SPRING MARKET!! What's the vibe?

[Anonymous]

Anonymous wrote:This is all terribly depressing to read. My gorgeous DC SFH is just sitting and sitting.

Well at least you ain’t buying. Imagine how I feel as a prospective first time home buyer right now.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Wow it’s crazy that 1.5 million isn’t enough to buy a house in Arlington!

It is, but it won't be very nice. If you go just a couple miles to the west or south, you'll find exceptionally nice properties at that price, but many folks are obsessed with having that N Arl address.

Nah I’m obsessed with my 20 min door to door N Arlington to DC commute during rush. Priceless. Also fly regularly for work and getting to DCA during rush in 10 minutes is also perfection.

You pay for the convenience and boy do you get it.

Interesting, but those times don't hold for the vast majority of N Arl.

+1

Unless you are living in Rosslyn and working in Georgetown ...

That would be 10 minutes. N.Arlington near Glebe rd. access to GW Pkwy is pretty fast getting to Gtown, Foggy Bottom, K st.

In 22207 pretty close to spout run parkway and if I had a parking space at the office it would be 20 minutes.

[Anonymous]

Anonymous wrote:Here are REAL facts for 2026. I’m giving you Ciry, average sale price, says on market and what percentage went for over list. All areas seem basically the same. All markets strong. I’d say vienna is the strongest for sellers.

Arlington 806k 22 days 17% over list
Alexandria 657k 21 days 26% over list
Mclean 1.4M 29 days 13% over list
Vienna 1.1M 16 days 31% over list
Reston 619k 17 days 24% over list
Ashburn 791k 15 days 27% over list
Leesburg 837k 13 days 26% over list

The market is still very titled to sellers, but these statistics are completely fictional.

[Anonymous]

I don't like overbids and I sometimes feel the whole thing like a scam. How do I know it is really true if the seller agent says someone else has put in an extra 100K bid? There is no proof and everything is private information. When a house comes up saying there is a deadline for offers, I don't even feel like checking it out.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Here are REAL facts for 2026. I’m giving you Ciry, average sale price, says on market and what percentage went for over list. All areas seem basically the same. All markets strong. I’d say vienna is the strongest for sellers.

Arlington 806k 22 days 17% over list
Alexandria 657k 21 days 26% over list
Mclean 1.4M 29 days 13% over list
Vienna 1.1M 16 days 31% over list
Reston 619k 17 days 24% over list
Ashburn 791k 15 days 27% over list
Leesburg 837k 13 days 26% over list

The market is still very titled to sellers, but these statistics are completely fictional.

I think what that guy is saying is how many percent of sales were above list. Not how much the sale prices were over list.

17% over list = 83% at or below list.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Here are REAL facts for 2026. I’m giving you Ciry, average sale price, says on market and what percentage went for over list. All areas seem basically the same. All markets strong. I’d say vienna is the strongest for sellers.

Arlington 806k 22 days 17% over list
Alexandria 657k 21 days 26% over list
Mclean 1.4M 29 days 13% over list
Vienna 1.1M 16 days 31% over list
Reston 619k 17 days 24% over list
Ashburn 791k 15 days 27% over list
Leesburg 837k 13 days 26% over list

The market is still very titled to sellers, but these statistics are completely fictional.

nope, direct from MLS, unless you think the MLS is fake news or some sort of Epstein files distraction.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Here are REAL facts for 2026. I’m giving you Ciry, average sale price, says on market and what percentage went for over list. All areas seem basically the same. All markets strong. I’d say vienna is the strongest for sellers.

Arlington 806k 22 days 17% over list
Alexandria 657k 21 days 26% over list
Mclean 1.4M 29 days 13% over list
Vienna 1.1M 16 days 31% over list
Reston 619k 17 days 24% over list
Ashburn 791k 15 days 27% over list
Leesburg 837k 13 days 26% over list

The market is still very titled to sellers, but these statistics are completely fictional.

I think what that guy is saying is how many percent of sales were above list. Not how much the sale prices were over list.

17% over list = 83% at or below list.

winner winner! someone here can critically read!

[Anonymous]

Not the DC to Ashburn corridor (is that a thing?) but a house on my block just put up the under contract sign, less than two weeks from listing (probably less time - they picked up the staging furniture 2 days ago). Don't know if it sold for full price but guessing pretty close to it.

[Anonymous]

Anonymous wrote:Not the DC to Ashburn corridor (is that a thing?) but a house on my block just put up the under contract sign, less than two weeks from listing (probably less time - they picked up the staging furniture 2 days ago). Don't know if it sold for full price but guessing pretty close to it.

I mean, this is … normal. What’s remarkable about someone selling a house 2 weeks after listing it?

And why be so cryptic about the location. It’s an anonymous forum.

[Anonymous]

Anonymous wrote:Realtor here. Buyer activity is very high in Alexandria, Arlington, Falls Church, Springfield and Vienna. My last listing in Alexandria (FFX County) had 10 offers and went almost $100K over list, no contingencies and my clients got a free 2-month rent back. I wrote an offer for buyers for a home in Springfield last weekend and was beat out by another offer. There were 9 in total. My clients went $125K over list, waived all contingencies and offered a free rent-back. Both homes were in the $800K-1 million price point. I would also add that 30 percent of pending listings currently in my office were exclusive listings so they never even hit the mls. I have 2 buyers under contract in the $1.3m range and both those listings were private exclusive listings with Compass.

