Market in a Minute & StatPak March 2026

We profile the most important market indicators every month – contract activity, interest rates, inventory, affordability, and direction of the market – in an easy-to-read and digest summary. It’s not just the numbers; it provides context to understand why the numbers are important and what they mean for the future of the market. Published for Washington, DC, Montgomery County, Prince George’s County, Northern Virginia, and Loudoun County. A quick summary of last month’s contract activity is shown below. To see the complete “Market in a Minute” reports for each jurisdiction we cover, click on the corresponding links.

What’s the Urgency Index?

This is simply the measure of the percentage of homes going under contract that were on the market 30 days or less, giving a sense of how quickly buyers feel they must act to put an offer on a home. To see your market’s Urgency Index, click the link to view the full report.

Washington, DC

March 2026 StatPak – View Full Report

Contract activity in February 2026 was up 2.2% from February 2025 and was up in two price categories. Through the first two months of the year, contract activity is down 6.1%. The average number of days on the market for homes receiving contracts was 87 days in February 2026, up from 85 days in February 2025.

Montgomery County

March 2026 StatPak – View Full Report

Contract activity in February 2026 was up just 0.9% from February 2025 and was up in two price categories. Through the first two months of the year, contract activity is up 1.0%. The average number of days on the market for homes receiving contracts was 46 days in February 2026, up significantly from 30 days last February.

Prince George’s County

March 2026 StatPak – View Full Report

Contract activity in February 2026 was up 3.0% from February 2025 and was up for three out of five price categories. Through the first two months of the year, contract activity is down 1.8%. The average number of days on the market for homes receiving contracts was 65 days in February 2026, up significantly from 39 days in February 2025.

Northern Virginia

March 2026 StatPak – View Full Report

Contract activity in February 2026 was up 8.6% from February 2025 and was up for five price categories. Through the first two months of the year, contract activity is up 8.5%. The average number of days on the market for homes receiving contracts was 35 days in February 2026, up from 26 days last February.

Loudoun County

March 2026 StatPak – View Full Report

Contract activity in February 2026 was down 7.0% from last February and was down for three price categories. Through the first two months of the year, contract activity is up 2.7%. The average number of days on the market for homes receiving contracts was 36 days in February 2026, up significantly from 27 days last February.

Virginia Countyside

March 2026 StatPak – View Full Report

Contract activity in February 2026 was up 16.4% from last February and was up for four price categories. Through the first two months of the year, contract activity is up 16.3%. The average number of days on the market for homes receiving contracts was 63 days in February 2026, up slightly from 57 days last February.

Visit corcoranmce.com to search listings for sale in Washington, D.C., Maryland, Virginia, and West Virginia.

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Across the DC Metro area, including DC, Northern Virginia, and suburban Maryland, the mortgage landscape continues to evolve. After several years of rate increases (from the 2s to the 7s in a span of about 5 years) and tight affordability, the market today is less volatile and more predictable. For buyers and sellers in our region, that shift matters.

A More Stable Rate Environment

Conventional rates have settled in a 5.75%-6.25% range during the past 12 months, more typical of pre-pandemic years. While rates move daily based on economic data and Federal Reserve decisions, recent months have shown less dramatic swings than we saw in the earlier months of 2024 and 2025.

For many DC Metro buyers, where home prices remain above the national average, this stability allows for better planning, budgeting, and more confidence when making offers. Instead of trying to time the “lowest rate,” many households today are evaluating homes based on long-term goals and monthly affordability rather than short-term rate moves. 

Strong Local Demand Meets Tight Supply

One of the biggest stories locally and nationally remains the limited housing supply. Many homeowners who secured rates in the 2s/3s in 2020/2021 remain in place, which keeps the number of homes for sale limited. This is the key reason why correctly priced homes still generate strong interest when they hit the market. 

Evolving Mortgage Tools & Buyer Support

Behind the scenes, lending options have diversified to help buyers manage affordability and get a home under contract. Expanded low down payment programs, local and national down payment assistance initiatives, and financing strategies like seller concessions to help pay for discount points (where a seller helps pay for lower rates) are more commonly used today. These tools can help cover the spread from what the buyer can afford (both down payment and monthly payment-wise) vs what a home costs, especially in a high-priced market like ours. 

Pre-approval processes have also become well-vetted and more thorough. Buyers are in a better position to place an offer when their loan has already gone through pre-underwriting, before placing an offer. Sellers want confidence that the loan will close. 

What This Means Today

For buyers, the combination of stable rates and diversified financing options can help make homeownership more accessible & more affordable. For sellers, limited inventory continues to support home values, but realistic pricing and market timing remain essential. 

Buyers and sellers who understand their options and move with clarity and purpose are best positioned to succeed in today’s environment. 

Nick Basciano, Loan Officer
NMLS ID 1136415

Atlantic Coast Mortgage | Branch NMLS 1287694
526 King Street, Suite 414, Alexandria, VA 22314

O: (703) 638-1109 | M: (973) 975-2249
E: nbasciano@acmllc.com

Visit corcoranmce.com to search listings for sale in Washington, D.C., Maryland, Virginia, and West Virginia.

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Washington, D.C. is a city of neighborhoods, each offering a distinct architectural flavor and lifestyle. Whether you are drawn to the tree-lined streets of a classic Victorian conversion or the sleek, amenity-rich lifestyle of a modern high-rise, the current inventory in the District offers a variety of choices for the discerning buyer.

Below, we’ve highlighted five move-in-ready residences that represent the best of urban living in the nation’s capital.

