New data from the Greater Capital Area Association of REALTORS® (GCAAR) shows that the spring housing market is picking up, but shifting conditions are giving buyers more leverage than they’ve had in recent years.
In Montgomery County and Washington, D.C., the median days on market rose to 47 days in February 2026, a 161% increase compared to the same time last year. The increase suggests homes are taking longer to sell, creating more opportunities for buyers to negotiate.
Housing supply also increased to 2.6 months, above the five-year average of 1.8 months, signaling more inventory and less competition across the region. There were 3,442 active listings in February, but only 936 homes closed, marking a 9.4% decline in sales compared to February 2025.
At the same time, prices showed mixed movement. The median sold price across the region was $600,000, a 3.1% decrease compared to both the previous month and last year.
In Montgomery County, the median sold price rose slightly to $606,750, up 1.4% year over year, while the average days on market increased to 40 days. New listings in the county dropped 16.4% compared to February 2025. In Washington, D.C., the median price fell to $599,000, a 6.2% decrease, with homes taking an average of 68 days to sell.
GCAAR President Russell Brazil said that while the spring market is “in full force,” broader global factors could still impact housing trends in the months ahead. “It remains to be seen whether a sustained war in Iran could have a negative influence on the housing market,” Brazil said. “While interest rates remain steady and in a relative sweet spot, a long-term spike in oil prices will likely put pressure on inflation, which may drive those rates higher.”
Brazil added that rising fuel costs and economic uncertainty could cause some buyers to pause, but noted that current conditions still favor those in the market. “For now, buyers have a distinct advantage,” he said, adding that sellers may need to be more strategic to stand out in a more competitive environment.
