I hope this November finds you well! This last month has been a busy one for me on the real estate front. I spent some of my time rescuing a few deals from last minute snags that came up – spearheading a back-and-forth appeal of a low appraisal on one deal and persistently tracking down budget documents from a less-than-forthcoming condo association on another. Happily we got all of these transactions over the finish line in a way that worked for everyone! But I was definitely reminded of why having a great real estate agent in your corner can make or break your sale.
Life last month was not all work – I traveled to Florida to celebrate my aunt’s 70th birthday with extended family, which was a delight. I’ve also been enjoying some of the cooler fall weather and decorations around the neighborhoods, and it was so cool to see a bunch of you at the District Roots fall festival at Cox Farms!
I have some interesting content lined up in this newsletter for you:
Real Estate News: Federal Government Shutdown Impacts on the DC Area Housing Market
Homeownership Tips: Holiday Home Safety
What I'm Reading This Month
DC Metro Area Real Estate Market Data
Neighborhood Spotlight: Groveton, VA
I know that many of you in the DC metro area and beyond are impacted by the Federal government shutdown, whether it is working without pay, being off work for an extended period, or facing continued uncertainty from an already uncertain year. I wanted to let you know that I am here for you – if you just want a listening ear or want advice about your personal situation. In the newsletter I also speak to how the shutdown may impact the housing market in the area if that is of interest. As always, if there is anything I can help you with, whether personally, buying or selling, or real estate advice, I would be happy to talk more!
Best,
Hannah
The federal government shutdown that began on October 1, 2025, is more than a political headline for the Washington, DC housing market. The DC region is feeling real, measurable effects already. Because the federal government is the heartbeat of this economy, changes in federal employment, contractor work, agency operations, and loan processing are rippling into our local real estate ecosystem.
What’s happening on the ground?
Buyer activity: One of the clearest impacts has been on buyer activity. Many active buyers in the region, particularly federal employees and contractors, have pressed pause on their home search. Some have decided to delay their plans altogether, while others are opting to rent temporarily instead of purchasing. That caution is showing up in the data: even as mortgage rates have dipped to 12-month lows, pending home sales nationally have fallen behind last year’s pace, with analysts pointing to the shutdown’s effect on consumer confidence. In the DC area specifically, market indicators reveal a cooling trend. September saw an uptick in closed sales compared to last year, but also the highest number of active listings and the longest average days on market in five years. The result is a market that still has activity, but with noticeably more breathing room for buyers.
Seller activity and market dynamics:Sellers are feeling this shift too. Inventory is rising quickly. In some suburban areas, listings are up more than 60 percent year over year (but remember, inventory was very low last year). While prices remain elevated, with the median sale price in the District hovering around $677,500 (a 12.7 percent increase from the prior year), the pace of appreciation is slowing. The average sold price compared to the original list price is the lowest it’s been in half a decade, signaling less competition and more room for negotiation. Well-priced homes in desirable neighborhoods are still drawing attention, but sellers who stretch on price are encountering longer days on market and more back-and-forth at the negotiation table.
Financing, federal programs, and closing timelines: Financing and loan processing are also being directly affected by the shutdown. Federal loan programs like FHA, VA, and USDA have already started to experience delays, and the lapse in the National Flood Insurance Program is stalling some closings altogether, particularly for properties in flood zones. Even buyers using conventional loans are running into friction, as IRS and Social Security verification systems face reduced staffing. Across the region, lenders and agents are reporting slower processing times, forcing some buyers to rethink their timelines or adjust expectations around closing dates.
Consumer confidence:There’s also a growing impact on overall consumer confidence. The federal government isn’t just a major employer; it’s the backbone of economic stability for many households in the region. According to recent economic analyses from the Brookings DMV Monitor, job losses are occurring at roughly twice the national rate in the DC, Maryland, and Virginia area, driven in part by both furloughs and broader federal downsizing. Even those not directly affected are feeling more cautious about making major financial commitments. This caution is creating a noticeable shift in the pace and tone of the fall market.
