DC Homes Days on Market Lengthen in 2026

Washington DC homes spent a median 47 days on the market through June 2026, up sharply from 31 days a year earlier, while active listings showed vendor discounts averaging 3.8 percent off original asking prices.

The change reflects higher mortgage rates near 6.5 percent and more choices for buyers who can now review multiple options before committing in a city where the median sale price sits at $700,000.

Shifts visible on H Street and in Navy Yard

Properties along H Street NE near the Atlas Performing Arts Center have seen listings extend past 50 days, with several townhomes originally priced near $925,000 now marked down by $35,000. In Navy Yard, units in the Twelve12 building facing the Anacostia River waterfront have required repeated price adjustments since mid-May to attract offers from federal workers and young professionals.

Northern Virginia suburbs such as Arlington continue to compete directly with DC core neighborhoods, pulling some buyers across the river when District sellers hold firm on price.

Numbers point to buyer leverage

Redfin data released July 10 shows 1,240 active listings in the District proper, a 22 percent increase from the same week in 2025, while the share of homes selling above asking price fell to 28 percent from 41 percent. Georgetown rowhouses listed after June 1 averaged 54 days on market before closing, with final prices 5 percent below initial asks.

Capitol Hill listings near Eastern Market followed a similar pattern, with 12 properties adjusted downward in the first week of July alone.

Buyers entering the market this summer should review recent comparable sales on specific blocks and request inspection contingencies early, as extended days on market now give negotiating room that was absent in 2024 and 2025.