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That shift has a name: balance. And for both buyers and sellers, understanding what is driving it can mean the difference between a great outcome and a frustrating one.
One Thing Has Not Changed: Great Homes Still Sell Fast
Before we dive into the numbers, it is worth saying this clearly: real estate is always local, and the averages do not tell the whole story. Even in a more balanced market, the right home in the right location at the right price will still generate multiple offers and sell quickly.
What has changed is that buyers are no longer forced to skip inspections and waive every contingency just to get an accepted offer. That is a healthy shift for the market overall, and it does not mean sellers have lost their leverage. It means the bar for preparation and pricing has gotten a little higher.
How Fast Are Homes Selling? A Look at Days on Market
Days on Market, or DOM, tells you how long a home typically sits before a buyer goes under contract. It is one of the clearest signals we have for how competitive each market is right now. Here is how May 2026 compares to May 2025:
| Area | Days on Market May 2026 |
Days on Market May 2025 |
Year-Over-Year Trend |
|---|---|---|---|
| Northern Virginia | 16 days | 15 days | Nearly unchanged |
| Howard County, MD | 18 days | 15 days | Slightly slower |
| Montgomery County, MD | 23 days | 20 days | Slightly slower |
| Frederick County, MD | 23 days | 20 days | Slightly slower |
| Prince George's County, MD | 38 days | 28 days | Noticeably slower |
| Washington, DC | 42 days | 38 days | Slightly slower |
Even the slowest market on this list, Washington DC at 42 days, is still well within what most housing economists would call a competitive environment. For context, a balanced market typically sits around 60 to 90 days. What we are seeing is a gradual return toward normal, not a collapse.
If You Are Thinking About Selling
Your equity position is still strong. Values have continued to grow across most of the region. Montgomery County's median sold price rose to $693,500 in May, up about 6.5 percent from a year ago. Howard County came in at $634,000, up roughly 5.7 percent. Even Washington DC, where homes are sitting a bit longer, saw prices climb about 4.4 percent compared to May 2025.
What this market rewards right now is preparation. Because buyers have a few more options to consider and a little more time to think, homes that show beautifully, are priced accurately from day one, and are marketed well are still attracting competitive offers. Homes that are not are sitting longer and often chasing the market with price reductions.
The strategy that worked in 2021, just put it on the market and watch the offers roll in, is less reliable today. A data-driven approach to pricing and a strong marketing plan matter more than they have in years.
If You Are Ready to Buy
And because buyers are no longer forced to move on the same day a home hits the market in most areas, you have the breathing room to do this right. You can actually schedule a second showing. You can complete inspections. You can make a thoughtful, confident financial decision instead of one that feels like you are bidding in an auction blindfolded.
That said, well-priced homes in popular neighborhoods are still moving quickly. Going in without a clear strategy and a pre-approval ready to go is still a recipe for missing out.
Let's Build Your Plan
Whether you are buying, selling, or just starting to think about it, real numbers make a real difference. I pull the data specific to your neighborhood, your price range, and your timeline so you can make a decision with confidence.
Reach out today or call me directly at (240) 801-5471.