What does this mean for buyers and sellers?
For buyers, this environment can actually present an opportunity. With fewer people competing for the same homes, some buyers are finding less pressure to rush or waive contingencies. It’s a moment to get ahead of the curve, but only for those who are well prepared. Because financing timelines can be unpredictable right now, having pre-approvals and documentation in order before making an offer is more important than ever. Buyers should also be prepared for slower closings, especially if they’re using government-backed financing or purchasing in areas affected by flood insurance requirements.
Sellers, meanwhile, are adjusting to a market that feels different than the frenzied conditions of recent years. Pricing strategically is key. Homes that are priced competitively and show well are still moving, but the days of automatic multiple-offer situations are waning, at least temporarily. As inventory climbs and urgency eases, it becomes increasingly important to position a property thoughtfully and be ready to negotiate. Sellers who respond to these shifts with realistic pricing and strong presentation are still seeing successful outcomes.
My takeaway: It’s a pause, not a pivot
Despite the current slowdown, the underlying fundamentals of the DC metro area housing market remain strong. The region still benefits from a steady employment base, high demand for well-located homes, and limited long-term supply. Historically, government shutdowns have produced temporary dips in activity followed by rebounds once stability returns. The key variables now are how long this shutdown lasts and how it intersects with broader market factors like mortgage rates and inventory growth.
If the shutdown continues, the drag on buyer confidence and loan processing could deepen. But if it’s resolved relatively soon, we’re likely to see pent-up demand reenter the market, similar to what’s happened in past shutdowns. Either way, this moment calls for flexibility, clear strategy, and levelheadedness.
For now, staying nimble, being well-financed, and being strategic about pricing and timing are your best plays. Whether you’re thinking about buying, selling, or simply evaluating your options, it’s essential to understand how these conditions intersect with your specific goals. A government shutdown doesn’t freeze the market entirely, but it does change its rhythm. My role is to help you navigate that shift with clarity, strategy, and a local perspective grounded in what’s really happening on the ground right now.
If you’re considering a move this fall or winter, let’s talk through your timeline and make a plan that works in today’s market.
The holidays bring a special energy into our homes. From twinkling lights to festive gatherings, this season is meant to be enjoyed. It is also a good reminder that a few safety precautions can go a long way in keeping both your home and family protected.
Check Decorations Before Use Lights, cords, and ornaments should all be inspected before going up. Replace anything with frayed wires, broken sockets, or cracks. It may seem like a small detail, but catching a faulty strand now could prevent a fire or accident later.
Be Mindful With Candles Candles create a cozy atmosphere, but they are also a common source of holiday house fires. Flameless versions are a safe alternative. If you do use traditional candles, keep them away from anything flammable and always blow them out before leaving a room.
Keep Children and Pets in Mind Fragile ornaments, small decorative pieces, and certain seasonal plants can be hazards. Place breakables higher on the tree and choose décor that won't cause harm if it's knocked over or chewed on.
Pay Attention to the Fireplace If your holiday season includes a fire in the hearth, make sure the chimney is clear and the screen is in place. Decorations on the mantel should be kept a safe distance from flames or heat.
Plan Ahead When Traveling Many families travel during the holidays, which makes home security just as important as safety inside the home. Light timers, a neighbor collecting your mail, and keeping deliveries off the porch can help deter unwanted attention.
Be Prepared for Emergencies Smoke detectors, fire extinguishers, and an evacuation plan are often overlooked during the holidays. Taking a moment to review them ensures everyone in the household knows what to do if something unexpected happens.
Final Note The holidays should be about enjoying your home, not worrying about it. Whether you are hosting friends, preparing to sell, or simply enjoying a quiet season, keeping safety in mind protects both your home and the memories made inside it. Wishing you a season that is not only joyful, but safe as well.
