Northern Virginia January Market Update: 2026 vs 2025
Should you sell now or wait? Here’s what the numbers are really saying.

If you are a homeowner in Northern Virginia trying to decide whether to list now or hold off, the January numbers offer important insight. The market has shifted compared to last year, but it has not stalled. Understanding what changed, and why it matters, is the key to making a confident decision.

Let’s break down January 2026 compared to January 2025 and what it means for you as a seller.

NORTHERN VIRGINIA JANUARY MARKET UPDATE:

JANUARY 2026
Total # Homes Sold: 1,819
Avg. Sold Price: $706,866
Days on Market: 43

JANUARY 2025
Total # Homes Sold: 1,995
Avg. Sold Price: $725,277
Days on Market: 32

What’s Happening in the Market?

1. Fewer Homes Sold

Sales decreased from 1,995 homes in January 2025 to 1,819 in January 2026. That tells us buyer activity has softened slightly. This does not mean buyers disappeared. It means they are more selective and often more payment sensitive.

For sellers, this translates to stronger competition. When buyer demand cools even a little, the homes that stand out win.

2. Average Prices Adjusted

The average sold price declined from $725,277 to $706,866 year over year. That is a noticeable shift, but context matters. Price movement like this often reflects changing buyer affordability, property mix, and seller expectations adjusting to market realities.

This is not a dramatic correction. It is a recalibration. Homes are still selling at strong values, but pricing strategy is more important than it was a year ago.

3. Homes Are Taking Longer to Sell

Days on market increased from 32 days to 43 days. That is an 11 day difference, and it is significant. Buyers are taking more time to evaluate options, negotiate, and compare value.

For sellers, patience and preparation matter more in 2026 than they did in early 2025.

What This Means for Pricing

The biggest mistake sellers are making right now is pricing based on last year’s peak activity. January 2025 moved faster and supported slightly higher averages. January 2026 is more measured.

If you price aggressively to “test the market,” you risk extended days on market. The longer a home sits, the more leverage shifts to buyers. In this environment, strategic pricing from day one often protects your final sales price better than starting high and reducing later.

Today’s buyers are informed. They know what comparable homes are selling for, and they respond quickly when a home is priced correctly.

What This Means for Timing

Many sellers are asking whether they should wait for rates to change or for buyer demand to increase again. The challenge with waiting is competition.

If market conditions improve later in the year, more sellers typically enter the market. That increases inventory and gives buyers more choices. Selling now may mean facing slightly softer demand, but also fewer competing listings.

Timing is less about finding a perfect month and more about aligning the market with your personal goals, equity position, and next move.

Common Mistakes Sellers Are Making Right Now

  1. Overpricing based on 2025 numbers. The market has shifted. Buyers are not reacting the same way they did a year ago.

  2. Underestimating presentation. In a more selective market, condition, staging, and marketing matter even more.

  3. Waiting too long to adjust strategy. If showings are low and feedback is consistent, early adjustments prevent long term market fatigue.

  4. Assuming fewer sales mean no opportunity. Nearly 1,819 homes still sold in January 2026. Serious buyers are active.

So, Should You Sell Now or Wait?

Northern Virginia is still a strong market. Prices remain historically elevated, and homes are selling every day. The difference in 2026 is that success depends more on preparation and precision.

If you are unsure what these numbers mean specifically for your home, your neighborhood, and your equity position, personalized guidance makes all the difference.

We cover this in depth at our Home Seller Workshop | Every Fourth Tuesday of the Month @ 7 PM. It is designed to help you understand your options, avoid costly mistakes, and build a strategy that works in today’s market. If clarity is what you are looking for, this is the next best step. Don’t miss out on this incredible opportunity! You can sign up to attend HERE.

Your Price is Our Promise®. Your Home SOLD 100% of the Asking Price, or We Will Pay You the Difference! Call us at 571-464-8883 or visit us HERE.