Published October 27, 2026 in Market Update

More homes, same strong prices: what September means for Arlington buyers

By The Mike Webb Team

Real estate, Arlington

Which price range gives a buyer the best shot right now? I pulled every listing in Arlington through October 27, 2026, and the answer depends on what you are willing to spend.

Under $600K or over $900K: which would you choose?

September brought a real shift. New listings jumped to 335, up from 202 in August. But only 179 homes found a buyer. That is nearly 2 new listings for every new contract. Buyers have more to look at than they did all summer.

That extra supply is not spread evenly across price ranges. Under $350K, the typical home sat on the market 43 days and sold for 95.4% of what it first asked. That is the most room to negotiate of any range. But it is also the slowest range, which means more competition for the same home if others spot the same deal.

The $350K to $600K range moved faster, 26 days, and buyers paid 98.6% of the first asking price. Nearly every home in this range sold. Not one gave up without a sale.

Above $900K, the story flips. Homes priced $900K to $1.45M sold in 9 days and buyers paid the full first asking price, 100%. The $1.45M and up range also sold in 9 days. At those prices, sellers are not budging.

The week-by-week numbers make the speed gap even clearer. Homes that sold in their first week got 100.2% of what they first asked. Homes that took a second month got 95.7%. Waiting costs sellers money and costs buyers nothing extra, but it does mean the home sat for a reason.

What this means if you are buying or selling right now

If you are selling, the pace is still on your side. At the current rate, all 562 homes for sale would be gone in 3.1 months. Under 4 months favors sellers. The typical home sold for 100% of its last asking price. But nearly 4 in 10 homes for sale right now have already dropped their price, with a typical cut of $25,000. Price it right the first time and you will not need to.

If you are buying, September gave you more options than August did, and 39.5% of homes for sale have already come down in price. The 30-year fixed-rate mortgage averaged 7.32% as of October 22, 2026, down slightly from 7.40% the week before (Freddie Mac). That is still well above the 6.19% buyers saw a year ago, so your budget math is tighter. Focus on the $600K to $900K range if you want speed without paying over the first asking price: those homes sold in 10 days at 99.2% of what they first asked.