Market Report
Current real estate data for every area I serve across Northern and Central Virginia. This report is dated November 10, 2026 and reflects the most recent verified market statistics from FAAR, Bright MLS, NVAR, PWAR, Redfin, Zillow, Long & Foster, Realtor.com, FRED, Freddie Mac, ARLnow, ALXnow, FFXnow, and local news sources. This week's key themes: the 30-year fixed mortgage rate averaged 7.18% for the week ending November 5 (Freddie Mac), its third consecutive weekly decline and roughly 0.22 points below the 7.40% average of early October, though still about 0.96 points above a year ago; FAAR released its October 2026 housing statistics on November 9, now reported with BrightMLS market statistics, with the association describing serious buyers still active and success becoming more about strategy than speed; and full September county releases for Northern Virginia show a two-speed market, with Fairfax at 2,456 active listings in September (FRED) and a $749,750 median (up 5.6%), Alexandria at 464 active homes (up about 27%) with a median down 11.4% to $660,000, Arlington's September median at $655,000 (down 4.6%, with the year-to-date median up 6.8% to $800,000), Prince William at 977 active listings with a county median of $579,990 (down 3.7%), and Stafford's September median at $515,000 (down 0.8%) with the region's only rise in new contracts, up 6.3%. Official October county-level releases from FAAR for the Mid-South counties and the newest local association reports for Fredericksburg city, Orange, Caroline, and King George had not yet published in searchable form as of November 10, 2026; the figures below are the most recent verified readings as of that date. For my full end-of-summer development roundup across all 11 counties, see my companion report: End-of-Summer 2026 Regional Development Report. For a look at the new developments, restaurants, schools, and attractions transforming our region, see: What's New in Fredericksburg and Beyond: A Late Summer 2026 Guide. For the latest verified housing statistics for Spotsylvania County, Stafford County, and the City of Fredericksburg, see my companion analysis: July 2026 Real Estate Market Update: Spotsylvania, Stafford & Fredericksburg.
Mortgage Rates Slide a Third Straight Week to 7.18%
The 30-year fixed mortgage rate averaged 7.18% for the week ending November 5, 2026 (Freddie Mac), down 0.06 percentage points from 7.24% the prior week and its third consecutive weekly decline, roughly 0.22 points below the 7.40% average of early October, though it remains about 0.96 points above the 6.22% average of a year earlier; the 15-year fixed rate averaged 6.60%. Three straight weeks of easing are welcome relief for buyers, but affordability pressure continues to cool sales volume across the region.
FAAR Releases October Statistics on BrightMLS
FAAR released its October 2026 housing statistics on November 9, now reporting local trends in home sales, prices, and inventory with BrightMLS market statistics. The association's release describes serious buyers still in the market and well-positioned properties still attracting interest, with success becoming less about speed and more about strategy, and the September county releases it supersedes already pointed the same way: Fairfax rose to a $749,750 median, up 5.6% year over year, with 2,456 active listings in September per FRED, while Alexandria's median fell 11.4% to $660,000 and Arlington's September median came in at $655,000, down 4.6% on a condo-heavy mix, with its year-to-date median up 6.8% to $800,000. Prince William held 977 active listings with a county median of $579,990, down 3.7%, and Stafford was the only NoVA market with rising new contracts, up 6.3% year over year.
October Color Points the Same Direction
Official October county-level releases from FAAR for the Mid-South counties and the newest city and county reports for Fredericksburg, Orange, Caroline, and King George had not yet surfaced in searchable form as of November 10, 2026, so this week's numbers carry the most recent verified readings and say so. Where third-party trackers offer October color, the trend is consistent: Culpeper's 22701 ZIP shows about 597 homes for sale, up 40.8% year over year, with listings averaging about 70 days on market (RealtyTrac and Resideline, October), King George holds about 140 active homes with a 14-day time to pending, and Orange town listings average about 97 days on market (Movoto, October), versus a year ago when both markets moved faster. For sellers, first-week pricing and broad digital reach matter more than at any point in the last few years.
Current Market Snapshot
Data compiled November 10, 2026 from FAAR, Bright MLS, PWAR, NVAR, Redfin, Zillow, Movoto, Realtor.com, FRED, Freddie Mac, ARLnow, ALXnow, FFXnow, Resideline, LocalAlpha, RealtyTrac, and local sources. This week's notable shifts: the 30-year fixed mortgage rate averaged 7.18% for the week ending November 5 (Freddie Mac), its third consecutive weekly decline and roughly 0.22 points below the 7.40% average of early October; FAAR released its October 2026 statistics on November 9, now reported with BrightMLS market statistics, describing serious buyers still active and success becoming more about strategy than speed; full September releases for Northern Virginia show a two-speed market, with Fairfax up 5.6% year over year to $749,750, Alexandria down 11.4% to $660,000, Arlington's September median down 4.6% to $655,000 with its year-to-date median up 6.8%, Prince William's county median down 3.7% to $579,990, and Stafford down 0.8% to $515,000 with the region's only rise in new contracts; and the newest official reports for Fredericksburg city, Orange, Caroline, and King George had not yet published in searchable form as of November 10, 2026.
