Loudoun County Housing Market – November 2025

November in Loudoun County didn’t bring fireworks, plot twists, or breaking news alerts — and that’s actually the healthiest sign we’ve seen in a long time.

After years of extreme fluctuations in the Northern Virginia housing market, November settled into something far more sustainable. Prices held steady, buyers slowed down, sellers adjusted expectations, and the overall pace felt… human again.

For anyone planning a move in 2026, this shift toward normalcy matters.

What November Felt Like in Loudoun County

Before we get into the numbers, let’s talk about the vibe — because you could feel the slowdown before you ever looked at the data.

Buyer traffic was steady but thoughtful. Showings weren’t rushed. Offers came with questions instead of panic. Sellers were more flexible, more realistic, and more open to negotiation than they’ve been in years.

In short: the entire market finally exhaled.

What This Means for You

Buyers: This is the first time in a while you can walk into a home and think clearly instead of rushing to beat imaginary competition.

Sellers: Serious buyers are still out there — they’re just more intentional and less reactive.

Investors: Transitional markets like this often reveal opportunities the frenzy of the past few years hid.

The Numbers: What Actually Happened in November

New Listings:
Down 16% year over year and 38% month over month. The month-over-month drop looks sharp, but this is classic holiday seasonality.

Closed Sales:
Down 9% year over year and 30% month over month. Again — seasonal, not structural.

Median Sold Price: $749,950
Flat to last year, up slightly from October. In a weakening market, prices blink first — Loudoun’s didn’t.

The takeaway: Stability is the headline. No price erosion. No crash. Just predictable performance.

Inventory and Pace: Why the Market Feels Different

Days on Market: Up six days compared to last year. Not stagnation — normalization.

Months of Supply: Sitting at 1.7 months. Still a seller’s market, but no longer the hyper-competitive version of the last few years.

Inventory Reference Guide

• 0–4 months: Seller’s market
• 4–6 months: Balanced market
• 6+ months: Buyer’s market

Loudoun is trending toward balance — not rapidly, but reliably.

What This Means for Buyers, Sellers, and Investors

• Buyers: More leverage and more breathing room.
• Sellers: Pricing correctly matters; demand is still strong.
• Investors: Transitional markets create clearer, smarter entry points.

Price Per Square Foot: Negotiation Is Back

PPSF: Flat year over year and down 6% month over month.

This is not value loss — it’s negotiation returning to the forefront. Buyers aren’t stretching into uncomfortable offers; sellers aren’t expecting waived contingencies by default. Deals are happening through strategy, not speed.

Why This Shift Is Happening

1. Seasonality

The holidays always slow the market. Listing and sales activity almost always dip from October to November.

2. Market Fatigue

After several years of volatility, buyers and sellers needed a breather. November offered space to make decisions intentionally rather than reactively.

Underneath the quieting pace, the fundamentals held firm: stable pricing, steady demand, and slight inventory growth.

Looking Ahead to Early 2026

The Northern Virginia market is becoming more predictable — and predictable markets are where buyers and sellers make their smartest moves.

Pricing is steady. Buyers are thoughtful. Sellers are strategic. Inventory is improving. It’s not balanced yet, but it’s behaving like a market moving in that direction.

And predictable real estate? That’s where the best decisions happen.

Thinking About a Move?

Whether you're buying, selling, downsizing, or relocating, I’m here to help you approach your next move strategically — not reactively.

Maggie Hatfield
Northern Virginia Real Estate Strategist
Phone: 703.531.7363
Website: 15westhomes.com

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