What’s your read on the Alexandria City market right now?

[Anonymous]

Anonymous wrote:Realtor here. Buyer activity is very high in Alexandria, Arlington, Falls Church, Springfield and Vienna. My last listing in Alexandria (FFX County) had 10 offers and went almost $100K over list, no contingencies and my clients got a free 2-month rent back. I wrote an offer for buyers for a home in Springfield last weekend and was beat out by another offer. There were 9 in total. My clients went $125K over list, waived all contingencies and offered a free rent-back. Both homes were in the $800K-1 million price point. I would also add that 30 percent of pending listings currently in my office were exclusive listings so they never even hit the mls. I have 2 buyers under contract in the $1.3m range and both those listings were private exclusive listings with Compass.

What is an exclusive listing?

[Anonymous]

Anonymous wrote:

Anonymous wrote:Realtor here. Buyer activity is very high in Alexandria, Arlington, Falls Church, Springfield and Vienna. My last listing in Alexandria (FFX County) had 10 offers and went almost $100K over list, no contingencies and my clients got a free 2-month rent back. I wrote an offer for buyers for a home in Springfield last weekend and was beat out by another offer. There were 9 in total. My clients went $125K over list, waived all contingencies and offered a free rent-back. Both homes were in the $800K-1 million price point. I would also add that 30 percent of pending listings currently in my office were exclusive listings so they never even hit the mls. I have 2 buyers under contract in the $1.3m range and both those listings were private exclusive listings with Compass.

Interesting re the 30% private exclusive. Do you see people list private exclusive to test the waters and see if anyone bites? As in they don’t have to sell but would for the right price?

Yes, with listings, as soon as I have signed listing paperwork, I put the house on my broker pricing tour in my office and I put the listing in as a private exclusive. Both of these pre-marketing strategies are the best ways to get feedback on price and condition before going on the MLS without. I personally show the homes to my colleagues and their clients and I have found that most offers submitted during this stage tend to be more agressive in price and terms because the agents and clients recognize they are getting a valuable opportunity in that the house is not publicly available yet. It is often great for my clients because in many cases, they haven't even taken the steps to properly prepare the house for market or perhaps they have small children and don't want the inconvenience of tons of people through the house during nap times, after school or late at night.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Realtor here. Buyer activity is very high in Alexandria, Arlington, Falls Church, Springfield and Vienna. My last listing in Alexandria (FFX County) had 10 offers and went almost $100K over list, no contingencies and my clients got a free 2-month rent back. I wrote an offer for buyers for a home in Springfield last weekend and was beat out by another offer. There were 9 in total. My clients went $125K over list, waived all contingencies and offered a free rent-back. Both homes were in the $800K-1 million price point. I would also add that 30 percent of pending listings currently in my office were exclusive listings so they never even hit the mls. I have 2 buyers under contract in the $1.3m range and both those listings were private exclusive listings with Compass.

What is an exclusive listing?

These are listings which are office exclusives meaning they are not marketed through the MLS and syndicated to other public websites, but they are available through our brokerage and through other channels like the Top Agent Network or social media. Recently, Redfin has partnered with Compass to feature our exclusive listings.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Realtor here. Buyer activity is very high in Alexandria, Arlington, Falls Church, Springfield and Vienna. My last listing in Alexandria (FFX County) had 10 offers and went almost $100K over list, no contingencies and my clients got a free 2-month rent back. I wrote an offer for buyers for a home in Springfield last weekend and was beat out by another offer. There were 9 in total. My clients went $125K over list, waived all contingencies and offered a free rent-back. Both homes were in the $800K-1 million price point. I would also add that 30 percent of pending listings currently in my office were exclusive listings so they never even hit the mls. I have 2 buyers under contract in the $1.3m range and both those listings were private exclusive listings with Compass.

What’s your read on the Alexandria City market right now?

Very competitive for homes that are priced well and in great condition or anything that is super charming, nicely renovated or very walkable (Del Ray, Rosemont, Old Town, etc.). SF Homes in Del Ray, Beverly Hills and Rosemont have been selling with multiple offers, $25-75K escalations and waived contingencies in the last few weeks. Interest rates just went up again so it will be interesting to see what will happen this weekend and next though at certain price points and locations in Alexandria City, financing is less of an issue.

[Anonymous]

Anonymous wrote:I don't like overbids and I sometimes feel the whole thing like a scam. How do I know it is really true if the seller agent says someone else has put in an extra 100K bid? There is no proof and everything is private information. When a house comes up saying there is a deadline for offers, I don't even feel like checking it out.

People don't just bide 100k "extra," they include escalation clauses that only kick in if another buyer has bid up.

If the property is listed at 100k, and I as a potential buyer have an escalation clause that bids up in 5k increments up to 150k, and there is one other potential buyer who has an escalation clause that bids up to 130k, I get the house for 135k. And for that escalation clause to kick in and push me to 135k, the sellers will have to show proof of the other contract with the escalation clause that went up to 130k.