| Area | Median Price | YoY Change | Avg Days on Market | Inventory |
|---|---|---|---|---|
| Fredericksburg | ~$480,000 (Redfin, 3-mo to Aug) | +9.0% | ~49 (Redfin); ~48 (Movoto) days | ~999 for sale (Movoto, Oct); ~111 active in 22401 (Movoto, Jul) |
| Stafford | $515,000 (Sept) | -0.8% (Sept) | 44 (FRED, Sept); ~48 (Redfin, 3-mo) days | ~472 active (Realtor.com, Sept); 503 (Colgan, +20.9% YoY) |
| Spotsylvania | $467,000 (Redfin, 3-mo to Sept) | +1.8% | ~56 (Redfin, 3-mo); 34.5 (FRED, July) days | ~643 for sale (Redfin); 22551 ZIP 326 to 470 YoY (Sept) |
| Orange | $420,000 (FAAR, May) | ~Flat YoY | ~97 (Movoto, Oct, town); 61 (Redfin, 3-mo to May) days | 208 active countywide (May, growing all spring); 111 in town of Orange (Movoto, Oct) |
| Fairfax | $749,750 (NVAR, Sept) | +5.6% | ~26 (NVAR, Sept); 36 to contract (wk ending Oct 25) days | 2,456 active (FRED, Sept); 2,326 month-end (NVAR, +36% YoY) |
| King George | ~$482,000 (Redfin, mid-Oct); ~$472,000 (Zillow) | -7.7% (Redfin, mid-Oct) | ~14 to pending (Zillow); ~27 (FAAR, Mar) days | ~140 active (mid-Oct, county update) |
| Caroline | $350,206 (Redfin, Sept) | -7.9% (Redfin, Sept) | ~62 (22546 ZIP, Sept); county DOM not published days | Not published in retrievable sources |
| Culpeper | $475,500 (Sept) | -4.1% (Sept) | ~70 (Resideline, Oct, 22701); ~36 (LocalAlpha, Aug) days | ~254 for sale (Movoto, Sept); 597 in 22701 (RealtyTrac, Oct, +40.8% YoY) |
| Arlington | $655,000 median (Sept); $800,000 YTD | -4.6% (median, Sept) | ~33 (Sept, improved from 36) days | ~556 active (Sept 14: 197 detached, 68 townhouses, 291 condos) |
| Alexandria | $660,000 (NVAR, Sept) | -11.4% | ~28 days | 464 active (Sept 30, +26.8% YoY) |
| Prince William | $579,990 (Sept, county) | -3.7% | ~30 (Sept); ~24 Jan-Sep; 44 (Redfin, 3-mo) days | 977 active (end of Sept, FRED); ~1,004 (wk ending Oct 25) |
Fredericksburg
+9.0%Fredericksburg city pricing has firmed on the freshest readings as of November 10, 2026. Redfin's median sale price is about $480,000 over the three months ending August 2026, up 9.0% year over year, with about 49 average days on market, up from 39 a year earlier, roughly 2 offers per home, and homes going to pending in about 35 days per Redfin, which rates the city somewhat competitive; Movoto's October 2026 snapshot counts about 999 homes for sale in the city with a median list price of $535,000 and about 48 average days on market, with about 111 active in the 22401 ZIP on its July reading. FAAR released its October 2026 statistics on November 9, now reported with BrightMLS market statistics, describing serious buyers still active and well-positioned properties still drawing interest; FAAR's September release (October 12) described inventory climbing, buyer traffic slowing, homes sitting longer, and sellers adjusting pricing. Zillow's average city home value is about $474,800, up 1.4% year over year, with homes going to pending in about 22 days. FAAR's official city-specific report, most recently retrievable for March 2026, showed a median of $490,500, down 10.3% from a year earlier, and its newest city report was not published in searchable form as of this update. The 30-year fixed mortgage rate averaged 7.18% for the week ending November 5, 2026 (Freddie Mac), its third straight weekly decline. Call (540) 840-1133 or use the contact form for a personalized consultation on buying or selling in Fredericksburg.
