Market Report

Fredericksburg's median list price reached $540,000 in August 2026 (Movoto), up 2% year-over-year, with homes averaging 44 days on market and 932 active listings. Zillow reports an average home value of $475,651 (June 30, 2026), up 0.9% year-over-year. The city-proper median sale price was approximately $341,000 in July, up 7.8% (GoFlyDragon). Buyers now have the most inventory they have had since pre-pandemic levels, while well-priced homes in desirable neighborhoods like the historic downtown and College Terrace still attract strong interest. The Fredericksburg regional market through the FAAR lens shows prices around $490K+, reflecting the metro area including surrounding counties.

Source: Movoto August 2026, Zillow June 2026, GoFlyDragon July 2026

Stafford County's median sale price reached $575,000 in July 2026 (Long & Foster), up 4.7% year-over-year from $549,000 in July 2025. Closed sales totaled 218 in July 2026, up 12.4% from 194 in July 2025. Days on market averaged just 15 days, down sharply from 29 days a year ago — indicating continued strong demand for well-priced listings. The Zillow home value index stands at $547,004 (June 30, 2026), with homes going to pending in approximately 11 days. The median price per square foot is $222, up 3.01% year-over-year. Three new schools opened in August 2026, reinforcing the county's family-friendly draw and supporting long-term demand.

Source: Long & Foster July 2026, Zillow June 2026, Ask A Walker August 2026

Spotsylvania County's median sale price reached $468,000 (Redfin, trailing June/July 2026), up 3.7% year-over-year, with the median list price at $607,000 (Movoto, August 2026). Homes are averaging 50 days on market, flat year-over-year. The median price per square foot is $223, up 5.4% year-over-year, indicating solid underlying value growth. The FRED Market Hotness demand score dropped from 26.5 in February to 18.6 in June, signaling cooling buyer demand. New construction in the Chancellor corridor and amenities-rich communities like Fawn Lake and Lee's Parke continue to anchor buyer interest. Sellers who price strategically and market aggressively achieve the best outcomes.

Source: Redfin June/July 2026, Movoto August 2026, FRED

Orange County's median sale price stands at approximately $417,000 (Redfin, 3-month rolling through May 2026), essentially flat year-over-year with a +0.2% change. The Zillow average home value is $390,026, up 2.1% year-over-year. Days on market have risen significantly to approximately 61 days, up from 35 days the prior year — a clear signal that the market is cooling. Active inventory grew from 220 listings at the start of July 2026 to 253 by month's end (Sean Jones Homes), representing growing supply. Lake of the Woods, Wilderness Shores, and farm properties remain popular among buyers seeking space and rural character, though buyers now have more options and negotiating room.

Source: Redfin May 2026, Zillow June 2026, Sean Jones Homes July 2026

Fairfax County median sale prices are running approximately $738,000 to $793,000 depending on source (TeamDDA, Bellacasa Partners, mid-August 2026), with year-over-year appreciation of roughly 2.8% to 5.4%. Under-contract homes show a median of just 19 days on market during the week of August 13-19, 2026 (Bellacasa Partners). Active inventory remains significantly elevated at 17-23% above the same period in 2025, and new listings have exceeded new contracts for 25 consecutive weeks -- building supply steadily. The sale-to-list ratio remains near 100% for well-priced homes in Western Fairfax (Get Keyed Up, August 2026). Skyview High School, the newest high school in the county, opened in fall 2026. While the market remains seller-favorable overall, the rapid inventory growth signals a clear shift toward balance. Buyers are benefiting from more options and reasonable negotiation power for the first time in years.

Source: Bellacasa Partners August 2026, TeamDDA August 2026, Redfin, Get Keyed Up August 2026, The Jamil Brothers

Arlington County's Zillow average home value stands at $826,158 (June 30, 2026), essentially flat year-over-year. Redfin reports a median sale price around $818,000 (trailing 3 months ending May 2026), up 2.3% YoY. Months of supply sits at 1.9 to 2.1 months, still a seller's market, while active inventory stands at 443 homes. Long & Foster's July 2026 report shows median days on market of 27 to 31. Homes receive an average of 3 offers, and go to pending in roughly 7 days (Zillow). Across Northern Virginia, active listings rose 12.1% year-over-year to 2,816 homes (NVAR, June 2026). Single-family homes in Arlington remain highly competitive, while condo inventory provides more breathing room for buyers.