1125 Morse Street NE #1, Trinidad

This unit at the Cruz Condominiums lives at the intersection of refined design and premier urban convenience. Spanning more than 2600 SF and two levels, this expansive two-bedroom, two-bath residence with a den is designed for both grand entertaining and effortless daily living. Sun-filled interiors are enhanced by soaring 9-foot-plus ceilings and a dramatic open layout anchored by a gourmet kitchen that flows seamlessly into an oversized living and dining space. This exceptional residence is conveyed with the coveted convenience of private parking, completing a lifestyle defined by luxury, scale, and accessibility.

Listed By: Cher Castillo, Cher Castillo & Co.

731 Fairmont Street NW #2, Columbia Heights

This bright and spacious two-level townhouse condo conversion offers over 1,750 square feet of stylish living and includes private, secure parking. With four private outdoor spaces, including a stunning roof deck with sweeping 360-degree views of the city and a direct sightline to the Washington Monument, this home is made for indoor-outdoor living. The classic Victorian exterior pairs beautifully with a modern, thoughtfully designed interior featuring high-end finishes throughout. The pet-friendly building offers a low monthly condo fee covering water, sewer, trash, and landscaping.

Listed By: Jack Shorb, The Shorb Team

3577 Warder Street NW #102, Park View

Stunning 2-bedroom, 2-bathroom condo, located in the boutique Lincoln Condominiums, with a wonderful open floor plan, 10-foot ceilings, one assigned parking space, and secure storage. Sensational natural light through oversized windows in every room, and beautiful hardwood floors throughout. The southeast-facing balcony allows you to enjoy the morning sunrise with a cup of coffee or an evening breeze after a long day. Located only 2 blocks from the Georgia Avenue corridor, and 4 blocks from the Georgia Ave-Petworth Metro!

Listed By: Mike Makris, The Makris Group

460 New York Avenue NW #304, Mount Vernon Triangle

This stunning one-bedroom, one-bath, corner unit offers dramatic 14-foot ceilings and oversized windows that flood the space with exceptional natural light. A standout one-bedroom that truly lives larger than its footprint, creating an open, airy atmosphere rarely found in city living. 460NYA is a full-service, professionally managed condominium featuring a concierge, secure entry, bike storage, and an impressive 11th-floor sky lounge with indoor and outdoor spaces, grills, and sweeping city views.

Listed By: Shagufta Hasan

1211 Van Street SE #902, Capital Riverfront

Modern city living at its finest in this sophisticated, pet-friendly 1-bedroom, 1-bathroom condo at The Avidian, located in the heart of vibrant Navy Yard. This contemporary home features luxury engineered hardwood plank flooring and enjoys the natural light that radiates through the nice-sized windows in the living room. An in-unit washer and dryer adds everyday convenience. Amenities include a concierge, a rooftop deck with a pool, a zen garden with fire pits, grilling stations, and panoramic views of the Capitol, the Washington Monument, and Nationals Park. Pet lovers will appreciate the indoor dog park and on-site pet spa.

Listed By: Katia Reecer & Phillip Allen, The Phillip Allen Team

Visit corcoranmce.com to search listings for sale in Washington, D.C., Maryland, Virginia, and West Virginia.

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AI is powerful, but your smartest move is pairing it with a seasoned, local – and human – agent.

Real estate has always rewarded the prepared, but now consumers have a new preparation tool: AI. Balancing the power of this tool with the experience of a knowledgeable, professional agent is how smart consumers navigate a real estate win.

For those new to using AI, the good news is that it can help you feel more confident in a process that can be confusing, jargon-heavy, and high-stakes. It can crunch numbers and search for specific information about neighborhoods in an instant, delivering clear summaries, side-by-side comparisons, and a strong starting point for smarter questions.

In fact, a new report from 1000Watt – a respected real estate marketing company known for its research – found that 44% of recent buyers and sellers used an AI chatbot during their transaction, and among those who used it, 87% described their usage as moderate or heavy, meaning it shows up repeatedly throughout the journey.

But it’s critical to remember that AI is not the decision-maker. It can’t walk a property. It can’t read the room in a multiple-offer situation. It doesn’t understand the local factors of the market you’re actually in, whether that’s a condo building’s quirks, a neighborhood’s micro-trends, or how timing and terms are playing out.

Here’s the strategy that wins: use AI to get familiar with the process and organize your thinking, and rely on a savvy, experienced local Realtor® to make sure AI is deployed effectively for the best outcome, especially at the moments that decide the deal. 

“Being knowledgeable is table stakes. Adding judgment is the value,” the 1000Watt researchers report.

Use AI for “pre-game.” Use your Realtor® for game time.

AI is great for preparation: understanding the timeline, learning the vocabulary, building checklists, and comparing options. The 1000Watt report describes AI appearing “repeatedly throughout the process,” supporting preparation, comparison, and decision validation.

But consumers themselves draw clear boundaries around where AI belongs. 1000Watt reported that 47% are uncomfortable using AI to negotiate offers or counteroffers, and 47% are uneasy relying on AI for final buying or selling decisions.

That’s a helpful instinct. Use AI to rehearse and prepare, but when you’re choosing strategy – offer terms, inspection negotiations, appraisal gaps, legal consequences – that’s game time. This is where to pause the AI chats and talk to your Realtor®. A strong agent becomes the central voice of intelligence not because they “control the information,” but because they can interpret and apply it under pressure.

Calm the two biggest stressors: price and paperwork.

When consumers were asked what they most want AI to improve, the top themes weren’t flashy; they were practical:

• Pricing confidence & market clarity (31%)
• Understanding the process, documents, and legal language (24%)

That’s the heart of the real estate anxiety loop: Is this a fair price? What does this document mean? What am I missing out on? What happens if I get this wrong?