Source: Redfin (3 months ending August 2026), Movoto (October and July 2026), FAAR October 2026 release (November 9) and September 2026 release, Zillow, Freddie Mac (week ending November 5, 2026)
Stafford
-0.8% (Sept)Stafford County's September 2026 median sold price was $515,000 across 135 closings, down 0.8% year over year (Bright MLS via Colgan Team, October 2026); Redfin's rolling three-month median through September is about $514,000, down 0.9%, and Realtor.com's September median is higher at about $575,000 because providers use different scopes. Active inventory was about 472 in September per Realtor.com, with Chris Colgan reporting 503, up 20.9% from 416 a year earlier, and LocalAlpha counting 555 in August, up about 10% year over year. Stafford was the only NoVA market in the October report with rising new contracts, up 6.3% year over year to 151, and homes sold at about a 100% sale-to-list ratio in both August and September. FRED shows a median 44 days on market for September, Redfin's three-month average is about 48 days, down from 51 a year earlier, and year-to-date through September the county closed 1,584 sales at a $550,000 median, unchanged year over year. The 30-year fixed mortgage rate averaged 7.18% for the week ending November 5, 2026 (Freddie Mac), its third straight weekly decline. Call (540) 840-1133 or use the contact form for a personalized consultation on buying or selling in Stafford County.
Source: Bright MLS via Colgan Team October 2026, Redfin (3 months ending September 2026), Realtor.com and FRED September 2026, LocalAlpha August 2026, Freddie Mac (week ending November 5, 2026)
Spotsylvania
+1.8%Spotsylvania County's median sold price is $467,000 over the three months ending September 2026, up 1.8% year over year (Redfin), with median price per square foot at about $213, down 0.9%, a September sale-to-list ratio of 99.3%, down 0.058 points year over year, and the median listing price at $549,900 in September (Realtor.com via FRED). Redfin's three-month average days on market is about 56 days, up from 43 a year earlier, the clearest sign yet of the county's cooling pace; the latest FRED days-on-market reading, July 2026, is a 34.5-day median, Zillow shows homes in the 22565 area going pending in about 34 days, and Resideline's October 3, 2026 update puts the six-month median at $485,000 across 328 tracked closings with a 22-day median time to contract. FAAR's most recent official county report, March 2026, showed a $475,000 median, up 0.5% year over year, and FAAR's regional September data put the area at roughly 3.4 months of supply. Redfin counted about 643 county listings for sale at access time, and Realtor.com ZIP-level data for September shows inventory climbing sharply year over year: 22551 from 326 to 470 homes for sale and 22553 from 241 to 307. Call (540) 840-1133 or use the contact form for a personalized consultation on buying or selling in Spotsylvania County.
Source: Redfin (3 months ending September 2026), Realtor.com via FRED (September 2026 listing data, July 2026 DOM), Resideline October 2026, FAAR (March 2026 and regional September data), Zillow, Flyhomes
Orange
~Flat YoYOrange County prices are roughly flat as of November 10, 2026, while the pace continues to slow. FAAR's most recent retrievable county report, May 2026, shows a median sold price of $420,000, flat year over year, with a 15-day median days on market, 85 active listings, up 23.2% from a year earlier, 78 closed sales, up 1.3%, and 85 new pending sales, up 23.2%; countywide year-to-date sales through May were 321, up 7.0%. County inventory climbed steadily through the spring, from 159 active in March to 190 in April and 208 in May (FAAR). Redfin's county median was about $417,000 over the three months ending May 2026, up 0.2%, with a median 61 days on market versus 35 a year earlier. Movoto's October 2026 snapshot of the town of Orange shows 111 active listings at a median list price of $445,000, flat year over year, with an average 97 days on market versus 65 a year earlier, a notable slowdown, and its July reading put the town's median list at $439,900. FAAR released its October 2026 statistics on November 9 without a searchable county-level Orange breakdown as of this update; a verified county-level sale-to-list ratio for Orange was not published in the sources gathered. Call (540) 840-1133 or use the contact form for a personalized consultation on buying or selling in Orange County.
Source: FAAR (May 2026 and October 2026 release), Redfin (3 months ending May 2026), Movoto (October and July 2026), Sean Jones Homes market updates
Fairfax
+5.6%Fairfax County's September 2026 median sold price was $749,750, up 5.6% year over year, per NVAR's official release (published October 16, 2026), with an average sale price of $903,940, up 3.0%, 897 closed sales, down about 5.9%, 846 new pending contracts, down 18.7%, and an average 26 days on market for homes that closed. Active listings stood at 2,326 at the end of September per NVAR, with the FRED ACTLISCOU51059 series reading 2,456 for the month, up about 36% year over year, and Bright MLS's weekly report for the week ending October 25 shows 2,228 active, up from 1,609 a year earlier, with a median 36 days to contract. Redfin's rolling three-month median through September corroborates at about $748,000, up 4.6%, with an average of about 40 days on market, up from 38 a year earlier; Zillow's average county value is about $756,000, up 1.2%. NVAR's regional September report shows the Northern Virginia median at $744,950, up 4.2%, with active listings up 30.7% year over year, and a verified county-level sale-to-list ratio for September was not published. The 30-year fixed mortgage rate averaged 7.18% for the week ending November 5, 2026 (Freddie Mac), its third straight weekly decline. Call (540) 840-1133 or use the contact form for a personalized consultation on buying or selling in Fairfax County.
