Douglas Ruff - Realtor

6/10/26 Weekly Housing Market Update

Highlights from this week:
1️⃣ Inventory increased in all four counties compared to last year, giving buyers more choices.
2️⃣ Inventory increased in all four counties compared to last year, giving buyers more choices.
3️⃣ Despite slower buyer activity, median list prices remain stable or higher in Fairfax, Loudoun, and Prince William, showing the market remains fundamentally strong.

Whether you’re thinking about buying, selling, or simply wondering what your home is worth, send me a message. The market is changing, and understanding your local trends can help you make better real estate decisions in 2026.

6/3/26 Weekly Housing Market Update

QOTW: “There is always opportunity in real estate. It’s just a matter of finding that opportunity in the current market.” - Samantha DeBianchi

Continuing the Northern Virginia Trend:
The overarching theme across all four counties is increasing inventory. Buyers have more options and more negotiating power than they have had in several years, while sellers can still achieve strong results when homes are priced correctly and presented well. The market is becoming more balanced, but demand remains strong enough to prevent a significant decline in home values.

5/27/26 Weekly Housing Market Update

QOTW: “There are opportunities in every market. The key is understanding whether the market is changing before everyone else realizes it has changed.”

You are a SELLER, so what does this data mean for you?
1️⃣ Seller success now depends much more heavily on pricing accuracy, preparation, and presentation than it did during the ultra competitive seller market
2️⃣ Homes entering the market overpriced are more likely to sit, especially as buyers gain more choices and become increasingly selective
3️⃣ Sellers who invest in staging, repairs, professional photography, and strategic pricing are still seeing strong activity and favorable results
4️⃣ Even though showing activity softened this week, overall Northern Virginia demand remains healthy, particularly in areas with strong commuter access and relative affordability

You are a BUYER, so what does this data mean for you? 1️⃣ Buyers finally have more breathing room across much of Northern Virginia as inventory continues rising in many counties
2️⃣ The market is no longer rewarding aggressive overbidding on every home, especially if properties are overpriced or need work
3️⃣ Buyers now have better opportunities for inspections, contingencies, and even small seller concessions in certain situations
4️⃣ However, low inventory pockets still exist in highly desirable neighborhoods, meaning updated and properly priced homes can still move very quickly

While the market is clearly shifting, real estate is still hyper local. If you want to know what these trends mean specifically for your neighborhood or your home value, send me a message.

arlingtoncounty

5/20/26 Weekly Housing Market Update

QOTW: “Price is what you pay, Value is what you get.” - Warren Buffett

Highlights:
1️⃣ 📈 Buyers are becoming more selective as inventory grows, creating more opportunities for negotiation than earlier this spring.
2️⃣ ⏱️ Homes that are updated and priced correctly are still moving quickly, while overpriced listings are sitting longer.
3️⃣ 🏘️ The gap between counties is becoming more noticeable, with Arlington staying highly competitive while Prince William continues attracting value focused buyers migrating farther out.

Northern Virginia inventory is continuing to build, giving buyers more options across Arlington, Fairfax, Loudoun, and Prince William. This week, active listings were up week-over-week in all four counties: Arlington 423, Fairfax 1,728, Loudoun 726, and Prince William 726, while showing activity was mixed with Fairfax and Loudoun up from last week, but Arlington and Prince William slightly lower.

Looking ahead, I expect the rest of the year to feel more balanced than the past few years: good homes will still move, but buyers are gaining more room to compare options and sellers will need to be realistic on pricing and presentation.

If you’re thinking about buying or selling in Northern Virginia this year, let’s talk through the numbers and build a strategy before you make your next move.

5/13/26 Weekly Housing Market Update

QOTW: “A man travels the world over in search of what he needs and returns home to find it.” - George A. Moore

📈 Overall Market Trends
For Buyers:
1️⃣More inventory means buyers are gaining leverage
2️⃣Buyers appear increasingly selective
3️⃣Properly updated homes still move quickly
4️⃣Price sensitivity is rising

For Sellers:
1️⃣Strategic pricing matters more than earlier this spring
2️⃣Overpriced homes are sitting longer and seeing reductions
3️⃣Presentation and preparation remain critical

Northern Virginia inventory continues climbing, giving buyers noticeably more options heading deeper into spring. Fairfax, Loudoun, Arlington, and Prince William all remain active, but the pace is becoming more balanced compared to the ultra-competitive conditions earlier this year.

