Loudoun County Housing Market September 2026: More Inventory, Slower Sales & What It Means for You
More Homes for Sale, Slower Sales, and New Opportunities for Buyers
The Loudoun County real estate market is showing signs of change as we head into the final months of 2026. According to the September 2026 Market Indicators Report from the Dulles Area Association of REALTORS® (DAAR), inventory is increasing, home sales are slowing, and buyers have more options than they did a year ago.
But does this mean home prices are falling? Not necessarily.
While the market is shifting, home values remain relatively strong, and Loudoun County continues to have limited housing inventory compared to what is typically considered a balanced market.
Here's a closer look at what the September numbers mean for buyers and sellers.
Loudoun County Real Estate Market at a Glance
Market Indicator | September 2026 | Change From 2025 |
Median Sales Price | $750,000 | ↓ 0.9% |
Homes Sold | 344 | ↓ 17.3% |
Pending Sales | 331 | ↓ 25.6% |
Active Listings | 962 | ↑ 38.8% |
New Listings | 726 | ↑ 11.3% |
Average Days on Market | 31 days | ↑ 2.3% |
Median Price Per Square Foot | $294 | ↑ 2.1% |
Average Sold-to-Ask Price Ratio | 99.3% | Unchanged |
Source: DAAR September 2026 Market Indicators Report. All changes are year-over-year.
1. More Homes Are Available for Buyers
One of the biggest changes in the Loudoun County housing market is the increase in available homes.
At the end of September, there were 962 active listings, a 38.8% increase compared to September 2025. That's 269 additional homes on the market.
New listings also increased by 11.3%, with 726 homes coming onto the market during September.
For buyers, this is welcome news. After years of limited inventory and intense competition, more available homes may mean greater flexibility when choosing a property and potentially more room for negotiation.
However, inventory varies considerably by neighborhood. For example, active listings in Ashburn's 20147 ZIP code actually declined by 12.9% compared to last September.
My Take: Buyers have more choices overall, but desirable homes in popular neighborhoods can still attract strong interest. Understanding the local market remains important.
2. Home Sales Are Slowing
Loudoun County recorded 344 home sales in September, a 17.3% decrease from the previous year.
This marked the third consecutive month of declining sales.
Pending sales, which indicate homes under contract, dropped even more significantly, falling 25.6% year-over-year to 331.
These numbers suggest buyers are taking a more cautious approach.
Higher borrowing costs, affordability concerns, and greater inventory may all influence buyer decisions, although the report does not establish which factors are responsible for the slowdown.
My Take: We're seeing signs of a more deliberate housing market. Buyers may have additional time to evaluate their options, while sellers need to be thoughtful about pricing and presentation.
3. Home Prices Remain Relatively Stable
Despite fewer transactions, Loudoun County home prices have not experienced a significant countywide decline.
The median sales price in September was $750,000, down just 0.9% from September 2025.
Interestingly, the median price per square foot increased 2.1% to $294.
The market also looks different when comparing property types:
Single-family detached homes: Median sales price of $987,500, up 0.6% year-over-year.
Townhomes and condos: Median sales price of $623,550, up 3.1% year-over-year.
These figures illustrate why it's important to look beyond countywide averages when evaluating home values.
My Take: A slower market doesn't automatically mean falling home values. Pricing trends depend heavily on property type, location, condition, and the competition within each neighborhood.
4. Homes Are Taking Slightly Longer to Sell
The average home spent 31 days on the market in September, compared to 30 days a year earlier.
While that may not sound like a significant change, it reinforces the broader trend of a market moving at a more measured pace.
Homes also sold for an average of 99.3% of their asking price, unchanged from September 2025.
This suggests sellers are still achieving prices relatively close to their asking prices, even as buyers gain more options.
My Take: Proper pricing and preparation matter more than ever. Homes that are well-presented and priced appropriately for current conditions are better positioned to attract serious buyers.
5. The Market Is Different Across Loudoun County
One of the most important things to understand about real estate is that the market isn't the same everywhere.
September's report highlights notable differences across Loudoun County:
Ashburn (20147): Home sales declined 14.9%, while active listings decreased 12.9%. The median sales price was $688,000.
Ashburn (20148): Home sales declined 10.2%, while active listings increased 13.1%. The median sales price was $820,000.
Leesburg (20175): Home sales declined 42.9%, with the median sales price reaching $739,000.
Leesburg (20176): Active listings increased 67%, while the median sales price was $850,000.
These differences demonstrate why countywide statistics are only a starting point.
If you're buying or selling in Broadlands, Brambleton, Ashburn, or Leesburg, understanding the specific neighborhood and property type is much more valuable than relying on a single countywide number.
What Does This Mean for Buyers and Sellers?
For Buyers
There may be more opportunities in today's market than we've seen in recent years. Increased inventory and slower sales activity can create additional choices and potentially greater negotiating flexibility.
That doesn't mean every home will be negotiable, but it does mean buyers should evaluate each opportunity carefully rather than assuming they must rush into a decision.
For Sellers
Loudoun County home values remain relatively strong, but the market is becoming more competitive.
With more homes available, buyers can compare properties more carefully.
Strategic pricing, professional marketing, and preparing your home before listing can make a meaningful difference.
Today's sellers need a strategy based on current conditions, not the market of two or three years ago.
My Final Thoughts: A Market That's Changing, Not Collapsing
The biggest takeaway from September's report is that Loudoun County is experiencing a shift toward a more balanced market, but it hasn't reached one yet.
With just 1.9 months of housing supply, inventory remains relatively limited despite the significant increase in available homes.
Buyers are gaining choices, sales activity has slowed, and prices remain relatively stable overall.
For both buyers and sellers, this is a market where local knowledge, preparation, and realistic expectations matter.
Whether you're thinking about selling your home, buying your first property, or making your next move in Loudoun County, I'm always happy to help you understand what these trends mean for your specific situation.
Patricia K. Gallardo
Associate Broker | Hunt Country Sotheby's International Realty
Luxury Service. Every Home. Every Stage.
Source: Dulles Area Association of REALTORS® (DAAR), September 2026 Market Indicators Report, prepared by Virginia REALTORS®. Data accessed October 15, 2026. Statistics reflect September 2026 compared with September 2025 unless otherwise noted. Median prices can be influenced by the mix of properties sold and do not necessarily represent changes in individual home values.
Comments