Source: NVAR/Bright MLS September 2026, FRED ACTLISCOU51059, Bright MLS weekly report (week ending October 25, 2026), Redfin, Zillow, Freddie Mac (week ending November 5, 2026)
King George
-7.7% (Redfin, mid-Oct)King George County is a smaller market as of November 10, 2026, with roughly 140 homes for sale across the county in mid-October. Redfin's median sale price is about $482,000, down about 7.7% year over year, while Zillow's typical home value is about $472,000, up 2.4% year over year, with homes going to pending in about 14 days. FAAR's most recent official county report, March 2026, showed a median sold price of $499,275, up 11.0% year over year, with a 27-day median days on market, and FAAR released its October 2026 statistics on November 9 without the county-level King George figures yet surfaced in searchable form. The county's small sales base makes month-to-month figures swing, and the 30-year fixed mortgage rate averaged 7.18% for the week ending November 5, 2026 (Freddie Mac), its third straight weekly decline. Call (540) 840-1133 or use the contact form for a personalized consultation on buying or selling in King George County.
Source: Redfin (mid-October 2026), Zillow, FAAR March 2026 and October 2026 release, Barbara Jennings county market update, Freddie Mac (week ending November 5, 2026)
Caroline
-7.9% (Redfin, Sept)Caroline County's September 2026 median sale price is $350,206 for all home types, down 7.9% year over year (Redfin), a reversal from May 2026, when the median was $422,184, up 16.3%, and the county's small sales base makes month-to-month figures swing. A county-level days-on-market or active inventory figure was not retrievable for September 2026; in the 22546 ZIP (the Ruther Glen area), the median days on market was 62 in September versus 66 a year earlier (Movoto), and Redfin's last county-wide snapshot, December 2025, showed about 52 days, versus 54 a year prior. FAAR's latest posted county report is August 2026; its most recently published detail, the January 2026 report, shows a median sold price of $387,450, up 2.0% year over year, with a 43-day median days on market and 22 new pending sales, down 18.5%. FAAR released its October 2026 statistics on November 9 without a searchable county-level Caroline breakdown as of this update. Call (540) 840-1133 or use the contact form for a personalized consultation on buying or selling in Caroline County.
Source: Redfin (September 2026), Movoto (22546 ZIP, September 2026), FAAR Market Statistics page (August 2026 latest posting) and October 2026 release
Culpeper
-4.1% (Sept)Culpeper County cooled by its September 2026 readings, with figures varying widely by source. The county median sold price was $475,500, down 4.1% year over year, with 44 closed sales, down 31.3%, and 39 new pending contracts, down 31.6% (Bright MLS via Colgan Team, October 2026); Redfin's September county median reads about $478,828, down 3.5%. In the 22701 ZIP (Culpeper town), RealtyTrac's October snapshot shows about 597 homes for sale, up 40.8% year over year, with a median sold price of $426,700, up 1.2%, a median list price of $490,000, up 5.4%, and 147 homes sold, down 5.2%; Resideline's October 12 snapshot shows current listings in 22701 averaging about 70 days on market with about 50 active. LocalAlpha reported 213 active countywide in August with a 36-day median, 3.7 months of supply, and a sale-to-list ratio of 99.5% on Redfin's reading through May, and Movoto counted about 254 homes for sale in September with an average 96 to 97 days on market, reflecting different methodology. FAAR released its October 2026 statistics on November 9 without a searchable county-level Culpeper breakdown as of this update. Call (540) 840-1133 or use the contact form for a personalized consultation on buying or selling in Culpeper County.
Source: Bright MLS via Colgan Team October 2026 (September data), Redfin September 2026, RealtyTrac (22701 ZIP, October 2026), Resideline October 2026, Movoto September 2026, LocalAlpha August 2026
Arlington
-4.6% (median, Sept)Arlington County cooled in September 2026, though the year-to-date picture is firmer. NVAR/Bright MLS statistics via ARLnow (October 14, 2026) show the September median sale price at $655,000, down 4.6% year over year in a condo-heavy sales mix, while the year-to-date median was $800,000, up 6.8%; the September average sales price fell 10.4% to $883,455, with single-family averages down about 15%, across 175 closed sales, down 5%, at an average of 33 days on market, improved from 36 a year earlier, with sellers receiving 98.7% of list price, up from 97%, and total sales volume down 15.8% to $155.15 million. New pending contracts were 178, down 6.8%, active inventory was about 556 listings as of September 14 (197 detached homes, 68 townhouses, 291 condos), and NVAR's regional September report shows Northern Virginia active listings up 30.7% year over year with a 28-day average days on market. Redfin's rolling three-month median through August reads about $861,000, up 14.8%. The 30-year fixed mortgage rate averaged 7.18% for the week ending November 5, 2026 (Freddie Mac), its third straight weekly decline. Call (540) 840-1133 or use the contact form for a personalized consultation on buying or selling in Arlington.
