Published November 1, 2026 in Market Update

More listings are showing up, but contracts are still harder to win

By The Mike Webb Team

Real estate, Primary market

The one fact that changes what you should do right now: the Real Estate Data Aggregator counted 342 homes for sale across Arlington in the three months ending August 31, 2026. That is up 18.8% from the same months of 2025. At the same time, only 427 homes sold, down 9.9%. More supply, fewer closings. That gap is what sellers need to plan around.

Freddie Mac put the 30-year fixed rate at 7.24% on October 29, 2026. That is the cost every buyer is carrying into a contract. Realtor.com noted rates surged above 7% for the first time since January 2025. Higher rates slow buyers down, and that shows up directly in Arlington's pending sales falling 9.5%.

The National Association of Realtors reported that existing-home inventory rose to 1.60 million units nationally in September 2026. Arlington is moving the same direction. More homes competing for fewer buyers means pricing and condition matter more than they did a year ago.

What each ZIP code showed

The ZIP codes did not all move the same way. Some tightened. Some loosened. Here is where each one stood in the three months ending August 31, 2026, according to the Real Estate Data Aggregator.

ZIP 22205: the tightest corner in Arlington

The Real Estate Data Aggregator counted just 0.9 months of supply in ZIP 22205 in the three months ending August 31, 2026. That is the lowest of any Arlington ZIP here. Homes there sold in a median of 21 days, 13 days shorter than a year before. Half of all homes sold above list price. The sale-to-list ratio hit 102.6%, up 3.7 points from 2025. That ZIP is moving on its own terms.

ZIP 22204: the most supply, the longest wait

ZIP 22204 is the other end of that story. The Real Estate Data Aggregator counted 130 homes for sale there, up 51.2% from the same months of 2025. Months of supply reached 3.5, up 1.5 months from a year before. The median home sat on the market 51 days, 12 days longer than in 2025. Pending sales fell 17.3%. Homes there still sold at 100% of list on average, but fewer buyers were in the room.

Speed: how fast homes went under contract

One useful signal is the share of homes that went under contract within two weeks of listing. The Real Estate Data Aggregator tracked that for all five ZIP codes in the three months ending August 31, 2026.

Prices: most ZIPs held or grew, one slipped

The Real Estate Data Aggregator showed median sale prices rising in four of the five ZIP codes compared with the same months of 2025. ZIP 22201 led with a 16.5% gain, reaching $727,500. ZIP 22206 was the one exception, slipping 0.5% to $592,000. That is a small dip, not a collapse, but it is worth knowing if you own there.

The national picture adds context

The National Association of Realtors reported that existing-home sales nationally reached 3.99 million units in September 2026. Prices nationally were up just 1.3% from a year before. Arlington's gains in most ZIP codes outpaced that national number by a wide margin. Realtor.com put the national median listing price at $414,000 for the week ending October 24, 2026. Arlington's ZIP codes range well above and below that figure.