AI can be a surprisingly good translator. It can summarize a disclosure, define terms, and help you generate questions you didn’t know to ask. But it can’t guarantee accuracy, and it can’t know what’s “normal” or “negotiable” in your specific situation.

This is also where local experience matters most. “Comparable” isn’t just a number on a screen; it’s condition, location, timing, and the small but important details that can change value. In the DMV, that might be the difference between two similarly-located condos with very different condo fees or amenities; the difference between a historic home with unique constraints and a renovated one with modern systems; or how micro-location – sometimes by just a few streets – can shift pricing, timing, and buyer interest.” AI can explain the concept; your Realtor® can explain what it means here.

A private rehearsal room for the questions you’re not ready to ask out loud.

One of the most human findings in the report: 45% of AI users asked a real estate question they’d feel uncomfortable asking an agent.

Why? People didn’t want to seem uninformed, feared judgment, wanted to explore options quietly, had privacy concerns, or didn’t want to reveal urgency. Specifically, the reasons cluster around vulnerability: 19% wanted to explore options they believed an agent might discourage, 19% worried about appearing uninformed, and 18% were concerned about being judged.

AI helps here because it’s low-pressure. You can practice questions, test scenarios, and organize your priorities. Then you can bring that “rehearsal” to an agent who can turn it into an actual plan and make sure the answers are grounded in reality and achievable for your goals.

Rely on local experience for what listings don’t tell you.

Consumers also want AI to help reduce the grind of searching. In open-ended responses, one theme was finding, filtering, and comparing the right homes (15%), plus speed, organization, and reducing friction (7%).

AI can help you compare listings side-by-side, clarify tradeoffs, and create a simple “tour scorecard” so you don’t forget what mattered after seeing house #6 over a jam-packed tour. But it won’t reliably detect the subtle stuff: the reality behind the photos (which are often being edited by AI, sometimes to disturbing results), the building-specific patterns, or how a “great listing” reveals itself once buyers start poking at disclosures and inspections.

As 1000Watt puts it: AI prepares consumers, their agent protects them.

AI Guardrails: Build a reality-check loop

The report notes that consumers use AI to verify information provided by an agent (13%) and to estimate home value or compare prices (14%), among other moments in the process. And the conclusion is blunt: consumers “verify relentlessly.”

That’s the correct posture. AI can be helpful but still be wrong, overly generic, or oddly confident about something it’s guessing – and sometimes getting wrong (referred to as “AI hallucinations”). This is where experienced agents provide the most value: turning information into judgment, framing, and action at the moments that matter most to their clients.

A simple loop keeps you safe:

1. Ask AI for a summary, checklist, or comparison.
2. Cross-check with real data and documents.
3. Have your Realtor® interpret what matters and what’s missing.

1000Watt’s report also showed that consumers worry most about accuracy (54%), privacy/data security (50%), and over-reliance (48%) when AI is used in real estate, and caution is well-founded. 

Some rules for AI research:

• Don’t paste sensitive personal data – SSNs, account numbers, pay stubs, tax returns, loan details – into chat tools.
• Don’t treat AI as legal, tax, or financial advice.
• If you paste contract language for summarizing, remove names/addresses and personal details first.
• Treat AI tools like “a public conference room,” not a locked filing cabinet.
• Use AI to generate questions and summaries; use your Realtor® as the verification layer and decision guide.

Bottom line: AI can help you move faster and feel more in control, but a seasoned local Realtor® helps you avoid expensive blind spots and guide the transaction through to a clean settlement. Bring your AI notes/questions to our Corcoran McEnearney experts, and we’ll help you verify what’s true, what’s missing, and what matters most on your real estate journey.

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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When a real estate deal starts to unravel, knowing ‘how’ a contract ends can be the difference between a clean exit and an expensive mess.

Sonia R. Downard, Vesta Settlements, LLC

Real estate contracts don’t always glide neatly to the closing table. Sometimes they hit a pothole, sometimes they lose a wheel, and sometimes everyone just agrees to pull over. When that happens, the smartest move isn’t to panic; it’s to pay attention to the process.

An important aspect of a real estate transaction is knowing how to terminate a contract properly. How a contract is terminated depends on the specific circumstances of the transaction, and there are three ways to terminate a contract: mutual consent, default, and void. 

Mutual consent is when the parties agree to terminate the contract under whatever terms they determine to be acceptable through discussion and negotiation. This method allows the parties to reach a mutually acceptable solution to terminate the contract and is recommended when an unusual circumstance arises or in the event one party will not or cannot perform. For example, if the buyer no longer wants to purchase the property but no contingencies exist to allow the buyer to void the contract, the buyer and seller may negotiate acceptable terms to terminate the contract, such as forfeiting the earnest money deposit to the seller or some other mutually agreeable solution.

Contracts may also be terminated if one party defaults. Default occurs when one party either does something they are not supposed to do or fails to do something they are supposed to do. If one party defaults under the terms of the contract, the other party needs to send a notice of default to that party, clearly outlining the behavior or action that resulted in default. The defaulting party is the reason the settlement did not or will not occur, and they may have liability. It is important to remember that only a judge can determine if a default has occurred.

The final way to terminate a contract is for the contract to become void. This occurs when no party is at fault, and there is no default. Rather, one party is exercising its rights under the contract to terminate the contract based on a contingency stated and agreed to by the parties in the contract.

If the contract becomes void, a Notice Voiding Contract should be sent to the other party, along with the Release of Contract directing the earnest money deposit be returned to the buyer. Any Notice Voiding Contract should make it clear that the party intends to void the contract and include any documentation that is necessary to effectuate the contingency, such as a copy of the home inspection report if the buyer is voiding based on the home inspection contingency or a lender denial letter if voiding based on the financing contingency. 