Source: NVAR/Bright MLS via ARLnow October 2026 (September data), NVAR regional September 2026, Redfin (3 months ending August 2026), Freddie Mac (week ending November 5, 2026)
Alexandria
-11.4%Alexandria's September 2026 median sold price was $660,000, down 11.4% year over year (NVAR via ALXnow, October 15, 2026, and Alexandria Living Magazine, October 17, 2026), with an average sale price of $750,137, down 12.5%, while the January through September median of $720,000 was unchanged from a year earlier. Homes averaged 28 days from listing to ratified contract, against a five-year September average of 24, new pending contracts were 147, down 10.9%, and inventory stood at 464 properties at the end of September, up 26.8% from 366 a year earlier. Total market volume fell 24.4% to $107.7 million with 143 closed sales, down 14.4%. A September sale-to-list ratio was not separately published; August came in at 97.9% of list price, and the five-year September average is 98.5%. Redfin's trailing three-month median reads near $675,000, down 1.1%, with about 44 days on market, up from 36 a year earlier, and NVAR's regional September report shows the Northern Virginia median at $744,950, up 4.2%, with active listings up 30.7% year over year. The 30-year fixed mortgage rate averaged 7.18% for the week ending November 5, 2026 (Freddie Mac), its third straight weekly decline. Call (540) 840-1133 or use the contact form for a personalized consultation on buying or selling in Alexandria.
Source: NVAR September 2026 via ALXnow and Alexandria Living Magazine, NVAR regional September 2026, Redfin, Freddie Mac (week ending November 5, 2026)
Prince William
-3.7%Prince William County's September 2026 median sold price was $579,990 for the county proper (excluding Manassas and Manassas Park), down 3.7% year over year, with 389 closed sales and 372 new pending contracts, down 17.1% year over year (Bright MLS via Colgan Team, October 2026); Redfin's rolling three-month median through September is about $579,000, down 4.0%, with about 44 days on market, and the year-to-date median is about $597,500. PWAR's combined-area September median, which includes Manassas and Manassas Park, was $589,450. Active listings reached 977 at the end of September (FRED series ACTLISCOU51153), up from 917 in August, with Bright MLS's weekly report showing about 1,004 active for the week ending October 25, up from 703 a year earlier. County tracking shows an average of about 30 days on market in September (about 24 for January through September), and homes have sold at or slightly below list price through 2026. The 30-year fixed mortgage rate averaged 7.18% for the week ending November 5, 2026 (Freddie Mac), its third straight weekly decline. Call (540) 840-1133 or use the contact form for a personalized consultation on buying or selling in Prince William County.
Source: Bright MLS via Colgan Team October 2026, FRED September 2026, Bright MLS weekly report (week ending October 25, 2026), Redfin, PWAR, Freddie Mac (week ending November 5, 2026)
Market data compiled from publicly available sources including FAAR, Bright MLS, PWAR, NVAR, Redfin, Zillow, Movoto, Long & Foster, Bellacasa Partners, and local news outlets. Actual values may vary by neighborhood and property type. Contact me for a personalized market analysis. Explore neighborhoods →
Area-by-Area Breakdown
Each area snapshot is dated November 10, 2026 and reflects the most recent verified data from the sources listed. Fresh data is researched and updated every Monday.
Fredericksburg
Fredericksburg city pricing has firmed on the freshest readings as of November 10, 2026. Redfin's median sale price is about $480,000 over the three months ending August 2026, up 9.0% year over year, with about 49 average days on market, up from 39 a year earlier, roughly 2 offers per home, and homes going to pending in about 35 days per Redfin, which rates the city somewhat competitive; Movoto's October 2026 snapshot counts about 999 homes for sale in the city with a median list price of $535,000 and about 48 average days on market, with about 111 active in the 22401 ZIP on its July reading. FAAR released its October 2026 statistics on November 9, now reported with BrightMLS market statistics, describing serious buyers still active and well-positioned properties still drawing interest; FAAR's September release (October 12) described inventory climbing, buyer traffic slowing, homes sitting longer, and sellers adjusting pricing. Zillow's average city home value is about $474,800, up 1.4% year over year, with homes going to pending in about 22 days. FAAR's official city-specific report, most recently retrievable for March 2026, showed a median of $490,500, down 10.3% from a year earlier, and its newest city report was not published in searchable form as of this update. The 30-year fixed mortgage rate averaged 7.18% for the week ending November 5, 2026 (Freddie Mac), its third straight weekly decline. Call (540) 840-1133 or use the contact form for a personalized consultation on buying or selling in Fredericksburg.