Source: Zillow June 2026, Redfin May 2026, Long & Foster July 2026, NVAR June 2026

Alexandria's median sold price ranges from $629,000 to $630,000 (Cornerstone DMV, Resideline, July 2026), down approximately 1% year-over-year — a more moderate decline than earlier this year. Homes are averaging 29 days on market (Long & Foster), up 26% year-over-year. Active inventory stands at approximately 339 to 838 total listings depending on property type, with overall active listings up roughly 35% year-over-year — giving buyers the most selection in years. Months of supply sits at approximately 1.7 months, still a seller's market but balancing rapidly. The NVAR 2026 forecast projects single-family prices up 4.2% for the full year. Old Town, Del Ray, and North Ridge remain the most sought-after neighborhoods, where disciplined sellers still achieve strong results.

Source: Cornerstone DMV July 2026, Resideline July 2026, Long & Foster June 2026, NVAR Forecast

King George County's median sale price reached $499,275 (Redfin, March 2026), up 10.3% year-over-year — driven by military demand from Naval Support Facility Dahlgren and growing interest in waterfront communities. The Zillow average home value is approximately $472,297 (mid-2026), up 0.9% year-over-year. Median days on market range from 27 to 50 days depending on price tier. Active inventory has risen sharply, with approximately 480 homes on the market in May 2026 — a 515% year-over-year increase representing the most available inventory in recent memory. Redfin's market competitiveness score sits at 58 out of 100, indicating a somewhat competitive market. New construction communities like Presidential Lakes and Hopyard Farm continue to attract buyer activity. Sellers should prepare for a more measured transaction timeline compared to 2024-2025.

Source: Redfin March 2026, Zillow mid-2026, RealtyTrac May 2026, Movoto June 2026

Caroline County's median sale price reached $422,184 (Redfin, May 2026), up 16.3% year-over-year — reflecting strong appreciation as buyers seek affordable options along the I-95 corridor. The Caroline Pines 700-home subdivision is advancing near I-95 Exit 104 with new construction waterfront ranch homes. The Airlee Industrial Center site plan was filed for development along Route 1 northbound. Homes average 52 days on market, and the median price per square foot is $217, up 1.6% year-over-year. The $3 billion CleanArc data center near Exit 110 and the new Sheetz at Carmel Church round out one of the most active development periods in county history.

Source: Redfin May 2026, FAAR Q1 2026, Bright MLS, Caroline County Development Updates

Culpeper County's average home value reached $459,733 (Zillow, June 30, 2026), up 3.1% year-over-year — a significant turnaround from the softening seen in late 2025. The median listing price stands at approximately $597,000 per Movoto (up 12% YoY), while the countywide median sale price is approximately $474,500 to $499,900 depending on period (Redfin, Movoto). Days on market have lengthened to a median of approximately 91 days (Movoto, August 2026), up sharply from prior year levels. Active inventory stands at approximately 110 listings (Long & Foster Market Minute), with Zillow showing homes going to pending in about 12 days for well-priced properties. The revitalized downtown, Culpeper Renaissance arts district, and expanding wine and craft beverage scene continue drawing buyers seeking small-town charm with mountain access.

Source: Zillow June 2026, Redfin mid-2026, Movoto August 2026, Long & Foster, CBS19 July 2026

Prince William County's median sold price held steady at $600,000 in June 2026 (PWAR), stable year-over-year. The year-to-date median is $580,000, up 2.5% over 2025. Pending sales rose 9.1% year-over-year to 623, while closed sales surged 18.2% in June with 663 homes sold. Active inventory reached 935 listings in June 2026 — a five-year high and 17% above June 2025. New listings are up 11.8% year-to-date. Months of supply remains below two months, keeping the market competitive. Notable: Prince William County was named one of the world's top economic development organizations by the IEDC in August 2026, and Hepburn & Sons announced an $18.1M HQ in Innovation Park creating 80 new jobs.

Source: Prince William Area REALTORS June 2026, Redfin, Jamil Brothers, IEDC August 2026