Northern Virginia Housing Market: February 2026 — Fairfax, Loudoun, Arlington & Alexandria

Northern Virginia is where the DC metro's competitive real estate market is most concentrated. In February 2026, buyers competing for homes in Fairfax County, Loudoun County, Arlington, and Alexandria are dealing with sub-two-week sales windows, under 1.6 months of supply across the board, and median prices that range from $692,500 to $760,000.

If you are buying on the Virginia side of the DC metro, preparation is not optional. If you are selling, this data tells you exactly how much leverage you have.

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Northern Virginia Housing Market: February 2026 by Jurisdiction

| Jurisdiction | Closed Sales | YoY Change | Median Price | YoY Change | Days on Market | Months of Supply | |---|---|---|---|---|---|---| | Arlington County, VA | 142 | −2.7% | $692,500 | −7.9% | 11 days | 1.61 months | | Alexandria City, VA | 116 | +1.8% | $695,000 | −0.7% | 12 days | 1.60 months | | Fairfax City, VA | 15 | −6.3% | $740,000 | +8.3% | 5 days | 1.10 months | | Fairfax County, VA | 691 | +6.3% | $729,000 | −2.1% | 7 days | 1.08 months | | Falls Church City, VA | 10 | −9.1% | $847,375 | +13.0% | 33 days | 2.50 months | | Loudoun County, VA | 304 | +6.7% | $760,000 | +1.3% | 7 days | 0.99 months |

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

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Loudoun County: The Tightest Market in the DC Metro

With 0.99 months of supply, Loudoun County has the lowest inventory of any DC metro jurisdiction in February 2026. Combined with a 7-day median days on market and 372 new pending contracts (versus 341 new listings), buyers in Loudoun are competing in a market that absorbs homes almost as fast as they appear.

The median sale price of $760,000 reflects Loudoun's positioning — newer construction, larger lot sizes, and proximity to Dulles corridor employment and Metro's Silver Line extension has made the county increasingly desirable to buyers priced out of closer-in jurisdictions.

Closed sales were up 6.7% year-over-year, signaling that demand remains durable even as mortgage rates hover around 6–6.5%.

For buyers in Loudoun: Expect competing offers on well-priced listings. Having a pre-approval — not just a pre-qualification — in hand before you start touring is table stakes. Escalation clauses and waived contingencies are common in the under-$700K price range.

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Fairfax County: The Largest and Most Competitive Market by Volume

Fairfax County is the largest residential market in the DC metro by transaction volume, and in February 2026 it is moving as fast as any point in recent years relative to available inventory.

With 691 closed sales in February, 834 new pending contracts, and just 1,066 active listings, Fairfax County homes are selling in a median of 7 days with 1.08 months of supply. The median price held at $729,000, down 2.1% from a year ago — a modest softening that reflects the region-wide price moderation rather than any fundamental weakness in demand.

New listings fell 10.2% year-over-year, meaning supply is not keeping pace with buyer interest. Until that changes, Fairfax County sellers will maintain the upper hand.

Key detail: Fairfax County showings totaled 19,526 in February — a 2.4% increase year-over-year. More showings with fewer listings means more buyers chasing fewer homes.

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Arlington County and Alexandria: Tight, Expensive, and Transit-Driven

Arlington County and Alexandria City form the closest-in Virginia markets to DC, and their pricing reflects it — $692,500 and $695,000 median respectively. Despite being surrounded by a competitive seller's market, both jurisdictions saw price softening year-over-year (Arlington down 7.9%, Alexandria down 0.7%).

This is not a sign of weakness — it's a normalization from the peak prices these markets reached in 2022–2024. Demand remains strong: Arlington had 11 days median on market and 1.61 months of supply, with 179 new pending sales. Alexandria had 12 days and 1.60 months, with 142 new pending contracts.

Arlington's 13.3% year-over-year increase in new pending sales is one of the stronger demand signals in the entire DC metro, suggesting buyers are taking advantage of slightly more reasonable prices in a market they'd previously been priced out of.

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Falls Church City: A Cautionary Tale for Small Markets

Falls Church City is technically the priciest market in Northern Virginia (and second-priciest in the metro behind some Falls Church outliers) at $847,375 median. But with only 10 closed sales in February, the data is extremely thin — one unusual sale can move the median significantly.

More meaningfully: Falls Church City has 2.50 months of supply and homes sat 33 days on market, up 21 days year-over-year. This is the softest market in Northern Virginia, though caution is warranted in reading too much into a market of this size.

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What Northern Virginia Buyers Need to Know in Spring 2026

Spring traditionally brings more inventory to the Northern Virginia market, but it also brings more buyers. The February data shows what buyers are competing against in the off-season — spring will intensify those dynamics.

In Loudoun and Fairfax County: The 7-day median means you cannot browse casually. By the time you book a second showing, the home may be under contract. The buyers succeeding here are doing due diligence before touring — researching neighborhoods, schools, commute patterns, and HOA details before they are standing in the living room deciding.

In Arlington and Alexandria: Price softening creates opportunity. A 7.9% year-over-year decline in Arlington's median price is meaningful in absolute terms — that's roughly $60,000 off peak-era pricing at the median. For buyers who have been watching from the sidelines, the entry point has improved even as the market remains fast.

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What Northern Virginia Sellers Need to Know

Condition and price are your two variables. In a 7-day market, buyers are making fast decisions — which means they are looking for reasons to walk away, not reasons to stretch. A home in excellent condition priced correctly will receive offers. A home that needs work and is priced as though it does not will sit past the 7-day mark and start losing negotiating leverage immediately.

February is early spring. The March through May window is typically Northern Virginia's highest-volume period. Sellers who listed in February are already capturing that early spring demand. If you are considering listing, late March and April remain strategically strong windows.

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Frequently Asked Questions

Which Northern Virginia county is the most competitive for home buyers in 2026?

Loudoun County is the most competitive by supply metrics — 0.99 months of supply and 7 days median on market as of February 2026. Fairfax County is equally fast at 7 days with 1.08 months of supply and far higher transaction volume, making it the more consequential competitive market.

Are Northern Virginia home prices going up or down in 2026?

It depends on the jurisdiction. Loudoun County prices rose 1.3% year-over-year. Fairfax County fell 2.1%. Arlington fell 7.9%. Alexandria fell 0.7%. Falls Church City rose 13% (but on only 10 sales). The pattern across Northern Virginia is modest price softening in close-in, higher-priced markets and slight stability in outer markets.

How fast are homes selling in Fairfax County right now?

The median days on market in Fairfax County was 7 days in February 2026 — unchanged from the competitive norms of recent years. In-demand listings often go under contract within days of hitting the market.

Is it worth buying a home in Northern Virginia versus Maryland in 2026?

Northern Virginia is more competitive (faster sales, lower supply) but has seen modest price softening in close-in markets. Maryland's Montgomery County offers comparable pricing at $606,750 median with slightly more time to make decisions (26 days median). The choice ultimately depends on where you work, school preferences, commute needs, and property tax considerations — Maryland and Virginia have meaningfully different tax structures.

What is the median home price in Northern Virginia in 2026?

Median prices range from $692,500 (Arlington County) to $760,000 (Loudoun County) across major Northern Virginia jurisdictions in February 2026, with Fairfax County at $729,000 and Alexandria at $695,000.

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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 buying or selling in the DC metro? Let's connect.