For example, pursuant to paragraph 26 of the Virginia Residential Sales Contract, it states, “If Contract becomes void and of no further force and effect, without Default by either party, both Parties will immediately execute a release directing that the Deposit, if any, be refunded in full to Buyer according to the terms of the Deposit paragraph.”

One important issue to remember is that if a party should sign the release due to the contract voiding based on a contingency but refuses to sign the release, it may move from a void situation to a default.  If a court determines that a party should have signed the release but did not, they may be required to pay the other party’s attorneys’ fees to enforce the terms of the contract. 

Whether a contract is terminated by mutual consent, default, or void, the terms of the contract determine whether or not the earnest money deposit can be released.  The Deposit paragraph of the contract states that the earnest money deposit shall be held in escrow until: (1) it is credited towards the Sales Price at Settlements; (2) all Parties have agreed in writing as to the disposition of the Deposit; (3) a court orders disbursement and all appeals periods have expired; or (4) any other means authorized by law. A title company cannot release the earnest money deposit unless one of the listed options occurs, even if settlement does not happen. 

Understanding the differences in how a contract may be terminated allows Corcoran McEnearney agents to advise and represent their clients and confidently work to resolve any contract termination issues that may arise.

Sonia R. Downard, Esq.
Counsel to Vesta Settlements, LLC
14399 Penrose Place, Suite 230
Chantilly, VA 20151
703-288-3333 | vestasettlements.com

Visit corcoranmce.com to search listings for sale in Washington, D.C., Maryland, Virginia, and West Virginia.

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Breaking down the most practical grants, discounts, and lending programs across DC, Maryland, Virginia, and West Virginia – and how to combine them to reduce cash-to-close and monthly payments.

In our earlier “Thaw” articles, we talked about what a loosening market really means: less frenzy, more negotiating power, and a wider lane for buyers who show up prepared. But leverage only helps if you can actually get to the closing table, and for many buyers, the biggest hurdle isn’t the desire to buy, it’s the upfront cash and the financing strategy. 

Think of this final installment as the “Thaw Toolkit”: a local roadmap to some of the programs that can lower the purchase price, reduce cash-to-close, and even cut the interest rate, plus a few smart ways to stack them to make buying power go further. 

If you’re in the market to buy, here’s what you need to know about local municipal programs to help. 

Existing Home Affordability Programs 

Some of the best affordability “wins” don’t come from a grant at all; they come from buying a home that’s already priced below market through an affordability program. These opportunities are limited, paperwork-heavy, and absolutely worth knowing about because they can change the math overnight.

In Washington, D.C., the program to know is the Inclusionary Zoning (IZ) affordable housing program, which offers below-market units in certain newer developments. Inventory comes and goes, and the rules matter, but for the right buyer, it can be one of the few ways to buy in DC at a price that feels attainable.

In Maryland, Montgomery County’s MPDU (Moderately Priced Dwelling Unit) program is a marquee example of price-restricted homes that help moderate-income buyers get into high-demand communities.

In Virginia, several jurisdictions run structured affordable homeownership pipelines. For example, Fairfax County’s First-Time Homebuyers Program is a good example of a county-run on-ramp that connects eligible buyers to opportunities and guidance, while Alexandria offers four different programs for the sale of existing homes (see links under “Affordable For-Sale Units.”)

Reality check: These programs can involve application windows, required classes, resale restrictions, and extra steps. They’re not impossible, they’re just not casual. If you read instructions before assembling furniture, you will thrive.

Down Payment + Closing Cost Assistance 

For most first-time or first-generation buyers, the monthly payment is only half the battle. The upfront costs – down payment, closing costs, prepaid taxes/insurance – are what stop otherwise qualified buyers at the finish line. This is where municipal and state programs can be the most powerful.

In DC, two programs tend to anchor most conversations: HPAP provides purchase assistance for eligible buyers, and DC Open Doors pairs a first mortgage with down payment/closing cost assistance structured as a deferred second loan. DC also offers a closing-cost reducer that many buyers overlook: eligible first-time DC homebuyers may qualify for a reduced recordation tax rate (0.725% for houses/condos), but it must be applied for at recording using Form ROD 11 – this one can’t be claimed retroactively after closing.

In Maryland, the statewide umbrella is the Maryland Mortgage Program (MMP), and local programs can add real horsepower. A standout is Pathway to Purchase in Prince George’s County, which is promoted as significant down payment/closing cost support for eligible buyers purchasing in the county.

In Virginia, this category gets especially practical because many options are built as true grants – meaning no repayment is required when a buyer qualifies and uses an eligible first mortgage through Virginia Housing. Two core grant tools show up again and again (and this PDF handout helps lay out the options:

• Down Payment Assistance Grant, often up to ~2%–2.5% of the purchase price (varies by loan program)
• Closing Cost Assistance Grant, often up to ~2% of the purchase price, is designed to help with closing costs, prepaid items, and certain funding/guarantee fees, tied to specific eligible loan types

Locally, programs like Arlington’s MIPAP (a deferred-payment, no-interest second loan for eligible first-time buyers) and Alexandria’s homebuyer assistance resources can further reduce cash-to-close for qualified households.

In West Virginia, the most common starting point is the West Virginia Housing Development Fund (WVHDF), including its Low Down Home Loan assistance options.

Quick translation: Some help is a grant (free money), some is a deferred loan (pay later), and some is forgivable over time (pay only if you sell/refinance too soon). Be sure to read the fine print.

Rate Reduction Programs (lower the payment without changing the home price)

Not every affordability strategy has to be a pile of dollars at closing. Sometimes the smartest move is reducing the interest rate because a slightly lower rate can lower the monthly payment for the entire life of the loan.

