Published October 25, 2026 in Market Update

More listings are showing up, but contracts are still taking longer

The one number that changes what you should do: 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 period in 2025. More supply means your home has more competition the day it lists.

At the same time, the Real Estate Data Aggregator counted 401 pending sales across the market, down 9.5% from a year before. Buyers are still writing contracts, just not as quickly. Freddie Mac put the 30-year fixed rate at 7.32% as of October 22, 2026. That cost slows decisions.

The National Association of Realtors reported that inventory nationwide reached 1.60 million homes in September 2026. Arlington is moving in the same direction. More choices for buyers can mean more days on the market for sellers. Not every ZIP code feels this the same way, though.

How each ZIP code is reading right now

The story splits sharply by neighborhood. ZIP 22205 is the tightest spot in Arlington. The Real Estate Data Aggregator counted just 0.9 months of supply there, with 70.8% of homes going under contract within two weeks of listing. That share is up 24 points from a year ago. Half of all homes sold above list price, at a median of $1,247,500.

ZIP 22204 tells a different story. The Real Estate Data Aggregator counted 130 homes for sale there, up 51.2% from a year ago. Median days on market rose to 51 days, which is 12 days longer than the same period in 2025. Pending sales fell 17.3%. Homes are still selling, and the median sale price rose 4% to $645,000. But buyers there are taking their time.

ZIP 22201 saw a median sale price of $727,500, up 16.5% from a year ago. That is the sharpest price gain of any ZIP here. Still, the Real Estate Data Aggregator counted 114 homes sold, down 8.1%. Fewer sales, higher prices: that is what happens when supply stays tight and the homes that do sell are well-priced.

ZIP 22206 is the one spot where the median price slipped. The Real Estate Data Aggregator put it at $592,000, down 0.5% from a year ago. Homes for sale rose 26.7%. The share of homes sold above list price fell 10.7 points to 22.2%. A small dip, not a collapse, but worth knowing if you are pricing there.

ZIP 22206 is the one bright spot for pending sales. The Real Estate Data Aggregator counted 71 pending sales there, up 12.7% from a year ago. Nearly half of homes, 49.3%, went under contract within two weeks of listing. Rates are not helping anyone, but demand in 22206 held up better than the rest.

What the national picture adds

The National Association of Realtors reported that existing-home prices rose 1.3% in September 2026. Nationally, sales reached 3.99 million units. Freddie Mac put the 30-year fixed rate at 7.32% and the 15-year at 6.68%, both as of October 22, 2026. Realtor.com put the average mortgage rate at 7.40% on October 22, 2026. Those rates are slowing buyers everywhere, not just in Arlington.

Realtor.com also reported that September pending home sales fell 11.3% year over year nationally. Arlington's 9.5% drop is in the same direction, though a bit less steep. The market here is not out of step with the country.

One more thing worth saying plainly: the numbers above cover whole ZIP codes. One street can read very differently from the ZIP around it. A block with newer builds, a quieter location or a different school boundary can shift the days-on-market and the price in ways the ZIP average will not show.