If you are in the mood to nerd-out on some housing data, check out this excellent piece from Harvard’s Joint Center for Housing studies. Home (in)affordability relative to incomes is reaching an all-time high.
These guides to all 136+ neighborhoods in Washington, DC, put together by a local DC writer and travel influencer. You know I love deep and specific neighborhood intel, and these are great for that!
Curious about how the housing market shifts from month to month? In this section I share insights about shifts in the market so you can make informed decisions about where you live. If you are interested in how things are changing week to week, you can also take a look at the weekly updates provided by Bright MLS in theirWeekly Greater DC Area Housing Market Update for a deeper level of detail, but note that the data fluctuates more as you zoom into specific cities.
Washington DC Metro Area Housing Data
Data Provided by Bright MLS, as of October 6, 2025
Based on the latest data fromSeptember 2025 sales, here are a few key trends we're seeing in the greater DC area market compared to 2024:
Housing market conditions remain uncertain in the Washington, DC metro area. A drop in mortgage rates boosted home sales in September, though the outlook for the area housing market continues to be unclear.
3,894 sales closed in September across the DC region, a 4.4% increase over last year. However, the number of new pending sales fell by 3.3% year-over-year as mortgage rates stabilized and concerns about a federal government shutdown weighed on potential buyers.
Regionally, home price growth has stalled. In September, the median sold price in the region was $600,500, up just 0.3% from a year ago. However, in September there was a lot of variation in prices across the Washington, DC metro area.
Homes are taking much longer to sell. In September, the median days on market in the Washington, DC metro area was 21 days, up 10 days from last September.
Overall, the Washington, DC area has been disproportionately impacted by federal workforce layoffs and budget cuts and now faces the potential of a lengthy government shutdown. Some buyers will be able to capitalize on lower rates and more inventory. Overall, however, expect slower home sales and softer home prices this fall amidst the ongoing uncertainty.
Remember: these trends are averaged for the DC metro region, so what is happening on your street may be different. If you are interested in seeing the latest data for a specific neighborhood or zip code, don't hesitate to reach out! I'm happy to have a conversation about what these market trends mean for your current home's value or your future home search. Send me an email if you'd like to schedule a time to chat or want to be sent more information about what's going on in your neighborhood.
Source: Bright MLS
Groveton, Virginia, is a charming community located in Fairfax County, just 10 miles south of Washington, DC, and 3 miles from Old Town Alexandria. It provides a unique blend of suburban tranquility and urban convenience. Situated just south of the I-495 Beltway and on either side of Highway 1, Groveton provides an easy commute to DC and other major employment hubs and cultural attractions in the area.
Residents of Groveton enjoy access to a range of amenities, including parks, trails, and recreational facilities. Notably, Groveton is home to Huntly Meadows Park, which boasts a historic house, forests, wildflower-dotted meadows, and vast wetlands filled with wildlife, where residents can walk, bike, or birdwatch. The community is also home to several highly-rated schools that are part of Fairfax County Public School system, making it an excellent choice for families with children. Additionally, Groveton provides easy access to shops like Costco, Target, the Beacon Hill Shopping Center, and other local shops, as well as a number of local restaurants and coffee shops and the bustling Old Town Alexandria just a short hop away!
Huntley Meadows Park near Groveton, VA
Groveton's real estate market includes a mix of condominiums, townhomes and single-family suburban homes, so whether you are looking for a spacious property with a yard or a more compact, low-maintenance lifestyle, Groveton has something to offer. You can find condominiums on the market in Groveton starting at the mid-$300s and single family homes mid-$500s to the low $800s, with some larger homes topping $1M.
If you are considering a move to Groveton, NoVA, or anywhere in the DC metro area I would love to talk more!
WHY I WORK BY REFERRAL
Relationships are more important than transactions, so thank you for trusting me with your real estate needs. I would be honored to extend the same dedicated service I provide to my clients to your friends, neighbors, and colleagues. Thanks for connecting us via email or by sharing my website.
