Published October 18, 2026 in Market Update

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

The biggest shift in the three months ending August 31, 2026: more homes are sitting on the market at the same time fewer are selling. That means sellers face more competition than they did a year ago.

The Real Estate Data Aggregator counted 342 homes for sale across the Primary market. That is up 18.8% from the same three months in 2025. At the same time, only 427 homes sold, down 9.9% from a year before. More supply and fewer sales means buyers have a little more room to compare before they decide.

This is not just a local story. Realtor.com reported that for-sale listings across the U.S. are growing nearly 7% year over year. The Primary market is growing faster than that national pace.

What the wider picture adds

Freddie Mac put the average 30-year fixed rate at 7.40% as of October 15, 2026. That is a real cost for buyers. The National Association of Realtors reported existing-home sales across the U.S. reached 3.99 million units in September 2026. Prices nationally rose just 1.3% year over year, the slowest pace in months.

Rates at 7.40% slow decisions. Buyers take longer to commit when carrying costs are high. That is part of why pending sales in the Primary market fell 9.5%, to 401, according to the Real Estate Data Aggregator.

How each ZIP code read in the same period

Not every ZIP moved the same way. The numbers below come from the Real Estate Data Aggregator for the three months ending August 31, 2026.

ZIP 22205: tight supply, fast sales

The Real Estate Data Aggregator counted just 18 homes for sale in ZIP 22205, down 18.2% from a year ago. The median sold in 21 days, 13 days faster than the year before. Half of all homes sold above list price. The sale-to-list ratio hit 102.6%. Supply here is 0.9 months, the tightest in the market.

ZIP 22204: the most supply, the most patience needed

ZIP 22204 tells a different story. The Real Estate Data Aggregator found 130 homes for sale there, up 51.2% from a year ago. The median sat on the market 51 days, which is 12 days longer than last year. Months of supply rose to 3.5, up 1.5 months from 2025. Sellers here need to price carefully.

ZIP 22201: prices up, but fewer buyers moving

The Real Estate Data Aggregator put the median sale price in ZIP 22201 at $727,500, up 16.5% from a year ago. That is the sharpest price gain in the market. But 114 homes sold, down 8.1%. Pending sales fell 11.9% to 104. Prices rose even as activity slowed, which tells you demand is still real but buyers are being selective.

ZIP 22203: quicker contracts despite fewer sales

In ZIP 22203, the Real Estate Data Aggregator recorded 68 homes sold, down 15% from a year ago. Yet 48% of homes went under contract within two weeks of listing, up 17.3 points from 2025. The median sold in 35 days, 5 days faster. Well-priced homes here are still moving quickly.

ZIP 22206: more inventory, prices edged down

The Real Estate Data Aggregator counted 57 homes for sale in ZIP 22206, up 26.7%. The median sale price dipped slightly to $592,000, down 0.5% from a year ago. Days on market stretched to 35, which is 8 days longer. The share of homes that sold above list fell 10.7 points to 22.2%. Not every home here sold fast or above asking.

What this means if you are selling

More listings are competing for fewer buyers. The Real Estate Data Aggregator shows new listings rose 6.9% to 498 across the Primary market. Sales fell 9.9%. That gap is real. Price too high and your home waits. Price it right and it can still move fast, especially in tighter ZIPs like 22205.

Freddie Mac's 7.40% average rate as of October 15, 2026 is part of what is slowing buyers. Higher rates shrink what buyers can afford. That makes list price even more important.

What this means if you are buying

You have more homes to look at than buyers did a year ago. The Real Estate Data Aggregator counted 342 for-sale homes across the Primary market, up 18.8%. That is more room to compare. But in ZIP 22205, supply is still just 0.9 months. Move carefully there. In ZIP 22204 with 3.5 months of supply, you have more time.