Source: Redfin (3 months ending August 2026), Movoto (October and July 2026), FAAR October 2026 release (November 9) and September 2026 release, Zillow, Freddie Mac (week ending November 5, 2026)
Stafford
Stafford County's September 2026 median sold price was $515,000 across 135 closings, down 0.8% year over year (Bright MLS via Colgan Team, October 2026); Redfin's rolling three-month median through September is about $514,000, down 0.9%, and Realtor.com's September median is higher at about $575,000 because providers use different scopes. Active inventory was about 472 in September per Realtor.com, with Chris Colgan reporting 503, up 20.9% from 416 a year earlier, and LocalAlpha counting 555 in August, up about 10% year over year. Stafford was the only NoVA market in the October report with rising new contracts, up 6.3% year over year to 151, and homes sold at about a 100% sale-to-list ratio in both August and September. FRED shows a median 44 days on market for September, Redfin's three-month average is about 48 days, down from 51 a year earlier, and year-to-date through September the county closed 1,584 sales at a $550,000 median, unchanged year over year. The 30-year fixed mortgage rate averaged 7.18% for the week ending November 5, 2026 (Freddie Mac), its third straight weekly decline. Call (540) 840-1133 or use the contact form for a personalized consultation on buying or selling in Stafford County.
Source: Bright MLS via Colgan Team October 2026, Redfin (3 months ending September 2026), Realtor.com and FRED September 2026, LocalAlpha August 2026, Freddie Mac (week ending November 5, 2026)
Spotsylvania
Spotsylvania County's median sold price is $467,000 over the three months ending September 2026, up 1.8% year over year (Redfin), with median price per square foot at about $213, down 0.9%, a September sale-to-list ratio of 99.3%, down 0.058 points year over year, and the median listing price at $549,900 in September (Realtor.com via FRED). Redfin's three-month average days on market is about 56 days, up from 43 a year earlier, the clearest sign yet of the county's cooling pace; the latest FRED days-on-market reading, July 2026, is a 34.5-day median, Zillow shows homes in the 22565 area going pending in about 34 days, and Resideline's October 3, 2026 update puts the six-month median at $485,000 across 328 tracked closings with a 22-day median time to contract. FAAR's most recent official county report, March 2026, showed a $475,000 median, up 0.5% year over year, and FAAR's regional September data put the area at roughly 3.4 months of supply. Redfin counted about 643 county listings for sale at access time, and Realtor.com ZIP-level data for September shows inventory climbing sharply year over year: 22551 from 326 to 470 homes for sale and 22553 from 241 to 307. Call (540) 840-1133 or use the contact form for a personalized consultation on buying or selling in Spotsylvania County.
Source: Redfin (3 months ending September 2026), Realtor.com via FRED (September 2026 listing data, July 2026 DOM), Resideline October 2026, FAAR (March 2026 and regional September data), Zillow, Flyhomes
Orange
Orange County prices are roughly flat as of November 10, 2026, while the pace continues to slow. FAAR's most recent retrievable county report, May 2026, shows a median sold price of $420,000, flat year over year, with a 15-day median days on market, 85 active listings, up 23.2% from a year earlier, 78 closed sales, up 1.3%, and 85 new pending sales, up 23.2%; countywide year-to-date sales through May were 321, up 7.0%. County inventory climbed steadily through the spring, from 159 active in March to 190 in April and 208 in May (FAAR). Redfin's county median was about $417,000 over the three months ending May 2026, up 0.2%, with a median 61 days on market versus 35 a year earlier. Movoto's October 2026 snapshot of the town of Orange shows 111 active listings at a median list price of $445,000, flat year over year, with an average 97 days on market versus 65 a year earlier, a notable slowdown, and its July reading put the town's median list at $439,900. FAAR released its October 2026 statistics on November 9 without a searchable county-level Orange breakdown as of this update; a verified county-level sale-to-list ratio for Orange was not published in the sources gathered. Call (540) 840-1133 or use the contact form for a personalized consultation on buying or selling in Orange County.
Source: FAAR (May 2026 and October 2026 release), Redfin (3 months ending May 2026), Movoto (October and July 2026), Sean Jones Homes market updates
Fairfax
Fairfax County's September 2026 median sold price was $749,750, up 5.6% year over year, per NVAR's official release (published October 16, 2026), with an average sale price of $903,940, up 3.0%, 897 closed sales, down about 5.9%, 846 new pending contracts, down 18.7%, and an average 26 days on market for homes that closed. Active listings stood at 2,326 at the end of September per NVAR, with the FRED ACTLISCOU51059 series reading 2,456 for the month, up about 36% year over year, and Bright MLS's weekly report for the week ending October 25 shows 2,228 active, up from 1,609 a year earlier, with a median 36 days to contract. Redfin's rolling three-month median through September corroborates at about $748,000, up 4.6%, with an average of about 40 days on market, up from 38 a year earlier; Zillow's average county value is about $756,000, up 1.2%. NVAR's regional September report shows the Northern Virginia median at $744,950, up 4.2%, with active listings up 30.7% year over year, and a verified county-level sale-to-list ratio for September was not published. The 30-year fixed mortgage rate averaged 7.18% for the week ending November 5, 2026 (Freddie Mac), its third straight weekly decline. Call (540) 840-1133 or use the contact form for a personalized consultation on buying or selling in Fairfax County.
