It seems like everyone is waiting for something in real estate.
Buyers are waiting for interest rates to come down. Sellers are waiting until spring. Some homeowners are hoping prices will change.
And people with a 3% mortgage? They're understandably reluctant to give it up.
Meanwhile, homes continue to sell, buyers continue to look, and life continues to happen.
After more than two decades in real estate, I've learned something important.
The question isn't always whether now is a good time to move. It's whether now is the right time for YOU.
What Is Happening in Alexandria's Housing Market?
Before deciding whether to buy, sell, or wait, it's important to understand what the numbers are telling us.
Three indicators are particularly useful.
Inventory: 539 Homes
Inventory tells us how many homes are available for buyers to choose from.
When inventory is limited, buyers may have fewer options and sellers may have an advantage. When more homes become available, buyers may gain some negotiating room.
But those conditions can vary significantly by neighborhood, property type, and price point.
Average List Price: $693,287
Last October, the average list price was $720,266, so we're seeing a decrease of approximately 3.7%.
But here's where the numbers get interesting.
Average Sale Price: $940,077
This is up from $818,744 in October 2025, an increase of nearly 15%.
So how can the average list price decrease while the average sale price increases?
It's important to remember these numbers measure two different groups of homes. The average list price reflects homes currently on the market, while the average sale price reflects homes sold during the reporting period.
Changes in the types, sizes, and price ranges of homes in each group can influence these averages.
In other words, a higher average sale price doesn't necessarily mean every home in Alexandria has increased in value.
A home's value still depends on its location, condition, size, and comparable sales.
Average Days on Market: 35
This tells us how long homes are taking to sell.
If homes are spending more time on the market, buyers may have additional time to evaluate their options. If well-priced properties are selling quickly, competition may still be strong.
These numbers are a starting point, not the entire answer.
If You're Waiting for Interest Rates to Drop
This is one of the most common reasons buyers are holding off.
And it's understandable. Your mortgage rate affects your monthly payment and overall borrowing costs.
But here's something worth considering.
If rates decrease, more buyers may decide to enter the market. Depending on available inventory, this could increase competition.
It doesn't mean you should buy before you're financially ready.
It means you should understand what you're waiting to achieve.
Is there a particular monthly payment you're comfortable with? A savings goal? A price range?
Those are things we can evaluate and plan around.
If You're Waiting Until Spring to Sell
Spring traditionally gets a lot of attention in real estate.
But waiting until spring isn't automatically the right decision.
More buyers may be looking, but more sellers may also decide to list their homes.
Depending on your property and neighborhood, listing at another time of year may offer advantages.
The important thing is understanding your competition, preparing your home properly, and pricing it based on current conditions.
If You're Waiting for Home Prices to Drop
Predicting exactly when prices will rise or fall is difficult.
And national headlines don't always reflect what's happening in Alexandria.
A home in Old Town may behave very differently from a property in Kingstowne or Arlington.
Instead of trying to predict the perfect moment, look closely at the type of home you want, the neighborhoods you're considering, and what recent sales tell us.
Sometimes Waiting Is the Right Decision
I want to be clear about something.
Not everyone should buy or sell right now.
Maybe you need more time to save. Maybe your family has a specific timeline. Maybe staying where you are makes the most financial sense.
Those are perfectly reasonable considerations.
But there's a difference between waiting with a purpose and waiting because you're hoping everything will eventually line up perfectly.
In real estate, perfection is a pretty elusive thing.
So, What Are You Waiting For?
This is the question I encourage people to ask themselves.
Not simply, "Is now a good time to move?"
But, "What would need to happen for moving to make sense?"
Once you can answer, you can begin making a plan.
Sometimes the plan leads to a move in the next few months. Sometimes it leads to waiting another year.
Either outcome can be the right one.
The goal isn't to make a move. It's to make an informed decision.
And this is where a good real estate conversation should begin.
