Published October 11, 2026 in Market Update

More listings are giving buyers a bit more room in the Primary market

The one fact that changes what you should do right now: more homes are sitting on the market. The Real Estate Data Aggregator counted 342 homes for sale across the Primary market in the three months ending August 31, 2026. That is up 18.8% from the same months of 2025. More supply means you have a little more room to work with, whether you are buying or selling.

Fewer homes are closing, and fewer are going under contract. That is a real shift. It does not mean prices are falling everywhere, but it does mean sellers need to price carefully. Buyers have a little more time to think.

The national picture

This is not just a local trend. The National Association of Realtors reported 4.9 months of supply across the U.S., the highest level in over ten years. Existing-home sales dropped 2.0% month over month in August 2026, the National Association of Realtors said. Rates are adding pressure too. Freddie Mac put the average 30-year fixed rate at 7.40% as of October 8, 2026. The 15-year fixed averaged 6.73% the same week. Those numbers make every dollar of price matter more.

Not every ZIP code reads the same

The market-wide numbers hide a wide range. Some ZIP codes are still tight. Others have loosened up a lot. Here is what the Real Estate Data Aggregator counted for each one in the three months ending August 31, 2026.

Where supply grew the most

ZIP 22204 saw the biggest shift. The Real Estate Data Aggregator counted 130 homes for sale there, up 51.2% from a year ago. Months of supply rose to 3.5, up 1.5 months from the same period in 2025. Homes took a median of 51 days to sell, 12 days longer than a year before. Sellers in 22204 need to be patient and price to the market.

ZIP 22206 also loosened. Homes for sale rose 26.7%, the Real Estate Data Aggregator said. Days on market stretched 8 days longer than a year ago, to 35 days. The share of homes sold above list price fell 10.7 points, to 22.2%. Prices dipped a little too, down 0.5% to a median of $592,000.

Where supply is still tight

ZIP 22205 is a different story entirely. The Real Estate Data Aggregator counted just 0.9 months of supply there, down 0.2 months from a year ago. Only 18 homes were for sale. Half of all homes sold above list price. The median sale-to-list ratio was 102.6%, up 3.7 points from last year. Homes went under contract in a median of 21 days, 13 days faster than a year before.

In 22205, nearly 7 in 10 homes went under contract within two weeks of listing. That is a 24-point jump from the same period in 2025, the Real Estate Data Aggregator reported. Buyers there are still competing hard.

The middle of the market

ZIPs 22201 and 22203 sit in between. Both had 2.3 months of supply, the Real Estate Data Aggregator said. In 22201, the median sale price rose 16.5% to $727,500, but homes sold fell 8.1% and new listings fell 8%. In 22203, new listings rose 12.5%, homes for sale rose 8.5%, and nearly half of all homes went under contract within two weeks. Both ZIP codes are still fairly tight, but buyers have a little more choice than they did a year ago.

What this means for you

If you are a seller in 22205, conditions still favor you. Price well and you may see multiple offers fast. If you are in 22204 or 22206, more competition from other listings means pricing matters more than ever. A home priced too high is sitting longer now.

If you are a buyer, the extra supply in 22204 gives you more room to negotiate. In 22205, you may still need to move quickly and offer above list. Freddie Mac's 7.40% average 30-year rate as of October 8, 2026 means your monthly payment is sensitive to every small move in price.