Source: NVAR/Bright MLS September 2026, FRED ACTLISCOU51059, Bright MLS weekly report (week ending October 25, 2026), Redfin, Zillow, Freddie Mac (week ending November 5, 2026)
King George
King George County is a smaller market as of November 10, 2026, with roughly 140 homes for sale across the county in mid-October. Redfin's median sale price is about $482,000, down about 7.7% year over year, while Zillow's typical home value is about $472,000, up 2.4% year over year, with homes going to pending in about 14 days. FAAR's most recent official county report, March 2026, showed a median sold price of $499,275, up 11.0% year over year, with a 27-day median days on market, and FAAR released its October 2026 statistics on November 9 without the county-level King George figures yet surfaced in searchable form. The county's small sales base makes month-to-month figures swing, and the 30-year fixed mortgage rate averaged 7.18% for the week ending November 5, 2026 (Freddie Mac), its third straight weekly decline. Call (540) 840-1133 or use the contact form for a personalized consultation on buying or selling in King George County.
Source: Redfin (mid-October 2026), Zillow, FAAR March 2026 and October 2026 release, Barbara Jennings county market update, Freddie Mac (week ending November 5, 2026)
Caroline
Caroline County's September 2026 median sale price is $350,206 for all home types, down 7.9% year over year (Redfin), a reversal from May 2026, when the median was $422,184, up 16.3%, and the county's small sales base makes month-to-month figures swing. A county-level days-on-market or active inventory figure was not retrievable for September 2026; in the 22546 ZIP (the Ruther Glen area), the median days on market was 62 in September versus 66 a year earlier (Movoto), and Redfin's last county-wide snapshot, December 2025, showed about 52 days, versus 54 a year prior. FAAR's latest posted county report is August 2026; its most recently published detail, the January 2026 report, shows a median sold price of $387,450, up 2.0% year over year, with a 43-day median days on market and 22 new pending sales, down 18.5%. FAAR released its October 2026 statistics on November 9 without a searchable county-level Caroline breakdown as of this update. Call (540) 840-1133 or use the contact form for a personalized consultation on buying or selling in Caroline County.
Source: Redfin (September 2026), Movoto (22546 ZIP, September 2026), FAAR Market Statistics page (August 2026 latest posting) and October 2026 release
Culpeper
Culpeper County cooled by its September 2026 readings, with figures varying widely by source. The county median sold price was $475,500, down 4.1% year over year, with 44 closed sales, down 31.3%, and 39 new pending contracts, down 31.6% (Bright MLS via Colgan Team, October 2026); Redfin's September county median reads about $478,828, down 3.5%. In the 22701 ZIP (Culpeper town), RealtyTrac's October snapshot shows about 597 homes for sale, up 40.8% year over year, with a median sold price of $426,700, up 1.2%, a median list price of $490,000, up 5.4%, and 147 homes sold, down 5.2%; Resideline's October 12 snapshot shows current listings in 22701 averaging about 70 days on market with about 50 active. LocalAlpha reported 213 active countywide in August with a 36-day median, 3.7 months of supply, and a sale-to-list ratio of 99.5% on Redfin's reading through May, and Movoto counted about 254 homes for sale in September with an average 96 to 97 days on market, reflecting different methodology. FAAR released its October 2026 statistics on November 9 without a searchable county-level Culpeper breakdown as of this update. Call (540) 840-1133 or use the contact form for a personalized consultation on buying or selling in Culpeper County.
Source: Bright MLS via Colgan Team October 2026 (September data), Redfin September 2026, RealtyTrac (22701 ZIP, October 2026), Resideline October 2026, Movoto September 2026, LocalAlpha August 2026
Arlington
Arlington County cooled in September 2026, though the year-to-date picture is firmer. NVAR/Bright MLS statistics via ARLnow (October 14, 2026) show the September median sale price at $655,000, down 4.6% year over year in a condo-heavy sales mix, while the year-to-date median was $800,000, up 6.8%; the September average sales price fell 10.4% to $883,455, with single-family averages down about 15%, across 175 closed sales, down 5%, at an average of 33 days on market, improved from 36 a year earlier, with sellers receiving 98.7% of list price, up from 97%, and total sales volume down 15.8% to $155.15 million. New pending contracts were 178, down 6.8%, active inventory was about 556 listings as of September 14 (197 detached homes, 68 townhouses, 291 condos), and NVAR's regional September report shows Northern Virginia active listings up 30.7% year over year with a 28-day average days on market. Redfin's rolling three-month median through August reads about $861,000, up 14.8%. The 30-year fixed mortgage rate averaged 7.18% for the week ending November 5, 2026 (Freddie Mac), its third straight weekly decline. Call (540) 840-1133 or use the contact form for a personalized consultation on buying or selling in Arlington.
