Washington
Q1 market trends in Northern VA and Washington DC | ARLnow.com
This regularly scheduled column is written by Eli Tucker, Arlington-based Realtor and Arlington resident. If you would like to work with Eli and his team in Northern Virginia and the greater D.C. Metro area, you can reach him directly at [email protected].
Question: How has the local real estate market performed so far this year?
Answer: After a year where market conditions softened in favor of buyers, the Northern VA real estate market became more favorable for sellers in the first quarter of 2026, while the Washington DC condo market continued to reel.
What is in this article:
- Northern VA, Arlington, and Washington DC Absorption Trends (demand)
- Northern VA, Arlington, and Washington DC Inventory Trends (supply)
- Washington DC List Price Trends (market values)
Northern VA & Arlington Inventory is Being Absorbed Faster
After four straight quarters of double-digit decreases in year-over-year absorption, the Northern VA and Arlington markets saw a ~8% increase in absorption rate.
What this means: Demand increased in Q1
Northern VA & Arlington New Listing Volume is Declining
After a promising trend of six straight quarters of year-over-year increases in the number of homes listed for sale in Northern VA, new listing activity fell by ~1% each of the previous two quarters.
What this means: Sellers have less competition, buyers have fewer choices
Washington DC Condo Absorption is Plummeting
The absorption rate for DC condos has declined year-over-year for 16 quarters straight and 23 out of the past 26 quarters.
What this means: It is difficult to find buyers for DC condos
Washington DC Condo Inventory Declined Slightly
Total inventory declined by 3.4% year-over-year, the first quarterly drop since Q4 2023. Still, there were great than 2x more condos for sale in DC in Q1 2026 than Q1 2020
What this means: Motivated sellers must compete aggressively with each other for buyers
Washington DC Condos Keep Getting Cheaper
The average price of a DC condo listed for sale is 9.4% less than it was in Q1 2025 and ~9% less than it was ten years ago.
What this means: Even lowering the price won’t guarantee a buyer
If you’d like to discuss buying, selling, investing, or renting, don’t hesitate to reach out to me at [email protected].
We have access to the most pre and off-market listings across the DMV of any brokerage and are happy to share what’s available with anybody who asks.
Below are some of our team’s pre/off-market listings, details and additional listings available by request:
- Westover – 4BR/2BA/2,000sqft – Detached Single Family (2000) – 23rd St N Arlington VA 22205
- Green Valley – 5BR/4.5BA/3,000sqft – Detached Single Family (2020) – 24th St S Arlington VA 22206
- Ballston – 4BR/3.5BA/2,400sqft – Townhouse (2008) – N George Mason Dr Arlington VA 22203
- Ballston – 4BR/3.5BA+office/4,000 sqft – Four Townhouses (2026/2027) – 11th St N Arlington VA 22201
- Rosslyn – 2BR/2BA/1,800sqft – Condo (2021) – 1781 N Pierce St Arlington VA 22209
- Rosslyn – 3BR/2.5BA/2,400sqft – Condo (1986) – 1530 Key Blvd Arlington VA 22209
- Williamsburg – 6BR/5.5BA/5,500 sqft – Detached Single Family (2026) – 27th St N Arlington VA 22207
- Yorktown – 6BR/6.5BA/6,000+ sqft – Detached Single Family (2026) – N Greencastle St Arlington VA 22207
Eli and his team believe that your real estate needs should be managed by advisors, not salespeople. Their mission is to guide, educate, and advocate for their clients through real advice, hands-on support, and personalized service.
CLEVELAND, OHIO – MAY 26: James Wood #29 of the Washington Nationals celebrates after hitting a two-run homer during the second inning against the Cleveland Guardians at Progressive Field on May 26, 2026, in Cleveland, Ohio. (Photo by Jason Miller/Getty Images)
Getty Images
Washington Nationals slugger, James Wood, doesn’t get the credit he deserves.
But he’s turning heads. Opponents fear him. Fans love to watch him play.
The left-handed hitting Wood, only 23, is a clear 5-tool Major League Baseball player. He won’t turn 24 until September 17.
Wood hits for power, has a respectable batting average, has excellent speed, plays good defense, and has a strong throwing arm. Five tools.
Wood is getting every inch of power from his large, 6-6, 234 pound frame.
Not only has Wood hit 16 home rus so far this season, and he has walked 51 times in his 294 plate appearances.
At the start of play Friday June 5, Wood has compiled a very impressive stat line of .264.401.527/.929.
The Nationals have surprised plenty of MLB teams with their consistent power display, their excellent hard contact and extra base hit skills, and their overall offensive performance.
James Wood is a special player for the Washington Nationals.
It would not be out of question to see the Nationals claim a spot in the competitive National League playoffs.
