What Headlines Miss About Loudoun County Real Estate in 2026
If you're thinking about buying or selling a home in Northern Virginia, the information that matters most is closer to home than you think. Let's break down the January 2026 real estate market report at three levels - national, regional, and local - to see why the local picture is the one that counts.
What’s Happening in the National Housing Market Right Now?
According to Realtor.com, the number of homes available for sale nationwide in January 2026 was the highest it’s been since 2020. For prospective homebuyers in many parts of the country, that’s welcome news. But inventory growth is far from even. Some regions are bouncing back fast. Others, not so much.
Realtor.com’s January 2026 Hottest Housing Markets report found that buyer demand remains heavily concentrated in the top markets, where listings attracted roughly 2.6 times the national average in views per property. Right now, the Northeast and Midwest are running warm (sellers have leverage and buyers are competing), while parts of the South, Sunbelt, and Northwest are cooler markets where buyers have more negotiating room.
The key takeaway is: there really is no single “national housing market” outside of the headlines. What’s happening in Denver or Miami isn’t going to tell you much about buying or selling a home in Northern Virginia. (Unless you’re planning a move to the mountains or the beach, of course.)
How Does the Mid-Atlantic and DC Metro Housing Market Compare?
Zooming into our region, the Mid-Atlantic market started 2026 in a more balanced position. Inventory has been building, days on market have lengthened, and closed sales pulled back modestly from a year ago. At the same time, new contract activity ticked up as mortgage rates eased from their 2025 peaks.
As BrightMLS Chief Economist Lisa Sturtevant put it, the region is seeing a subtle shift from an extremely tight sellers’ market toward something more balanced, with both buyers and sellers needing to reset expectations on pricing, time on market, and negotiations.
In the DC Metro area specifically, January brought some notable trends:
- Median price up 4.8% year-over-year to $585,000
- Detached home prices rising, townhome prices flat, condo prices falling
- Showings up slightly from a year ago, even despite snowy winter weather
- Higher pending sales, an early sign of demand returning as mortgage rates ease
The softer conditions at the more affordable end of the market (condos in particular) suggest a more layered picture than a single median price can capture. It’s a good reminder that even within a region, different property types are moving in different directions.
What Does the January 2026 Loudoun County Real Estate Market Actually Look Like?
Here’s where things get interesting for anyone buying or selling a home in Loudoun County, VA. While the national market loosens and the Mid-Atlantic inches toward balance, our local numbers tell a different story.
Loudoun County’s January 2026 housing market stats:
- Closed Sales: 207 (down 20.4% from January 2025)
- New Pending Sales: 312 (up 15.6%)
- New Listings: 313 (down 6.6%)
- Median Sales Price: $700,000 (up 1.3%)
- Average Sales Price: $863,242 (up 8.8%)
- Median Days on Market: 26 days (up 11 days)
- Months of Supply: 0.90 (down 0.03 months)
The standout number: New pending sales surged nearly 16% while new listings dropped 7%. Buyers are active, but there simply isn’t enough inventory to keep up with demand.
And then there’s the supply number. As of January, Loudoun County had less than one month of listing supply on the market. That’s the lowest of any county tracked by BrightMLS in the entire DC Metro area, and one of only two counties where supply actually went down compared to last year. For context, here’s what those supply levels generally mean:
- 0 to 3 months: Seller’s market
- 3 to 6 months: Balanced market
- Over 6 months: Buyer’s market
At 0.90 months, Loudoun County is firmly in seller’s market territory. This extremely limited supply will be a major factor in how the rest of 2026 plays out, especially as we head into the busy spring selling season. If you’re curious what your home might be worth in this market, our free home valuation tool is a great place to start, and our seller resources page has more information on what it takes to list successfully in Loudoun County.
For buyers, and sellers moving locally, the tight market means preparation is everything. Having your financing in order, knowing your priorities, and working with agents who know these neighborhoods inside and out will give you the best chance of landing the right home. Check out our buyer resources to get a head start.
The Bottom Line for Loudoun County Homebuyers and Sellers
National real estate headlines can be useful for understanding big-picture trends, but they won’t tell you what it’s like to buy or sell a home on your street, in your neighborhood, in your price range. The Loudoun County real estate market has its own conditions, and within that, your individual property and personal situation matter just as much.
There is no one-size-fits-all approach to real estate, because our lives don’t fit neatly into the same box. Your goals, your timeline, your financial picture, and the specific home you’re buying or selling all shape the right strategy.
That’s exactly why working with experienced, local real estate agents makes a difference. As the top real estate agents in Loudoun County, the Garrell Group tailors every plan to fit you. We understand the nuances of communities from Western Loudoun to Ashburn and everywhere in between. We put your priorities first, always. You can explore our active listings and past sales or learn more about our team and what sets us apart.
Ready to talk about your real estate goals? Contact us today. We look forward to speaking with you.
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Following these steps, you can increase the value of your property ahead of a home sale, without breaking the bank. Why not start making improvements today! Your home will thank you for it. In the meantime, if you are thinking about selling your home or have any questions, please don’t hesitate to contact us. We’re always happy to hear from you.
