.
1) Pricing accuracy matters more than it did in the frenzy
NAR’s summit coverage emphasizes that when affordability is tight, overpricing can lead to longer market times and eventually deeper reductions. Our local data already shows longer timelines in many areas, which is often where pricing mistakes get exposed.
2) Condition and presentation become part of the deal
When buyers have choices, they compare. A home that feels move-in ready or is priced to reflect needed updates tends to attract broader interest and a faster sale. In a more balanced market, “good enough” might still win the sale if other factors are favorable (“location, location, location” can cover a lot of downsides) but taking that gamble could cost a seller in the long run.
3) Flexible sellers attract more qualified buyers
As more buyers return to the market, sellers who are realistic about price and thoughtful about terms typically widen the pool of qualified offers. NAR’s forecast suggests more transactions next year—meaning more opportunity—but the homes that match buyer budgets and expectations tend to capture that opportunity first.
Quick Buyer Readiness Checklist for 2026
Use this as a simple guide (and bring it with you when you meet with your Realtor® to map out your strategy!):
- Decide your payment comfort zone first. Then shop for homes that fit in that zone.
- Strengthen your financing early. The cleaner your approval, the more options you have when negotiating.
- Write down your non-negotiables. Location, commute, layout, accessibility needs, schools – make it as real and relevant as you can imagine.
- Watch the local signals. Days on market, price changes, and the pace in your specific neighborhood matter more than national headlines. Remember: ALL real estate is local.
- Be ready to move when it’s the right one. A calmer market still rewards decisive action on the best homes. A smart agent once advised, “If you sleep on it, you may not sleep in it.” If you’ve planned accordingly, don’t be surprised when things fall into place.
What This Means Across Our Region
- Washington, DC: recent contract activity was down year-over-year, with elevated market times – buyers may have more leverage, but well-priced homes still stand out.
- Montgomery + Prince George’s Counties: longer days on market highlight the importance of negotiation and careful prep; pricing precision matters.
- Northern Virginia + Loudoun: contract activity held up better, but timelines increased – great homes still win, and optimistic pricing (ie: “It’s overpriced.”) gets tested quickly.
- Virginia Countryside + WV Panhandle: weekly numbers can swing (especially in short windows), so a hyper-local strategy is key.
Bottom Line: 2026 Could Be a “Thaw” Year, But You Still Need a Smart Strategy To Win
NAR expects 2026 to bring more home sales activity, modest price growth, and somewhat lower mortgage rates. Corcoran McEnearney’s local research suggests buyers in many parts of our region already have a bit more time to make decisions than they did during the peak frenzy, and that’s exactly where smart preparation pays off.
For both buyers and sellers, the goal isn’t to time the market perfectly. It’s to be ready when the right home or the right buyer appears because the market, in every era, rewards the prepared more than the hopeful.
If you’re ready to make your move in 2026, reach out to our professional, educated, and experienced agents who are ready to help you WIN!
Karisue Wyson
Karisue Wyson is the Director of Education for Corcoran McEnearney and was previously a Top Producing Realtor® in the Alexandria Office.
Visit corcoranmce.com to search listings for sale in Washington, D.C., Maryland, Virginia, and West Virginia.
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