In our region, a well-known example is SPARC in Arlington, which offers an interest-rate reduction on certain eligible loans for qualifying purchases in the county. Programs like this can be limited by funding and may operate on a first-come, first-served basis (which is another reason to start early instead of starting stressed!)

Virginia spotlight: the $10,000 Community Heroes Grant

Virginia also has a standout option worth calling out separately because it’s both simple and powerful: the Community Heroes Grant, promoted as a $10,000 true grant (no repayment) for eligible buyers in professions like educators and school personnel, childcare workers, law enforcement, firefighters/first responders, healthcare workers, and military/veterans/Guard/Reserves (including eligible retirees). It’s designed to be used with an eligible Virginia Housing bond first mortgage and can help cover down payment and/or closing costs, which is exactly where many buyers get stuck.

Lender + nonprofit programs (help that can fill gaps when municipal rules don’t fit)

Municipal programs are fantastic, but they can be narrow: income caps, purchase price limits, specific property requirements, and sometimes very specific timelines. That’s where lender-linked programs and nonprofit-backed options can provide additional routes, especially for buyers who earn a little too much for a city program but still aren’t exactly swimming in spare cash.

Two lenders we’ve been reviewing for this article – Atlantic Coast Mortgage (ACM) and CMG Home Loans – highlight several options buyers should ask about early.

From Atlantic Coast Mortgage (NMLS ID# 643114), their resource page points buyers toward nonprofit-style down payment assistance options (such as National Homebuyers Fund-style programs) and also highlights HUD-linked professional programs (more on those below).

From CMG Home Loans (NMLS ID# 1820), there are offerings like the Community ONE Grant (promoted as grant assistance up to program caps for eligible buyers) and the HomeFundIt platform, which is a structured way for friends and family to contribute gift funds toward a home purchase. One feature buyers often find especially helpful: CMG matches gifted funds at $2 for every $1 gifted, up to $2,000 total, applied toward eligible closing costs – so a buyer can have up to $1,000 gifted and receive up to $2,000 in closing cost assistance. Additional gift funds beyond the match can still be used toward the down payment, making it a flexible option for buyers who have support but need help stretching it further.

A quick word on FHLB grants (the “funding window” programs)

Another bucket buyers should ask lenders about (because it often flies under the radar) is Federal Home Loan Bank (FHLB) grant funding offered through participating member banks. Depending on the year’s funding cycle and the participating lender, these programs can offer meaningful help toward down payment and closing costs, often targeted to community-serving professions such as teachers, first responders, healthcare workers, and veterans. The big caution label is timing: these funds can be limited and first-come, first-served, and some versions include a retention requirement depending on the grant.

Important tradeoff: Sometimes, lender/nonprofit programs come with higher rates, additional rules, or restrictions about combining with other assistance. “Help” is real, but it’s rarely free of that pesky fine print.

HUD in the House

Two programs worth mentioning – because they can be huge for the right buyer, even if they aren’t everyday options – come from the Department of Housing and Urban Development (HUD).

Good Neighbor Next Door (GNND) is designed for eligible public-service professionals purchasing certain HUD-owned homes. The benefit can be significant, but it comes with requirements (like living in the home as your primary residence for a set period).

Dollar Homes is another concept buyers hear about. It can exist, but availability tends to be limited, and it often involves properties that need work.

Bottom line: These government programs are real, but they’re just not the kind of thing most buyers can plan around. Treat them like a bonus on the route to homeownership, not the only route.

Stacking recipes (how buyers actually combine programs in real life)

Here’s the strategy that separates “I heard there are grants” from “I closed on a house”: stacking. Many buyers qualify for more than one type of help, but not every program plays nicely with others. This is where a good lender and a knowledgeable (and patient!) Realtor® make a great team.

A few common examples buyers in our region should ask about:

• DC: Explore HPAP alongside DC Open Doors to see what’s compatible and what best reduces cash-to-close.
• Maryland: Use the Maryland Mortgage Program as the base, then explore county layers like Pathway to Purchase (where eligible).
• Virginia cash-to-close reducer (broad): Start with a Virginia Housing first mortgage and ask about the Down Payment Assistance Grant (~2%–2.5%) and/or Closing Cost Assistance Grant (~2%).
• Virginia “heroes” combo (profession-based): For eligible households, ask about using the $10,000 Community Heroes Grant and whether other Virginia Housing assistance may be available under the loan program.
• West Virginia: Start with WVHDF to see what low-down options and assistance are available for the buyer’s target area.

Pro tip: A buyer’s best first step is not “tour more houses.” It’s “confirm what I qualify for and what stacks.” Touring homes without that is like shopping with no price tags and a blindfold (exciting, sure, but not in a way you’ll enjoy).

Eligibility Basics (the checklist almost every program shares)

Most programs – municipal, state, or lender-linked – circle around the same fundamentals:

• First-time buyer definition: Often “no ownership in the last 3 years,” but it varies.
• Income limits: Typically tied to AMI (Area Median Income) and household size.
• Purchase price limits: Some programs cap the home price or loan size.
• Occupancy requirements: Most require you to live in the property as your primary residence.
• Education/counseling: Buyer education courses are common and sometimes mandatory.
• Timing: Some programs add steps to underwriting and approval, so planning really matters!

Next Steps To Landing Those House Keys

If you’re buying in DC, Maryland, Virginia, or West Virginia and think you might qualify for assistance, here’s the smartest sequence:

1. Get an early eligibility review with a lender who regularly closes loans with these programs.
2. Identify your best-fit bucket (discounted inventory, cash-to-close help, rate relief, lender/nonprofit programs, or professional programs).
3. Confirm stacking rules EARLY before you fall in love with a house and start naming it.
4. Build extra time into your contract timeline if the program requires additional approvals.
5. Check with other resources in your network like employer-assisted programs, non-profit groups, and faith-based organizations to see what you may be eligible for. 