Wood is clearly the leader of the surging Nationals.
Washington Nationals’ James Wood in action during a baseball game against the New York Mets, Thursday, May 21, 2026, in Washington. (AP Photo/Nick Wass)
Copyright 2026 The Associated Press. All rights reserved. Wood hits in the leadoff position for Washington, and he sets the table for the team’s lineup. Using excellent hand-eye coordination, good pitch recognition, and an appropriately aggressive approach at the plate, Wood is a dangerous leadoff bat.
Wood has the ability to foul off plenty of pitches, until he finds the pitch he can drive.
In a series against the Cleveland Guardians May 25-27, Wood hit two home runs, while collecting eight hits in 12 plate appearances.
After the second game of the series, the Toronto Star said this: …”Wood’s towering, 401 foot drive to right field was his 15th homer of the season, and second in as many days…Wood leads the majors with 49 runs and ranks third with 29 extra-base hits.”
Wood was a 2nd round pick of the San Diego Padres n the 2021 Major League Baseball draft. He was chosen out of MG Academy in Bradenton, Florida. Wood’s signing bonus was equivalent to the slot value of a first round pick.
Wood’s signing bonus encouraged him to sign with the Padres, as opposed to completing his plan to attend Mississippi State University.
LOS ANGELES, CA – JULY 18: Juan Soto #22 of the Washington Nationals holds the T-Mobile Home Run Derby Championship Trophy and wears the championship chain as he poses for a photo with Bad Bunny after winning the final round during the T-Mobile Home Run Derby at Dodger Stadium on Monday, July 18, 2022 in Los Angeles, California. (Photo by Mary DeCicco/MLB Photos via Getty Images)
MLB Photos via Getty Images Wood never played for the San Diego Padres. He was traded to Washington in a blockbuster deal that sent budding star Juan Soto to the Padres.
As Baseballreference.com noted, in that August 2, 2022 transaction, the Padres sent Wood, shortstop CJ Abrams, pitcher MacKenzie Gore, outfielder Robert Hassell III, right-handed pitcher Jarlin Susana, and first baseman Luke Voit to Washington for Soto, and first baseman Josh Bell. It was the type of franchise-changing deal the Padres were noted for at the time.
Of course, Soto now plays for the New York Mets, and Wood is thriving as the team-leader of the Nationals.
Wood is only in his third year with Washington, and there is no telling how much more impact he will have when he reaches his baseball prime. That’s still some four years away, and already, Wood is busting fences, stealing bases, making outstanding defensive catches, and playing the game with passion.
Wood was an All Star for the National in 2025, when he hit .256/.350/.475/.825, with 31 home runs, and 94 RBIs in 689 plate appearances. He stole 15 bases.
The only blemish on Wood’s 2025 production, was his 221 strikeouts. He walked 85 times. While there is swing-and-miss in his game, Wood appears to have improved his contact this season.
Wood has also exercised good pitch selection, as his walk rate is climbing.
Wood has plenty of raw power, but an inside the park, grand slam home run he hit against the Mets May 19 exemplifies the type of season Wood is having. Here is a comment about Wood’s homer on msn.com, “Wood hit a Statcast measured 29.4 feet per second sprint speed. The Nationals Park crowd was on its feet, sensing something special.” The homer never left the park.
The Washington Nationals now find themselves with a highly competitive, highly entertaining team. Finally. They have waited a long time for this type of excitement in Washington.
5-Tool star James Wood is just the type of player to lead the Washington Nationals to great success in this 2026 MLB season.About Washington Nationals James Wood:
As noted by MLBtraderumors.com at the time he sighed with the Padres, Wood received a massive $2.6M signing bonus from San Diego as the No. 62 player taken in the draft. That 62nd slot value was listed at $1.1M.The San Diego Padres Traded James Wood to the Washington Nationals:
MONTGOMERY, Ala. (WSFA) – A request was approved for the Alabama National Guard to support operations surrounding the America250 events in Washington, Gov. Kay Ivey announced Thursday.
“One month from today, our nation will mark 250 years of freedom. Without hesitation, the Alabama National Guard is proud to support America250 events,” Ivey said.
As the nation prepares to mark the 250th anniversary of American independence, 150 soldiers from the 123rd Quartermaster Company in Arab will assist with support operations connected to major public events in Washington, D.C.
The guard members will work alongside the D.C. National Guard and civil servants throughout the U.S. National Capital Region in coordination with the National Guard Bureau.
“From the founding of our country to the freedoms we are still blessed to defend today, America’s 250th anniversary is a powerful reminder of the service and sacrifice that make greatness possible,” said Alabama National Guard Adjutant General Maj. Gen. David Pritchett.
The soldiers are expected to arrive in Washington before the 4th of July activities and serve a 90-day rotation.
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