Weekly Contract Activity | DC, MD, VA, WV

D.M.V. Contract Activity

August Is Giving the Market the Cold Shoulder

There are weeks when you can find a silver lining in almost every statistic. This wasn't one of them. Contract activity slowed across all six of the major Metro DC jurisdictions, making this the broadest-based slowdown we've seen in quite some time. August has clearly become a challenging month for the housing market, as higher mortgage rates, lingering vacations, and the end-of-summer lull continue to keep some buyers on the sidelines.

Key Takeaways

Total new contract activity across the six jurisdictions declined from 964 contracts last year to 847 this year, a decrease of 117 contracts, or 12.1%.
Every jurisdiction posted a year-over-year decline, making this the first truly across-the-board slowdown of the summer.
The weighted average days on market was essentially unchanged, increasing only from 44.5 days to 44.8 days—a difference of just 0.3 days, or 0.7%.
Year-to-date contract activity remains slightly ahead of last year, increasing from 36,109 contracts to 36,301, a gain of 192 contracts, or 0.5%.

Why It Matters

There's no sugar-coating this report.
Not only was contract activity down more than 12%, but every jurisdiction participated in the slowdown. After several weeks where at least one county managed to buck the trend, this week there simply wasn't a bright spot.
And yet, one statistic keeps this report from being entirely discouraging. If buyer demand were truly collapsing, we'd expect homes to remain on the market considerably longer before finding buyers. Instead, the regional weighted average days on market barely changed, increasing by less than one day.
That suggests the issue isn't that homes have suddenly become difficult to sell. Rather, there are simply fewer buyers actively writing contracts right now. Those who are still in the market continue to move at about the same pace they've maintained all year.
Unfortunately, August has steadily chipped away at the market's earlier momentum. After running comfortably ahead of last year's pace throughout much of the spring, the region's year-to-date advantage has narrowed to just 0.5%.
The market is still technically ahead of 2025—but just barely.
That doesn't necessarily signal a market that's weakening structurally. August has historically been one of the quietest months for housing activity, and mortgage rates remain near their highest levels in more than a year. Both factors are likely contributing to buyers taking a "wait and see" approach.
The next several weeks will be important. If contract activity rebounds after Labor Day—as it often does—this could simply prove to be a seasonal pause. If not, we'll have to begin asking whether higher financing costs are having a more lasting impact on buyer demand.

The Real Estate Details

Northern Virginia: down 5.2%
Loudoun County: down 31.9%
Prince William County: down 18.4%
Montgomery County: down 13.3%
Prince George's County: down 10.8%
Washington, DC: down 4.6%
Total contracts: 964 → 847 (-12.1%)
Weighted average days on market: 44.5 → 44.8 days (+0.7%)
Combined year-to-date contracts: 36,109 → 36,301 (+0.5%)

CONTRACT ACTIVITY SUMMARY →

Blue Ridge Contract Activity

One Up. One WAY Down. The Heartbeat Is Back.

Just when it looked like these two markets might finally be moving together, they reminded us who's in charge.

The Virginia Countryside turned in a solid week, posting another year-over-year increase in contract activity. The West Virginia Panhandle, meanwhile, experienced one of its sharpest weekly pullbacks of the year. The result was a sizeable decline in combined activity—but also another example of the "heartbeat" we've talked about throughout 2026.

One chamber pumps while the other pauses.

Key Takeaways

Combined contract activity declined from 197 contracts last year to 150 this year, a decrease of 47 contracts, or 23.9%.
The two markets once again headed in opposite directions:
- Virginia Countryside: 83 → 90 contracts (+8.4%)
- West Virginia Panhandle: 114 → 60 contracts (-47.4%)
The combined weighted average days on market increased from 44.4 days last year to 51.0 days this year, an increase of 6.6 days, or 14.9%.
Despite the difficult week, the longer-term picture remains positive. Combined year-to-date contract activity increased from 5,953 contracts to 6,186, a gain of 233 contracts, or 3.9%.

Why It Matters

This week's numbers are another reminder that these smaller markets rarely tell the same story at the same time.
The Virginia Countryside continued to show resilience, with overall contracts rising 8.4%. Activity below $500,000 was particularly strong, while homes priced between $750,000 and $1 million also posted healthy gains. Even with a softer luxury segment, the market managed a respectable weekly increase.
The West Virginia Panhandle told a very different story.
Contract activity was down nearly 50%, with declines across virtually every major price category. Because these are relatively small markets, just a few dozen fewer contracts can produce eye-popping percentage swings. That's exactly why we spend so much time looking beyond the weekly headlines.
The "heartbeat" analogy fits again this week. For months we've watched one market carry the other, then hand off the baton the following week. This time the Countryside did its part—but the Panhandle's decline was simply too large to offset.
Days on market also moved higher overall, though the increase came almost entirely from the Virginia Countryside, where the average rose from 44.0 to 53.8 days. The Panhandle increased only modestly, from 44.7 to 46.9 days. In markets this size, averages can move noticeably when a handful of older listings finally go under contract, so it's worth noting but not overinterpreting.
The longer-term trend still deserves the most attention. Even after this difficult week, the combined markets remain 3.9% ahead of last year's contract pace. That's a smaller cushion than earlier this summer, but it still compares favorably with many surrounding markets.

The Real Estate Details

Virginia Countryside: 83 → 90 (+8.4%)
West Virginia Panhandle: 114 → 60 (-47.4%)
Combined contracts: 197 → 150 (-23.9%)
Weighted average days on market: 44.4 → 51.0 days (+14.9%)
Combined year-to-date contracts: 5,953 → 6,186 (+3.9%)

CONTRACT ACTIVITY SUMMARY →

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