DC Metro Housing Market: Every County Ranked by Competitiveness — February 2026

The Washington, D.C. metro area is not one housing market. It is ten. And in February 2026, the gap between the most competitive and least competitive counties in this region has never been more striking.

Loudoun County homes are gone in 7 days. Washington DC homes sit for 70. Both are within 40 miles of each other.

Here is every county in the DC metro ranked from hottest to slowest, using February 2026 data from Bright MLS.

---

DC Metro February 2026: All Counties Ranked

| Jurisdiction | Median Sale Price | Days on Market | Months of Supply | Closed Sales (YoY) | |---|---|---|---|---| | Fairfax City, VA | $740,000 | 5 days | 1.10 months | −6.3% | | Loudoun County, VA | $760,000 | 7 days | 0.99 months | +6.7% | | Fairfax County, VA | $729,000 | 7 days | 1.08 months | +6.3% | | Arlington County, VA | $692,500 | 11 days | 1.61 months | −2.7% | | Alexandria City, VA | $695,000 | 12 days | 1.60 months | +1.8% | | Montgomery County, MD | $606,750 | 26 days | 1.58 months | −1.4% | | Frederick County, MD | $471,000 | 30 days | 1.66 months | +14.9% | | Falls Church City, VA | $847,375 | 33 days | 2.50 months | −9.1% | | Prince George's County, MD | $440,000 | 40 days | 2.39 months | −10.3% | | Washington, DC | $599,000 | 70 days | 4.26 months | −18.8% |

Source: Bright MLS, February 2026. Data as of March 5, 2026.

---

Tier 1: The Speed Markets (Under 15 Days)

Three jurisdictions are moving so fast that preparation is not optional — it's survival.

Fairfax County and Loudoun County share the top spot at 7 days median. Loudoun's 0.99 months of supply means there is essentially less than one month of available inventory in the entire county at any given moment. With 304 closed sales in February and 834 new pending contracts, buyer demand is absorbing everything that lists.

Fairfax City technically topped the list at 5 days — but with only 15 closed sales in February, small sample sizes can skew short-term numbers. The underlying supply picture (1.10 months) confirms this is legitimately tight.

Arlington County and Alexandria City cluster just behind at 11 and 12 days. These are the closest Northern Virginia jurisdictions to DC proper, yet they behave nothing like the city itself. Median prices in the $690,000–$695,000 range reflect a premium buyers are still willing to pay for the combination of proximity, walkability, and Metro access.

---

Tier 2: The Active Middle (Montgomery County and Frederick County, MD)

Montgomery County sits at 26 days median — fast by any historical standard, but noticeably slower than its Northern Virginia neighbors. Months of supply rose to 1.58, up 0.29 months from a year ago. This is still a seller's market, but the needle is moving toward balance.

The median price of $606,750 is up 1.4% year-over-year, and with 663 new pending sales in February versus 632 new listings, demand still outpaces supply. But the days of every home sparking a bidding war are fading in parts of Montgomery County.

Frederick County is the surprise of this data. Closed sales were up 14.9% year-over-year — the strongest growth in the entire DC metro. At $471,000 median, Frederick offers the most affordability on the Maryland side for buyers willing to accept a longer commute. Days on market sit at 30.

---

Tier 3: The Buyer's Markets (Falls Church, PG County, and DC)

Falls Church City is interesting: at $847,375, it has the second-highest median price in the metro, yet homes are sitting 33 days. That number jumped 21 days year-over-year. At 2.50 months of supply, Falls Church is the softest Virginia jurisdiction — though its tiny sample size (10 closed sales) limits how much weight to put on any single month.

Prince George's County, MD tells a more significant story: 40 days median, 2.39 months of supply, and closed sales down 10.3%. At $440,000 median — the most affordable county in the DC metro — this is where patient buyers have the most negotiating room right now.

Washington, DC proper is in its own category. Seventy days median. 4.26 months of supply. Closed sales down 18.8% year-over-year. In a region where 1.5 months of supply is considered tight, 4.26 months is a different market entirely. The city is entering buyer's market territory in many neighborhoods.

---

What This Data Means If You Are Buying

If you are buying in Northern Virginia (Fairfax, Loudoun, Arlington, Alexandria), speed is the deciding factor. Pre-approval should already be done. You need to tour homes within hours of them listing, not days.

If you are buying in Montgomery County, you have slightly more time — but not much. The spring market typically compresses days-on-market further. Get your finances in order before March is over.

If you are buying in Prince George's County or Washington DC, you are in the most favorable position of any buyer in the DC metro right now. More supply, longer negotiation windows, and meaningful room on price.

---

What This Data Means If You Are Selling

If you are selling in any Virginia suburb — Fairfax, Loudoun, Arlington, Alexandria — the data is firmly in your favor. Prepare the home well, price it accurately, and expect a fast response.

If you are selling in Montgomery County, pricing discipline matters more than it did a year ago. Homes are still moving, but the data shows days-on-market is rising. Overpriced listings are sitting. Correctly priced listings are not.

If you are selling in Washington DC, 4.26 months of supply means buyers have choices. That changes the negotiation dynamic. Strategic pricing and condition are more important here than anywhere else in the region right now.

---

Frequently Asked Questions

Which DC Metro county has the hottest housing market in February 2026?

Loudoun County, Virginia leads with 0.99 months of supply and homes selling in 7 days median. Fairfax County is equally fast at 7 days with 1.08 months of supply. Both counties are absorbing demand faster than supply can respond.

Which DC Metro county is the most affordable for buyers in 2026?

Prince George's County, Maryland has the lowest median sale price in the DC metro at $440,000 in February 2026, followed by Frederick County, MD at $471,000. Both markets also move slower than Northern Virginia, giving buyers more time to make decisions.

How does Montgomery County compare to Fairfax County in 2026?

Fairfax County homes are selling in 7 days with 1.08 months of supply. Montgomery County homes are selling in 26 days with 1.58 months of supply. Both are seller's markets, but Fairfax County is significantly more competitive. The median price in Fairfax ($729,000) is also $122,250 higher than Montgomery County ($606,750).

Why is Washington DC real estate so slow compared to the suburbs?

Washington DC had 4.26 months of supply and 70 days median on market in February 2026, compared to under 2 months across all suburban counties. Several factors contribute: condo inventory dominates DC's market (condos move slower region-wide), remote work has reduced the premium on urban proximity, and economic uncertainty in the federal workforce is likely dampening demand.

Is 2026 a good time to buy a home in the DC metro?

Market conditions vary sharply by jurisdiction. In Loudoun and Fairfax counties, you're still competing against other buyers. In Prince George's County and Washington DC, you have more leverage than at any point in recent years. The "right time" depends entirely on where you're buying.

What is months of supply and why does it matter?

Months of supply measures how long it would take to sell all current active listings at the current sales pace if no new listings came on the market. Below 3 months is a seller's market. Above 6 months is a buyer's market. The range across DC Metro counties in February 2026 — from 0.99 to 4.26 months — illustrates just how locally specific market conditions are.

---

All data sourced from Bright MLS, February 2026, data as of March 5, 2026. Edward Dumitrache is a licensed REALTOR® serving Maryland, Washington DC, and Northern Virginia. Questions about what this data means for your specific situation? Get in touch.