If you’ve been waiting for a little more elbow room in the market, August delivered. Inventory ticked up, prices held firm (even climbed in a few hot pockets), and yes, multiple offers are still happening in the right locations and price bands. Translation: both sides have leverage, and strategy matters more than ever. Let’s unpack the numbers below.
Loudoun County At-A-Glance
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Sales: 524 homes sold (+12.7% year-over-year)
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Biggest sales gains: Ashburn 20147 (+43.7%), Leesburg 20176 (+23.3%)
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Where sales slipped: Sterling 20165 (-8.6%), Lovettsville 20180 (-22.2%)
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Pending sales: 472 (+14.6%)
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Median sold price: $762,750 (+2.4%)
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Price standout: Aldie 20105 led with a +41.2% jump to a $1.04M median
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Active inventory: 687 listings (+36.9%)
What that means
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Buyers: More options = less “panic writing.” You can actually compare…imagine that.
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Sellers: Price growth is still real, if you nail pricing, presentation, and positioning (the three Ps that pay).
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Micro-market reality: Not all ZIP codes move the same. Ashburn and Leesburg surged; Sterling/Lovettsville were quieter, so comps by neighborhood are non-negotiable.
Northern Virginia Region (NVAR) View
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Closed sales: 1,439 (+2.0%)
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Total volume: $1.27B (+5.9%)
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Median price: $750,201 (+1.7%)
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New pendings: 1,403 (+9.6%)
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Active listings: 2,475 (+36.4%)
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Average days on market: 26 (up from 18)
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Months of supply: 1.81 (+31.2%)
What that means
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Demand is steady; prices are inching up, not blasting off.
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Time on market is normalizing. We’re not in the “blink and it’s gone” era for every home, only the best-prepped, best-priced ones.
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Supply is expanding but still below true “balanced market” territory. Strategy still wins.
Actionable Game Plan
If you’re buying
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Leverage the inventory bump. Tour more, compare more, negotiate more.
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Get rate savvy. Explore buy downs and closing cost credits, sellers are listening again.
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Move fast on the winners. The A plus homes still go quickly.
If you’re selling
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Price to the market, not the memory. Appraisers and buyers are looking at today’s comps.
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Presentation is profit. Staging, pro photos, and minor updates = larger buyer pool and stronger offers.
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Be contract-ready. Clean disclosures, recent service records, and a tidy pre-list punch list reduce cold feet.
ZIP Code Sound Bites
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Ashburn 20147: Momentum machine (+43.7% sales).
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Leesburg 20176: Solid upswing (+23.3% sales).
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Aldie 20105: Price rocket ($1.04M median, +41.2%).
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Sterling 20165 & Lovettsville 20180: Softer activity—execution matters here even more.
Melody’s Take (a.k.a. what I’m seeing on the ground)
We’re seeing more homes to choose from, giving buyers breathing room we haven’t had in a while. Sellers are still winning with steady price growth, especially in well-loved neighborhoods and updated homes. And yes, multiple offers are alive and well in the right pockets. Case in point: my 55+ condo listing just received four offers.
That said, today’s buyers are more selective, inspection expectations are back, second thoughts happen, and the “cold feet” factor is real. The playbook now is less “speed” and more “smart, staged, and strategically priced.”
If you want a hyper-local read on your neighborhood, or a custom plan to buy and sell in the same market let’s connect. I’ll bring the comps, the strategy, and my vendor squad. You bring your goals (and if you bring donuts, I won’t be mad about it 🍩).
P.S. These figures reflect August 2025 activity. Data from MLS, NVAR, and DAAR.
