As we head into December, I wanted to take a moment to look back at the real estate news articles I wrote from the past year and highlight a few things that have changed since they were first published! I hope that you have enjoyed these longer form real estate news articles, and I would love to hear any thoughts you have or other topics you are interested in for the new year!
January: The Return of RFK Stadium
January’s article covered DC’s long-awaited takeover of the 177-acre RFK Stadium site and how the land transfer opened the door to major redevelopment, including a potential Commanders stadium and large mixed-use district.
Update: The RFK plan has advanced quickly: DC and the Commanders formalized their deal, with stadium construction targeted for 2026–2030. The Council approved the redevelopment in August and September, and phased mixed-use construction is planned through the 2030s—though the “Plaza District” has already been delayed due to zoning hurdles. Infrastructure and utility work are now underway to prep the site.
February: Home Insurance Prices on the Rise
In February, we looked at how climate-driven disasters are raising insurance premiums nationwide, with some insurers pulling out of high-risk states—while the Mid-Atlantic remains comparatively stable.
Update: Insurance volatility continued to widen throughout 2025: State Farm, Allstate, and Farmers expanded non-renewals in CA, FL, LA, and TX, and premiums in parts of the Southeast now exceed $5,000/year. Treasury and HUD launched joint hearings this fall on whether a federal catastrophe-insurance backstop is needed. In the DC region, premiums continue to rise modestly but remain far below national hotspots, and carriers have not signaled withdrawal from the Mid-Atlantic.
March: The New Administration’s Impact on the DC Housing Market
March’s article addressed speculation that federal return-to-office rules and staff cuts could shake the DC housing market, noting that early data was too volatile to draw conclusions.
Update: By late 2025, federal workforce reductions have slowed, and OMB began drafting softer telework guidance expected to take effect in early 2026. Core DC rental demand strengthened, while suburban markets with high telework populations saw a rise in listings. Still, no major downturn emerged—home prices continue a modest year-over-year rise over the year, and economists expect any workforce impacts to remain localized.
April: A (Somewhat Clearer) View of the DC Housing Market
April showed mixed signals: listings up, price adjustments rising, showings slowing—but overall inventory remained low, keeping DC a seller’s market with rising median prices.
Update: Heading into winter, inventory continued to climb and price growth flattened in several neighborhoods. Days-on-market crept up again in Q4, but the DC metro area remains one of the more resilient metro areas nationally, especially in walkable, transit-served communities where demand remains steady.
May: Huge Battle Brewing Among Real Estate Brokerages
In May, we broke down the escalating fight between Compass and Zillow over off-MLS “exclusive” listings and who controls listing exposure.
Update: The conflict escalated this fall: NAR adopted new “Multiple Listing Options” rules allowing delayed public marketing of new listings, but Compass continued calls to do away with delayed marketing restrictions altogether. Zillow and Redfin started blocking any listing first marketed off-MLS, and regulators and industry groups are increasingly questioning the current industry rules. Compass has now filed legal action against Zillow alleging illegal boycotting of its listings, and DOJ officials have stated publicly that they are “monitoring” the exclusive listings trend for antitrust implications. Several MLSs nationwide have begun piloting new disclosure policies in response. It’s all a big mess that the courts are going to have to sort out!
June: Real Estate Commissions After the “Big” Lawsuit
June’s article examined how the National Association of Realtors 2024 settlement changed agent commission rules and whether fees would actually fall.
Update: So far, commission rates have not declined: combined buying and selling commissions averaged 5.44% in 2025, slightly higher than last year, and buyer-agent fees rose to ~2.43%. Large brokerages are beginning to pilot standardized service-and-fee menus for greater transparency, while a DOJ appeal related to earlier NAR antitrust rulings is now scheduled for early 2026. For DC buyers and sellers, negotiation strategy—not regulation—is still the biggest driver of fees.
July: Skyrocketing Costs of Affordable Housing Construction
In July, we spotlighted DC’s soaring affordable-housing construction costs—over $1M per unit in some projects—and the structural factors driving these unsustainable numbers.
Update: Following the summer’s scrutiny over DC’s unusually high affordable-housing construction costs, the issue gained even more traction in the fall. In November, the DC Council’s Housing Committee introduced a formal per-unit cost-cap proposal, aiming to limit public subsidies for projects with extremely high construction costs. The Chief Financial Officer also released a late-2025 memo confirming that per-unit costs remain elevated across the pipeline. While no cap has passed into law yet, the proposal has sparked renewed debate between developers, housing advocates, and city officials about how to rein in costs while still meeting production goals. Affordable-housing starts remain below target as policymakers weigh oversight reforms.
August: DC’s Changing Housing and Tenant Laws
August covered the RENTAL Act, DC’s major proposal to modernize eviction timelines, adjust Tenant Opportunity to Purchase Act rules, and streamline affordable-housing production.
Update: The Council passed the RENTAL Act on September 17, 2025, with a 10-3 vote, officially advancing major changes including a 15-year exemption for new multifamily buildings from TOPA and shorter eviction timelines. While the final language of the bill is still being consolidated and the Mayor has yet to sign it into law, the legislation is now firmly in motion. Landlords, developers and tenant groups are all actively preparing for the new rules to take effect—making the Act one of the most consequential housing policy changes in the District this year.
September: Loving DC Through Uncertain Times
In September, we reflected on the emotional and civic impact of heightened federal law-enforcement and National Guard presence in DC, and the importance of community connection during uncertain times.
Update: The National Guard remains deployed in DC, with orders extending at least through February 2026 and filings suggesting a possible extension into summer. While the National Guard focuses primarily on federal-property support and beautification—not frontline policing—the prolonged presence continues to draw scrutiny. In November 2025 a federal judge, Jia M. Cobb, ruled that the Guard deployment in Washington, D.C., was “unlawful” and exceeded the President’s authority, siding with the Office of the Attorney General of the District of Columbia’s work to protect the District’s self-governance. The National Guard remains deployed while the case continues to work through the courts. Tragically, on November 26, a Guard member was killed and another seriously wounded in a targeted attack near the White House.
October: How to Get Involved in DC’s Planning Process
October’s article explained why local planning matters—and how zoning fights, redevelopment decisions, and community input shape DC’s future neighborhoods.
Update: Several major projects continued to move forward this fall: Takoma Metro received final approvals, McMillan’s Reservoir District advanced work, and RFK’s Plaza District entered early zoning review. DC has expanded digital tools, including broader use of PublicInput and new OP/ZO interactive maps that allow residents to track cases, map comments, and submit testimony more easily than ever.
November: How the Federal Shutdown Is Impacting the DC Housing Market
In November, we outlined how the October 2025 shutdown slowed buyer activity, increased inventory, delayed federal loan processing, and cooled consumer confidence across the region.
Update: The government shutdown officially ended on November 12, 2025. The market is softer, but potentially poised for a rebound now that federal operations have somewhat stabilized. A full recovery may lag as the backlog in loan processing and contractor hiring normalizes. Sellers should still anticipate a softer negotiation environment than earlier in the year, and buyers may gain some modest leverage for now.
That’s the wrap-up – thanks for reading all my nerdy takes this year!