Done right, these programs don’t just make homeownership possible – they remind buyers they aren’t in the fight alone. And as the snowcrete finally thaws and spring inventory starts to open up, that hope – combined with a savvy Corcoran McEnearney agent and a dedicated local lender – turns into a real strategy: less guesswork, more leverage, and a clear path to keys in hand.

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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Despite the icy landscape outside our windows this week, our Corcoran McEnearney agents report that the spring housing market is definitely heating up.

In our early-January “Thaw Year” outlook, we framed 2026 as a market that may feel more navigable than the lock-in years: more listings, more normal negotiation, and a clearer advantage for people who show up prepared (instead of just hoping the market will be kind).

A few weeks later, we started asking the people in the field every day: What are you actually seeing as spring ramps up?

The answer, so far, is delightfully…nuanced. Several conversations point to a real uptick in buyer activity, sometimes intense activity, but with a big asterisk: the homes that are priced right and presented well are getting the love. The rest? Buyers are still picky, and the market is not handing out easy wins the way it did a couple of years ago.

Some neighborhoods feel like someone hit the “play” button

Francesca Keith, an agent in Arlington, describes the past week as a switch-flip moment. “Buyers really woke up…and were out in droves,” she says. In her own five showings around Arlington, she saw the kind of traffic pattern agents remember from peak years: back-to-back appointments, agents overlapping at the door, and buyers waiting their turn.

Even more telling: the offers.

Francesca shared one Arlington listing where her team wrote alongside 11 offers, and it went well over list price. On another property for a different buyer, there were six offers.

That doesn’t mean every home will sell like it’s 2021. It means this: the best homes in the best micro-markets are still capable of triggering real competition…fast!

January demand is real – and strategy can amplify it

Joan Reimann, based out of our McLean office and working in Virginia, DC, and Maryland, put a sharper point on what many agents count on every year: pent-up demand. She says they advised their clients to wait until the first of the year to list, “knowing that January is always a strong market for pent-up demand.” Buyers, she notes, often come out in droves right after the holidays with a New Year’s resolution to buy a home. 

In this case, the timing strategy paid off, and Joan shared standout numbers from an Oak Hill listing: 39 agent showings, 40+ groups through the open house, and 8 offers in hand after three days on market – all over list price. She also lays out a clear “recipe” for similar results, and it echoes what we’re hearing elsewhere:

• A local agent who knows the nuances of timing, pricing, and buyer mentality
• Proper preparation means move-in ready, key repairs/updates completed (“There is no substitute for a clean and well-maintained home,” Joan advises.)
• Pricing grounded in closed comps because buyers are savvy, and overpricing can be a deal killer
• Professional photography, drone images, and floor plans = a strong online presentation to guarantee an in-person showing
• Promotion is a multi-pronged marketing mix of print, digital, email, and social media to drive maximum traffic

More buyers are returning…and first-time buyers are sniffing around again

On the lending side, we’re hearing a similar story about demand returning but with different reasons behind it.

James Gaudiosi, SVP, Sales Manager and Senior Loan Officer with Atlantic Coast Mortgage, says first-time buyers are eager to jump back in after years of feeling outmatched by cash contracts, big down payments, and punishing interest rates. He’s seeing “a renewed sense of optimism,” fueled by more favorable rate conditions than recent years, plus the growing visibility of local and federal grant programs and low- or no-down payment options.

These lending observations show that when first-time buyers feel like they have a path to homeownership (not just a dream), they re-enter. And when they re-enter in meaningful numbers, the spring market gets louder.

The most interesting shift: Buyers are talking less about rates – and more about certainty

Eric Boutcher, VP and Sales Manager with The Boutcher Group at Atlantic Coast Mortgage, puts a finer point on what may be changing underneath the surface. Yes, he says, declining rates can stimulate activity. But he’s seeing buyers move away from rate obsession as the main storyline. “The market does not need low rates to function – the market needs stability and strategy,” he asserts.

He notes that while rates still move day-to-day, that movement has been confined to a narrower range than what we experienced over the last several years. The buyers who are winning today, he says, are the ones who’ve built a clear plan with a team of experts and are ready to move quickly and decisively when the right home shows up, even if rates wiggle a little that week.

That lines up with what we emphasized in January: the advantage shifts toward people who are prepared, realistic, and decisive when the right home appears.

Sellers: “Turnkey” is having a moment, and preparation is no longer optional

If the buyer story is “activity is up,” the seller story is “the bar is higher.”

Bob Johnson, an Arlington agent who also works in DC, says buyer activity has increased over the past month – welcome news after a slower stretch – but he also sees a clear preference shaping outcomes: many buyers want turnkey homes, with repairs made and renovations done.

That preference matters because it changes the seller checklist. Bob’s advice is blunt in a helpful way: sellers should plan early and focus on preparations that provide the best return on investment. A strong agent, he notes, can help you rank-order those preparations and decide how far down the list to go.

He also flags two common seller mistakes that show up again and again: setting a higher-than-warranted list price, and being reluctant to properly prepare the home. In today’s market, those two choices can combine into a painful pattern: the home sits, momentum fades, and the final sales price ends up lower than it might have been with smart pricing and smart prep from day one.

And here’s where Bob adds an important reality-check to balance the “hot start” language: “We are not in the markets of 2+ years ago where many listings were under contract the first weekend…often for over list price.” He describes the broader environment as having taken “a step or two toward buyers and a more balanced market.”