Buyer activity is still healthy, though showing volume softened slightly week over week in several major counties. This suggests buyers are active, but increasingly selective and price conscious.

Price reductions remain elevated across the region, especially in Fairfax and Loudoun, reinforcing the importance of accurate pricing and strong presentation for sellers.

5/6/26 Weekly Housing Market Update

QOTW: “You cannot afford to live in potential for the rest of your life, at some point, you have to unleash the potential and make your move.” - Eric Thomas

Highlights:
1️⃣ 🏡 Inventory continues rising across Northern Virginia
2️⃣ 👀 Buyer activity remains strong despite more available homes
3️⃣💰 More sellers are reducing prices as buyers become increasingly selective

Inventory continues to rise across Northern Virginia, giving buyers more choices than they’ve had in recent years. Fairfax has 1,587 active listings, Loudoun has 631, Prince William has 661, and Arlington has 399 active listings for the week ending May 3, 2026.

Showing activity remains strong across the region, with Fairfax leading at 5,183 showings, followed by Prince William at 2,037, Loudoun at 1,583, and Arlington at 860. Compared to last week, however, showing activity softened slightly across all four counties, suggesting buyers are still active but becoming more selective as inventory rises.

We’re also seeing more sellers adjust pricing. Roughly 10% of active listings in Fairfax, Arlington, and Loudoun had price reductions this week, signaling a market that is becoming more price-sensitive as buyers gain more options.

📈 Outlook

The market is continuing to shift toward a healthier balance. Well-prepared and correctly priced homes are still moving quickly, while buyers are gaining slightly more negotiating leverage compared to earlier this spring.

If you’re thinking about buying or selling this year, strategy matters more than ever. Reach out and let’s talk about how these market shifts impact your next move.

4/29/26 Weekly Market Update

QOTW: “Buy land, they’re not making it anymore.” - Mark Twain

Highlights:
1️⃣ 📈 Contracts up 24% year-over-year
2️⃣⏱️ Homes going under contract in ~3 weeks
3️⃣ 📉 Prices showing slight softening (-1.4% YoY)

The market remains very active, with contract activity up 24% year-over-year, showing strong buyer demand despite being flat week-over-week. Homes are still moving quickly, with a median of just 21 days to go under contract which is trending similarly to last year.

Inventory is continuing to build (+9.5% YoY), which is giving buyers slightly more options, while pricing is showing early signs of softening, with median list prices down 1.4% compared to last year.

We’re trending toward a more balanced market, but not a slow one. Demand is still strong enough to keep things moving quickly.

If you’re thinking about buying or selling this spring, the opportunities are shifting, so reach out and let’s build a strategy that puts you in the best position.

4/22/26 Weekly Market Update

QOTW: “If you don’t like where you are, move. You are not a tree.” - Jim Rohn, American entrepreneur, author and motivational speaker

Highlights:
1️⃣📈 Buyer demand is surging with contracts up 25%+ YoY
2️⃣🏡 Inventory is improving, but still constrained
3️⃣⏱️ Homes going under contract in ~3–4 weeks

The Northern Virginia market is heating up this spring, with contracts up over 25% YOY and strong buyer activity across Arlington, Fairfax, Loudoun, and Prince William. Inventory is improving (up roughly 13–22%) but it’s still not enough to fully meet demand, so homes are still moving fast in about 3–4 weeks.

Looking ahead, expect more opportunities for buyers compared to the last couple years, but sellers still have the advantage if homes are priced right.

If you’re even thinking about buying or selling this year, now is the time to make a plan. Send me a message and let’s map out your next move.

4/15/26 Local Market Update

📝 Quote of the Week: “Be fearful when others are greedy, and greedy when others are fearful” - Warren Buffett

Economic uncertainty has many buyers fearful of purchasing their next home. A strong agent, who is education-focused like myself, will help you structure your offer so you are protected against economic uncertainty, including job loss. Many incredible homes are out there for the taking. In the words of Warren Buffett, why don’t you “be greedy when others are fearful”?

Highlights for this week:

1️⃣ BUYERS HOPPED BACK INTO THEIR HOUSING SEARCH AFTER EASTER – Over 11,000 showings took place last week, the most since 2023.

2️⃣ INVENTORY CONTINUES CLIMBING – Inventory was up 17% over last week. With almost 3,000 available listings, it is the most inventory since Thanksgiving.

3️⃣ SELLERS ARE STILL CONFIDENT IN THEIR PRICING – The Median List price across the region is up 6-16% compared to last year.