Source: NVAR/Bright MLS via ARLnow October 2026 (September data), NVAR regional September 2026, Redfin (3 months ending August 2026), Freddie Mac (week ending November 5, 2026)
Alexandria
Alexandria's September 2026 median sold price was $660,000, down 11.4% year over year (NVAR via ALXnow, October 15, 2026, and Alexandria Living Magazine, October 17, 2026), with an average sale price of $750,137, down 12.5%, while the January through September median of $720,000 was unchanged from a year earlier. Homes averaged 28 days from listing to ratified contract, against a five-year September average of 24, new pending contracts were 147, down 10.9%, and inventory stood at 464 properties at the end of September, up 26.8% from 366 a year earlier. Total market volume fell 24.4% to $107.7 million with 143 closed sales, down 14.4%. A September sale-to-list ratio was not separately published; August came in at 97.9% of list price, and the five-year September average is 98.5%. Redfin's trailing three-month median reads near $675,000, down 1.1%, with about 44 days on market, up from 36 a year earlier, and NVAR's regional September report shows the Northern Virginia median at $744,950, up 4.2%, with active listings up 30.7% year over year. The 30-year fixed mortgage rate averaged 7.18% for the week ending November 5, 2026 (Freddie Mac), its third straight weekly decline. Call (540) 840-1133 or use the contact form for a personalized consultation on buying or selling in Alexandria.
Source: NVAR September 2026 via ALXnow and Alexandria Living Magazine, NVAR regional September 2026, Redfin, Freddie Mac (week ending November 5, 2026)
Prince William
Prince William County's September 2026 median sold price was $579,990 for the county proper (excluding Manassas and Manassas Park), down 3.7% year over year, with 389 closed sales and 372 new pending contracts, down 17.1% year over year (Bright MLS via Colgan Team, October 2026); Redfin's rolling three-month median through September is about $579,000, down 4.0%, with about 44 days on market, and the year-to-date median is about $597,500. PWAR's combined-area September median, which includes Manassas and Manassas Park, was $589,450. Active listings reached 977 at the end of September (FRED series ACTLISCOU51153), up from 917 in August, with Bright MLS's weekly report showing about 1,004 active for the week ending October 25, up from 703 a year earlier. County tracking shows an average of about 30 days on market in September (about 24 for January through September), and homes have sold at or slightly below list price through 2026. The 30-year fixed mortgage rate averaged 7.18% for the week ending November 5, 2026 (Freddie Mac), its third straight weekly decline. Call (540) 840-1133 or use the contact form for a personalized consultation on buying or selling in Prince William County.
Source: Bright MLS via Colgan Team October 2026, FRED September 2026, Bright MLS weekly report (week ending October 25, 2026), Redfin, PWAR, Freddie Mac (week ending November 5, 2026)
For Buyers
This is one of the most balanced markets we have seen in years across most of my service areas, and mortgage rates just eased for a third straight week. The 30-year fixed rate averaged 7.18% for the week ending November 5 (Freddie Mac), down 0.06 points from 7.24% and roughly 0.22 points below the 7.40% average of early October, though still about 0.96 points above a year ago, and FAAR's October release notes serious buyers remain active. Inventory is building: Fairfax County ended September with 2,326 homes on the market per NVAR (about 2,456 on the FRED series), up about 36% year over year, Prince William County held 977 active listings (FRED), Alexandria had 464, up about 27%, and Stafford ran about 472 per Realtor.com, with 503 per Colgan, up 20.9%. Prices are easing in several areas, with Alexandria down 11.4% year over year in September, Arlington's median down 4.6% even as its year-to-date median is up 6.8%, Culpeper down 4.1%, and Prince William down 3.7%, giving price-conscious buyers real leverage, while Fairfax is up 5.6% and Fredericksburg and Spotsylvania remain firm on their freshest readings, so high-demand areas still command solid prices. Pre-approval and local market knowledge are your strongest advantages; reach out for a personalized search strategy tailored to your target county and price range.
For Sellers
The market has shifted toward balance, and strategic pricing from day one is critical. Days on market are trending up in several counties: Orange town listings average about 97 days on market (Movoto, October), Culpeper's 22701 ZIP listings average about 70 days (Resideline, October 12) with 597 homes for sale, up 40.8% year over year (RealtyTrac, October), and FAAR's releases describe homes sitting longer and sellers adjusting pricing across the region. Mortgage rates eased to 7.18% for the week ending November 5 (Freddie Mac), a third straight decline, but remain about a point above a year ago, weighing on buyer budgets, yet well-priced homes still sell: Stafford's September median held at $515,000, down just 0.8%, with the region's only rise in new contracts and about a 100% sale-to-list ratio, Fairfax homes averaged 26 days on market in September per NVAR, and Arlington sellers captured 98.7% of list price in an average 33 days. Homes priced correctly still sell, but overpriced listings sit, and in Alexandria, Arlington, Culpeper, Prince William, and Orange the market rewards sellers who rely on current comps. My 100-point Marketing Plan and AI-driven buyer targeting are designed to reach the right buyers quickly in this kind of transitioning market. Let's discuss a strategy tailored to your home and timeline.
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