The market may not be easy right now—but that doesn’t mean there aren’t opportunities.
Here’s what I’m seeing and what it means for both buyers and sellers:
📉 We’ve had historically low real estate activity
Over the last three years, we’ve seen only about 4 million existing-home sales nationwide, making this one of the lowest-volume periods in modern real estate history.
That tells us something important: there is a LOT of pent-up demand.
There are plenty of people who want to move but have been sitting on the sidelines because of interest rates, home prices, affordability, or simply uncertainty about the market.
And that brings us to today…
🏠 Buyers: Don't count yourself out just yet
Yes, interest rates are higher.
Yes, home prices have not dropped the way some buyers hoped they would.
But if you're financially ready and able to buy, buyers have something they haven't had in a long time: LEVERAGE.
Depending on the property and the seller, you may be able to:
💰 Negotiate seller-paid closing costs that can potentially be used toward a rate buydown or to offset your closing expenses.
🔍 Keep your inspection contingency, have the home inspected, and negotiate repairs when warranted.
📋 Keep your appraisal contingency.
🏦 Keep your financing contingency.
🤝 Negotiate price and terms rather than feeling like you have to accept whatever the seller is offering.
So instead of saying, “I'm sitting this market out,” it may be time to take another look.
If you've been looking for a while and you're financially ready, this could be a very interesting time to make a move.
Because here's the thing: if you wait until rates come down, inventory improves, prices become more favorable AND everything feels perfect… you probably won't be the only buyer who decides it's time to jump back in.
🔑 Sellers: Homes are still selling
For sellers, I'm not going to sugarcoat it.
It is taking longer to sell homes.
You may not get the spring 2021–2022-style price or multiple offers simply because you put a sign in the yard.
But homes are still selling.
The key is pricing competitively and making sure your home shows well.
Today's buyers are picky. If your home is dated and priced like a fully updated home, buyers have plenty of other options—and they'll move on.
🆕 BIG Fannie Mae guideline change for homeowners buying their next home
Here's another development worth knowing about if you're thinking about moving but would like to keep your current home as a rental.
Previously, qualifying for your next home while converting your current home to a rental would often require a signed lease in order to use the future rental income for qualifying.
Under a new Fannie Mae guideline, in certain qualifying situations, an appraisal with a market rent analysis may be used to determine the expected rental income without having a lease in place.
That projected rental income may then help offset the mortgage payment on your departing residence when qualifying for your next home.
In other words:
🏠 Keep your current home
🔑 Turn it into a rental
📄 Potentially qualify without having a lease in place
💰 Use projected rental income to help offset the existing mortgage payment.
This could open up another option for homeowners who want to move but don't necessarily want to sell their current home first.
As always, lending guidelines are specific to each borrower's situation, so talk with a qualified lender before making a decision.
Bottom line?
Buyers: Don't assume you have to wait. If you're financially ready, let's look at what kind of leverage you may have.
Sellers: Don't assume your home won't sell. Make sure you're positioned correctly for today's buyers.
And for everyone watching the market from the sidelines… don't wait for the market to become perfect. There is no such thing.
If you're thinking about buying, selling, keeping your current home as a rental, or just want to understand what today's market means for you, I'm always happy to chat!
Sarah Cho
703-888-6160
7 Northern Virginia Wineries Are For Sale Right Now
Northern Virginia wine country is having an unusual real estate moment in 2026. Several established wineries and vineyards have recently been listed for sale across Loudoun County, Fauquier County and Prince William County, putting everything from boutique tasting rooms to historic estates and dozens of acres of vineyard land on the market. Prices range from approximately $1.95 million for individual boutique winery properties to $12.8 million for the three-property Meriwether portfolio.
Thinking About Selling in 2026?
There's a reason 2,202 people gave us 5-stars on Google. Our HGTV-style videos, TV commercials, and open houses with food trucks deliver a minimum of 100,000 views on your listing—while most agents struggle to hit 10,000. Ready to see what your home is actually worth?
5 Scenic Train Rides
Near NoVa This Fall
Fall foliage looks completely different from the window of a vintage railroad car. These six scenic train rides near Northern Virginia offer some of the most memorable autumn day trips within roughly three hours of Dulles, with experiences ranging from historic steam locomotives and mountain routes to pumpkin patch trains, dinner excursions and classic leaf-peeping rides. Destinations include Baltimore, New Freedom, Stewartstown, Ronks, Cumberland and Wilmington, giving Northern Virginia residents plenty of ways to trade the highway for the rails in fall 2026.
Welcome to 2490 Tree House Drive, a rare waterfront retreat where life revolves around the water. Situated on nearly an acre in the heart of Lake Ridge, this stately brick Tudor offers over 7,000 finished square feet across three expansive levels, including more than 2,000 square feet in the finished lower level. The home features five bedrooms, two additional lower-level bonus rooms, five full and one half bathrooms, and a three-car garage.
Begin your mornings with coffee on the private dock as bald eagles soar overhead, spend afternoons boating, kayaking, or canoeing directly from your backyard, and end the day with dinner on the newly constructed deck overlooking the water. The Sea Eagle FastCat with its custom transport trailer, a two-person kayak, and a canoe can also convey, making it easy to enjoy the waterfront lifestyle from day one.
Goes Active: October 2, 2026
It feels good to have this much privacy.
Set in the established Copper Ridge neighborhood on more than half an acre, this classic 1985 Colonial offers something that is getting harder to find in Northern Virginia: room to breathe without giving up convenience. Mature trees, generous separation between homes, a fenced backyard, a side-entry two-car garage, no HOA, and a neighborhood with no through road create an arrival that already feels calmer. Its traditional Colonial profile feels timeless, with thoughtful, modern updates inside and out.
Inside, three finished levels give you space to live, work, entertain, and recharge. Hardwood floors, crown molding, chair rail details, and a fireplace bring warmth and character to the main level, while the renovated kitchen gives the heart of the home a fresh, inviting feel. The kitchen was reimagined with a gourmet layout, generous island, upgraded countertops, shelving, and a breakfast area that makes everyday life feel easy. Picture coffee at the island in the morning, dinner coming together while conversation carries through the room, and weekends when everyone naturally gathers here.
You get a lot to like with this home.
This Potomac Crossing end-unit townhouse feels open, practical, and comfortable from the start. Built in 2005, it offers three finished levels, 3 bedrooms, 3.5 baths, a full finished basement, 2-car garage, private driveway, and a hard-to-find townhouse bonus: generous unassigned parking near a large cul-de-sac close by.
The main level has the easy flow people hope for in a townhouse. A comfortable living room sets the tone for gathering, unwinding, or settling in after the day. From there, the layout continues into the dining area, giving the main floor a simple, usable rhythm for meals, conversation, and hosting without feeling closed off. The kitchen connects to an eat-in kitchen area, the casual spot everyone tends to use most, whether it is morning coffee, a quick lunch, or dinner at the end of the day. From the eat-in area, the home opens to the deck, extending the main level outdoors for fresh air, seasonal color, and a peaceful setting.
All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale, or withdrawal may be made without notice. No statement is made as to the accuracy of any description. All measurements and square footage are approximate.