Loudoun County: Busy across price points, with supply building into spring

Susan Thomas and Joe O’Hara of the Susan & Joe Team in our Leesburg office say that with interest rates easing, buyers are starting to feel “that spark of opportunity they haven’t felt in years.” Even with cold weather, they report that people are out touring homes and “packing open houses” across pretty much every price point.

They also point to a clear inventory signal: as of January 27, 2026 in Loudoun County, Bright MLS is showing 97 coming soon listings and 330 active listings (including some carryover from late last year). Their read is that supply is building as spring approaches, just as a motivated pool of buyers is gearing up.

Overall, they believe we’re moving toward a more balanced market where buyers and sellers both have a fair shot – and that this is the healthy direction Loudoun County has needed.

A “weird” late 2025, then a pickup – and now spring momentum

Alex Irmer of Alexandria’s Irmer Group expects the spring market “should be a good one” and, importantly, a reset. He describes the end of 2025 as an “odd market,” because the typical pickup after the summer break moving into early fall didn’t happen: homes stalled, and buyers backed out. Then, the six-week federal government shutdown really threw a wrench into the cogs.

What surprised him was what came next. Shortly after, he saw a pickup in activity going into the holidays – more showings on listings that had been in limbo – followed by renewed buyer interest in January as “the talk” of rates started pulling people back out.

Today, Alex says he’s seeing a noticeable increase in coming soon and active listings already, and even among his own clients, many are gearing up for February, March, and April timelines. “People want to make a move,” he says, and as other agents have observed, he’s already hearing agents talk about multiple offers.

His caution is the same one we’ve heard elsewhere: pricing will still be key. He believes people may get fooled into thinking we’re entering a hot seller’s market, but he doesn’t think that’s the right read. The goal, he says, is still balance: pricing well enough to attract buyers, without scaring them off.

Jillian Carmical from our Middleburg office is seeing a different kind of “market friction” that has less to do with buyer desire and more to do with life uncertainty. She reports that a significant portion of her database is made up of immigrants, and ongoing questions around visas, job security, and immigration timelines have led many to pause major decisions and remain renters for now. She’s also working with potential downsizers who feel pinned by their current low interest rates – known in the real estate industry as the “lock-in effect” – yet staying in Loudoun County, even with cash, can mean higher taxes and carrying costs as retirement approaches. Some clients have explored options like West Virginia, North Carolina, or Lake Anna, VA, but those moves can pull them too far from family. 

On the seller side, she’s also seeing homeowners hesitate because of deferred maintenance and aging systems (roof, HVAC, water heater, appliances); rather than sell now, they’re spreading improvements over the next year or two and reassessing later. And she notes another renter segment choosing to sit tight: federal government employees on temporary assignments who aren’t sure how long they’ll remain in the area, and so buying feels premature.

Broker View: The listing pipeline is building, and terms are normalizing (mostly)

To zoom out beyond individual showings and open houses, we also asked brokers what they’re seeing come across their desks.

Evan Lacopo, EVP and Managing Broker for Alexandria, says he’s signing more listing agreements each week, suggesting new inventory is building week-over-week. He also says price reductions are stabilizing, while list-to-sale ratios are not necessarily tightening across the board. In terms of contingencies, Evan describes inspections as mostly back to normal, while still waived selectively in more competitive situations. And by property type, he’s seeing competition strongest for single-family homes, followed by townhomes, with condos trailing behind.

Alanna Nichols, Managing Broker for Ashburn, Leesburg, Middleburg, and Purcellville, echoes that listing agreements are picking up, and says she’s still signing some price adjustments but “not many at this point.” She’s also seeing buyers return to home inspections and, in her markets, well and septic inspections, noting that it’s “evening out” but still not fully back to pre-COVID norms. She adds that seller subsidies are showing up on some contracts, but they’re not the standard; more “a few here and there” than a broad trend.

So which is it: Hot market, balanced market, or both?

Based on what we’ve gathered so far: BOTH.

The market can be balanced overall while still producing very hot outcomes for homes that hit the sweet spot of:

• the right neighborhood,
• the right condition/presentation, and
• the right price.

That’s consistent with what our earlier January post laid out: longer days on market regionally can give buyers more breathing room, but “the best homes will still attract attention, even in a calmer market.” In short, the spring-market version plays out like this:

FOR BUYERS: You may have more leverage in general, but you still need a plan for the listings that everyone wants. And you definitely need a team that can help you move quickly and cleanly when the right one appears.

FOR SELLERS: You may still do very well, but only if you’re realistic about price and serious about preparation. Buyers are comparing more and tolerating less.

The Throughline: Strategy is the new advantage

Every person we’ve heard from – agents, lenders, and brokers – keeps circling the same core point: the winners aren’t the ones who guess the market perfectly. They’re the ones who show up with a strategy and execute.

Francesca says the skill set of the agent you work with matters right now. Bob says a good agent helps you rank-order preparations and avoid costly missteps. Eric says the buyers who win are moving decisively with a clear plan and an expert team. Joan’s Oak Hill example shows what happens when timing, pricing, prep, and promotion all work together. Even James’s first-time buyer optimism points to the same conclusion: opportunity increases when people understand the tools available – and act on them.

Spring 2026 doesn’t look like “easy mode.” It looks like a market that rewards the competent. Which, honestly, is how it should be.

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!

Learn more about resources in our follow-up article: “Thaw” Season for Buyers: The Local Grants and Loan Programs That Can Get You Keys in Hand

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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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!

Read more in our follow-up article: The “Thaw” in Action: What Agents Are Seeing as Spring Heats Up

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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Go-it-alone sellers are learning the hard way that expert pricing, exposure, and negotiation are the difference between a quick win and a costly discount.

