As we look ahead to 2026, it’s clear that the Washington, DC metro real estate market has been shaped by an interesting year. In 2025, our region faced challenges that weren’t felt as acutely in many other parts of the country, including disruptions to employment tied to federal agencies and contractors and prolonged government uncertainty. All of which created hesitation. At the same time, it also led to higher inventory and real opportunities for buyers and sellers who were prepared to act.

What emerged was not a market defined by dramatic swings or constant surprises, but one increasingly shaped by strategy, preparation, and informed decision-making. Buyers and sellers who understood their position and planned continued to find success. Those waiting for a perfect headline or a moment of complete certainty often found that the best opportunities didn’t wait.

This isn’t a market driven by fear or frenzy. It’s a market that rewards thoughtful moves. As we look ahead, a few factors are already influencing how buyers and sellers are navigating the DC-area market. These are the ones we’re paying closest attention to as we head into 2026.

Five Factors Shaping the DC Metro Real Estate Market in 2026

1. Inventory Will Improve, but Outcomes Will Be Uneven

Inventory is expected to continue improving, but results will vary widely. Location, condition, price point, and presentation will matter far more than broad market headlines. More choice doesn’t automatically mean an easier market; it means a more selective one.

Some homes will still move quickly and competitively, while others will need a more deliberate strategy to attract the right buyer. Understanding where a property fits within its specific micro-market will continue to matter more than overall statistics.

2. Pricing Strategy Will Matter More Than Ever

Pricing mistakes are being corrected faster, and homes that miss the mark are seeing quicker buyer pushback. At the same time, thoughtfully and strategically priced properties are still generating strong interest.

In 2026, pricing well will require looking beyond closed sales alone and paying close attention to real-time buyer behavior. Thoughtful pre-marketing, whether a home ultimately sells publicly or privately, remains one of the most effective ways to test demand, refine value, and set a property up for a strong launch.

3. Luxury ($2M+) Will Remain Competitive, Even When the Broader Market Slows

Luxury properties priced over $2 million, particularly in popular neighborhoods, are likely to remain competitive even during periods when the broader market feels slower.

Luxury buyers tend to be well-informed, decisive, and highly focused on location and quality. Many are cash buyers or have significant equity and are therefore less influenced by interest rate fluctuations. Inventory at this level remains limited, so when the right home becomes available, demand can surface quickly. Many move-up buyers in our area are watching closely and are well-positioned to act when the opportunity is right.

4. Off-Market Activity Will Remain Strategic, Not Universal

Off-market activity will remain a valuable tool in 2026, but it won’t be the right approach for every property. The market has evolved over the past year, particularly with changes to how some platforms treat pre-marketing and “coming soon” listings (I’m looking at you, Zillow). As a result, off-market strategies today require greater intention and structure than in the past.

Rather than relying on a one-size-fits-all approach, we’ve adjusted how and when properties are introduced to align with each seller’s goals. Some homes benefit from targeted, private exposure early on, while others perform best with a full public launch. In either case, understanding how each phase of marketing affects visibility, pricing, and buyer behavior is key.

For buyers, the mechanics may evolve, but the objective stays the same. A proactive, well-connected approach continues to uncover opportunities that never reach the open market, especially in competitive segments.

5. Preparedness Will Be the Defining Advantage in 2026

The strongest outcomes in 2026 will belong to those who are prepared. That preparation goes beyond timing and includes understanding who is most likely to buy a particular home, where those buyers are coming from, and what motivates them.

There’s often talk about pent-up demand or shadow inventory, but what we’re seeing locally looks more like selective re-entry than a flood. Buyers and sellers are moving forward thoughtfully, stepping in when the right opportunity aligns rather than rushing or retreating.

Tracking buyer behavior, identifying patterns among move-up and downsizing buyers, and using that insight to guide pricing, marketing, and timing decisions continues to create meaningful leverage in a more balanced market.

What This Means for Buyers and Sellers

For buyers, there’s an opportunity, but patience alone won’t win. The most successful buyers will be those who are clear on their priorities, ready to act decisively when the right home becomes available, and supported by a well-networked agent who is proactively identifying opportunities that may never reach the open market.

For sellers, quality and strategy still command attention. Presentation, pricing, and positioning matter more than reacting to headlines or waiting for a “perfect” moment. Homes that are thoughtfully prepared continue to stand out.

Planning Beats Predicting

As we look ahead to 2026 and beyond, the DC metro real estate market continues to reward thoughtful planning over reactionary decision-making. Whether you’re considering a move in the near term or simply starting to think about what the future might look like, understanding your options early creates flexibility, and flexibility creates leverage.

If you’re thinking about a move in 2026 or further down the road, our role is to help you determine what strategy makes the most sense for you. That might mean evaluating timing, exploring off-market options, understanding buyer demand, or simply building a plan so you’re ready when the moment is right. The best results rarely come from guessing the market. They come from moving forward with clarity and confidence.

(Related reading: How we use Compass tools, buyer demand data, and private marketing strategies to guide pricing and positioning.)

Why Work With The Goodhart Group

For more than 30 years, we’ve helped buyers and sellers navigate the Washington, DC metro market with a clear plan and a steady hand. As we head into 2026, strategy and preparedness matter more than ever. Our team brings deep local expertise, strong pricing and positioning guidance, thoughtful marketing, and proactive access to both on-market and off-market opportunities.

If you’re considering a move in 2026 or beyond, we’d love to help you build a plan that fits your goals. Whether you’re preparing to buy, thinking about selling, or simply exploring your options, we can help you move forward with clarity and confidence!

Get in touch by filling out the form below or reaching out by phone or email.

Sue Goodhart | sue@thegoodhartgroup.com

Allison Goodhart DuShuttle | allison@thegoodhartgroup.com

Phone: 703-362-3221

Looking for more real estate insights and the latest listings delivered right to your inbox? Sign up for our newsletter right here.