Prices Keep Setting Records. Here's Why It Doesn't Feel That Way.

Interest rates have held steady for a few months now. Inventory is still running well below where it was a few years ago. And yet home prices across the Washington DC metro area just keep climbing.

Those three facts sound like they shouldn't all be true at once. They are.

We break down the full picture, the data, and what it means for your specific neighborhood in our June 2026 Market Report. Watch it here:

| 👉 Watch the June 2026 DC Metro Market Report

What are mortgage rates doing right now in June 2026?

Rates have held at about 6.5% for the last two to three months. That's higher than where they sat earlier this year, but still lower than this time last year.

We don't know exactly when rates will come down. What we do know: anyone buying today is buying with a plan to refinance once they do. That's been the story since rates started climbing back in March of 2022.

Worth noting, 6.5% is the national average. Our clients are consistently qualifying for better than that. If you want to know what you'd actually qualify for, we can connect you with one of our preferred lenders. It's a quick conversation, and the number is usually better than people expect.

Are home prices still rising in the DC metro area?

Yes. Across every property type we track, median sale prices keep climbing, year after year. Homes are selling for record prices right now, including types that most people assume have flattened out.

Price per square foot tells the same story. It's held fairly steady over the last three years, but it's still meaningfully higher than it was five years ago, back when rates were under 3%.

A lot of people don't realize this. We walk through exactly how each property type has moved in the full video.

How much has DC metro area home sales volume dropped in 2026?

New listings across the metro area are still running about 40% below their 2022 peak, and they've held at that lower level for a few years now. Closed sales have followed the same pattern.

But here's the part most people miss. The share of listed homes that actually sell has barely moved. In 2021, when rates were at record lows, 83 out of every 100 listed homes sold. In 2025, it was 86 out of 100.

Fewer homes are being listed. Fewer are selling. But the odds that a given listing sells are essentially unchanged.

Is now a buyer's market or seller's market in the DC metro area?

It depends on what you're measuring, and where.

Months of supply has climbed slowly across the metro area. As a general rule, under one month of supply is a red-hot seller's market, one to two months is still a seller's market, two to three is balanced, and anything above three starts to favor buyers.

The metro as a whole went from a red-hot seller's market to roughly four years of a steady seller's market. Over the last year, it's settled into something closer to balanced.

But "the metro as a whole" is a starting point, not an answer.

Why does the micro market matter more than the metro-wide numbers?

This is the part of the report that matters most, and it's the part most people skip.

Most homeowners, if you ask how the market is doing, will tell you nothing is selling and supply is piling up. That's not true metro-wide, and it's often not true block by block either.

We track specific neighborhoods by property type every month. Right now, one detached-home submarket we follow has sat under a month of supply almost every single month for years. That's about as hot as a seller's market gets. Meanwhile, one condo submarket has climbed to well over a year of supply, which puts it firmly in buyer's market territory, with real leverage on the buyer's side.

Same metro area. Same month. Two completely different markets.

So when a homeowner asks us how the market is, the honest answer depends entirely on where they live and what they own, not on anything happening at the national level. We name the neighborhoods, show the exact numbers, and explain what each one means for a seller or a buyer in the full video.

What This Means for You

Rates are elevated, and we don't know exactly when that changes. Most analysts expect cuts sometime this year, tied to inflation, oil prices, and overall stability. When rates do come down, expect prices to move up with them.

The market has slowed. About 40% fewer homes are being listed and sold than at the 2021 peak. But the odds of a listed home selling haven't changed.

Right now, this is a buyer's market in much of the metro area, unless your home is properly prepared, priced, and marketed. In a handful of submarkets, it's still very much a seller's market. Knowing which one you're in changes everything about your strategy.

Watch the Full June 2026 Market Report

The highlights above are a starting point. The full video walks through the data behind every one of these numbers, including the exact neighborhoods and submarkets we referenced above.

| 👉 Watch the full June 2026 Market Report here

Final Thoughts

Rates are holding. Volume is down. Prices are still setting records. And the market you're actually in depends far more on your neighborhood and property type than anything you'll read in a national headline.

If you or someone you know is looking to buy, sell, rent, renovate, or refinance anything residential in the Washington, DC metro area, reach out for a free consultation. We'd love to be a resource.