Published October 25, 2026 in Market Update

More listings, fewer sales: buyers have a bit more room in the Primary market

The one fact that changes what you should do right now: 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 a year before. Buyers have more to compare. Sellers have more competition.

At the same time, the Real Estate Data Aggregator counted only 427 homes sold across the Primary market in those same three months. That is down 9.9% from the year before. More supply, fewer closings. That combination gives buyers a little more room.

Nationally, the National Association of Realtors reported inventory reached 1.60 million homes in September 2026. That broader trend matches what we are seeing here in Arlington.

How each ZIP code read in the three months ending August 31, 2026

Not every ZIP moved the same way. The scoreboard below shows the key numbers side by side.

Where things moved the most

ZIP 22204 saw the biggest inventory jump. The Real Estate Data Aggregator counted 130 homes for sale there, up 51.2% from a year before. Days on market also stretched to 51, which is 12 days longer than a year ago. Homes still sold at list price, averaging 100%. But the pace slowed.

ZIP 22205 told a different story. The Real Estate Data Aggregator counted just 0.9 months of supply there. Half of all homes sold above list price. The sale-to-list average reached 102.6%, up 3.7 points from a year before. Median days on market fell to 21, which is 13 days shorter than a year ago.

Speed: how fast did homes go under contract?

The Real Estate Data Aggregator tracked the share of homes that went under contract within two weeks of listing. In 22205, that share was 70.8%, up 24 points from a year before. In 22206, it was 49.3%, even though that was down 6.3 points. In 22204, it dropped to 37.1%, down 14.1 points. Not every home sold fast, and the gap between ZIPs is wide.

Prices: mostly up, one small dip

Four of the five ZIPs saw median sale prices rise. ZIP 22201 led with a median of $727,500, up 16.5% from a year before, per the Real Estate Data Aggregator. ZIP 22206 dipped a little, with a median of $592,000, down 0.5% from a year before. That is a small move, but worth noting.

The national picture, as of October 25, 2026

Freddie Mac put the average 30-year fixed rate at 7.32% as of October 22, 2026. The 15-year averaged 6.68%. Realtor.com reported an average mortgage rate of 7.40% on October 22, 2026. Rates above 7% affect how many buyers can qualify, and that matters for how fast homes move.

The National Association of Realtors reported that existing-home sales reached 3.99 million units in September 2026. Home prices nationally were up 1.3% from a year before, per the National Association of Realtors. Realtor.com reported September pending home sales were down 11.3% year over year. The slowdown in sales is not just an Arlington story.

What this means for sellers

More homes for sale means buyers compare more carefully. The Real Estate Data Aggregator showed new listings across the Primary market rose 6.9% to 498 in the three months ending August 31, 2026. More competition means pricing needs to be sharp from day one. Homes that are priced right are still moving. In 22205, the median was just 21 days on market.

In 22204, where inventory jumped 51.2%, sellers waited a median of 51 days. That is 12 days longer than a year ago. Preparation and pricing made a real difference in that ZIP.

What this means for buyers

More listings mean more options. The Real Estate Data Aggregator counted 342 homes for sale across the Primary market. That is the most room buyers have had in over a year. But in 22205, supply is still just 0.9 months, and 70.8% of homes went under contract within two weeks. Speed still matters in the tightest ZIPs.