Every real estate cycle has its classic subplot: “Maybe I’ll sell it myself.” For Sale By Owner listings (FSBOs) tend to spike when headlines make selling look easy, and fade when the market reminds everyone that a home sale is not a lemonade stand.

Right now, FSBOs are fading fast. According to the National Association of Realtors® (NAR), only 5% of sellers sold without an agent this year – an all-time low. Meanwhile, 91% of sellers used a real estate professional, also a record high. 

FSBOs typically sell for less — and the gap is meaningful

NAR’s latest Profile of Home Buyers and Sellers shows the median FSBO sale price was $360,000, compared with $425,000 for agent-assisted sales, about an 18% difference. 

NAR also notes an important nuance: FSBO homes skew more toward rural areas and lower-priced property types, which can inflate headline comparisons. But when researchers compare similar homes sold with and without agents, FSBO sellers still tend to net less – often in the 5–6% range even after adjusting for property differences. In other words, even if we give FSBOs the benefit of the doubt, the data keeps landing in the same neighborhood. Selling solo is usually a discount strategy dressed up as a savings strategy.

Why that matters even more now in our market

Corcoran McEnearney’s CIO, David Howell’s latest stats show exactly what we’ve been feeling on the ground across DC, Northern Virginia, Virginia’s Countryside, Maryland, and Greater Baltimore:

• The metro market continues to rebalance, and every jurisdiction is weakening from the seller’s perspective.
• Supply is up everywhere year over year.
• Days on market (DOM) are higher across the board.
• Fewer homes are selling at or above their original list price.
• Homes are selling at roughly a 2% deeper discount to the original list price than a year ago. (Ex: Montgomery County went from 99.1% of the original list last October to 97.3% this October.)
• Homes are taking 7–14 days longer to go under contract. (Ex: Fairfax County jumped from 21 days last October to 34 days last month.)
• We’re seeing 10–15% fewer “Very Successful Sellers” – homes that sell at or above the original list price.
• About 40% of active listings have already had at least one price reduction.

Translation: this is no longer a “throw it on the market and see what happens” environment. Buyers have more options, and pricing has to be right immediately. Marketing has to be sharp at first glance and must appeal to current buyers’ needs. Negotiation has to be strategic when inspections, appraisals, and concessions hit the table.

That’s a tough playing field for a DIY seller.

The 5 FSBO regrets we hear again and again

RISMedia recently summed up the top reasons FSBO sellers say they wish they had used an agent. None of these are surprising, but it’s a good reminder that selling a home isn’t as easy as simply plopping a sign in the yard or window.

1. Pricing was off: Sellers often start with an aspirational number (or the number a helpful friend “feels” is right). In a rebalancing market, that’s how listings go stale and end up chasing price reductions.
2. They made the wrong repairs (or none at all!): A professional agent knows what buyers will ding you for, what will show up in an appraisal report, and what’s a wasted ROI. 
3. Time management was a grind: Coordinating showings, vetting buyers, and following up consistently is a part-time job at minimum. Most FSBO sellers underestimate the workload, adding additional stress to an experience that can be steeped in anxiety.
4. Negotiation got complicated: Inspections, addenda, appraisal gaps, financing delays, contract deadlines – this is where deals are saved or lost. And it’s where experienced representation pays for itself.
5. Staging and presentation weren’t competitive: Buyers are shopping hard right now. First impressions matter more when they have better-prepped alternatives queued up on their phone.

None of these regrets comes from laziness. They come from the reality that modern real estate is a complex, high-stakes transaction with too many moving parts to “figure out as you go.”

Today’s buyers aren’t just buying houses — they’re buying micro-markets

Here’s another wrinkle FSBO sellers run into: value is increasingly hyper-local and lifestyle-driven.

For example, a national NAR survey found 79% of buyers say walkability is important, and 78% say they’d pay more for it, especially younger buyers. Realtor.com’s latest trend reporting shows listings that highlight walkability have more than doubled in the past year. 

That matters because premiums like walkability, transit access, school pyramids, parks, and neighborhood culture are often intangible metrics that real estate professionals are trained to understand and take into account for listing strategies. They have to be priced correctly, marketed clearly, and targeted to the right buyers. A pro isn’t just listing square footage; they’re also finding the best way to translate your “location, location, location” into demand.

That’s especially true in the DC-metro market, where two homes just a couple of blocks apart can mean two price realities. A Realtor’s® job is to understand the micro-shifts and market desires that influence where an initial price should land, and see proof that the pricing strategy is delivering qualified buyers to the door – or the can’t-miss signals that it’s not. 

Can a FSBO ever work?

Sure. A FSBO can work in narrow cases: when a seller already has a buyer, or when the home is simple to price and the owner has deep market knowledge, time, and negotiation skills.

But that’s not the typical FSBO seller, and it’s definitely not typical for the kinds of transactions we see in our region.

In a market that rewards precision, the cost of being off by even a little is bigger than people expect. A home that misses the early window often winds up taking longer and selling for less. Howell’s numbers earlier in this article show it locally, and NAR’s numbers show it nationally.

The Bottom Line

The reason FSBOs are at an all-time low isn’t fear. It’s math.

Most sellers aren’t trying to save money at the cost of tens of thousands in equity. They want full-market exposure, expert pricing, tough-love guidance, and a skilled negotiator between them and the emotional roller coaster of a contract.

And in a rebalancing market like ours, that professional edge isn’t a luxury. It’s how sellers stay out of the “eventually successful” category and into the “very successful” one.

If you’re thinking about selling, this is the moment for a frank conversation about pricing, strategy, and what your micro-market is really doing. At Corcoran McEnearney, we’re here for that.

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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