DC Metro Real Estate Market: February 2026 Breakdown by Property Type

The DC Metro housing market in February 2026 is not one market — it's three. Single-family homes, townhomes, and condos are operating under distinctly different supply-and-demand conditions, with different implications for buyers and sellers depending on what they're chasing.

Here's what Bright MLS reported for the DC Metro region in February 2026, broken down by property type.

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DC Metro Market by Property Type: February 2026

| Property Type | Median Sale Price | Median Days on Market | Months of Supply | Pending Sales (YoY) | |---|---|---|---|---| | Single-Family Home | $790,000 | 14 days | 1.41 months | +7.6% | | Townhome | $595,000 | 19 days | 1.56 months | — | | Condo | $385,000 | 43 days | 3.03 months | — |

Source: Bright MLS, February 2026, DC Metro region

The divergence across property types is striking. Single-family homes are moving in two weeks with barely a month of supply. Condos are taking more than six times as long on average, with supply approaching a balanced market. Townhomes sit in the middle.

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Single-Family Homes: Still a Seller's Market

At 1.41 months of supply and a median of 14 days on market, DC Metro single-family homes remain firmly in seller's market territory. The +7.6% year-over-year jump in pending sales indicates demand is actually accelerating.

The $790,000 median price reflects the region's baseline affordability challenge: entry-level single-family homes in desirable suburbs of DC cost roughly double the national median. For buyers, this means competition is fierce at the sub-$600K level and noticeably lighter above $1M.

Who benefits: Sellers of single-family homes across the DC Metro are in the strongest position of any segment right now. If your home is priced correctly and in reasonable condition, you will receive serious attention.

What buyers face: Speed and preparation matter. Pre-approval must be in hand before you attend a single showing. In the $500K–$800K range in Montgomery County, expect competition.

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Townhomes: The Middle Market

Townhomes at $595,000 median with 1.56 months of supply and 19 days on market are nearly as competitive as single-family homes but more accessible on price. They represent the sweet spot for buyers who need more space than a condo but can't stretch to the SFH median.

In Montgomery County specifically, townhomes near Metro stations — particularly in Bethesda, Silver Spring, Wheaton, and White Oak — continue to move quickly. The walkability premium is real and reflected in prices.

For townhome buyers: you have marginally more time and negotiating room than SFH buyers, but not much. Treat this segment like a seller's market with occasional exceptions.

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Condos: Where Buyers Have Leverage

3.03 months of supply and a 43-day median on market make condos the only segment of the DC Metro where the word "negotiation" applies in a meaningful way.

To put that in perspective: a single-family home seller sits for 14 days before going under contract. A condo seller sits for 43 — three times longer. That difference shows up in seller behavior. Condo sellers are more likely to accept price reductions, offer closing cost credits, or respond to repair requests.

At $385,000 median, condos are also the most accessible path to homeownership in one of the most expensive metros on the East Coast.

DC condos: The widest variety, the most walkable neighborhoods, and the most influenced by federal workforce stability. Good value exists in neighborhoods outside the core (Capitol Hill East, Columbia Heights, Brookland, Petworth).

Montgomery County condos: Silver Spring and Wheaton offer real value. Bethesda prices are elevated but demand remains. The county's school reputation and Metro access make condos here attractive for buyers with longer time horizons.

Northern Virginia condos: Crystal City, Pentagon City, and Rosslyn have absorbed significant new supply in recent years. The Amazon HQ2 effect drove a wave of development. More options for buyers, but also more competition among units in the same building.

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Montgomery County Within the DC Metro Context

Montgomery County's overall February 2026 numbers tell part of the picture:

• Closed Sales: 551 (−1.4% YoY)
• Median Sales Price: $606,750 (+1.4%)
• Median Days on Market: 26 days (+16 days YoY)
• New Listings: 632 (−16.4% — a historic low)
• Active Listings: 1,275 (+21.5%)
• Months of Supply: 1.58 (+0.29 months)
• Showings: 16,261 (+4.6%)

Montgomery County's 1.58 months of supply falls between the DC Metro's SFH and condo averages, reflecting its mix of property types. The 16.4% drop in new listings is the county's defining story: sellers are staying put, keeping inventory constrained even as buyer activity (measured by showings) increases.

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What This Means by Situation

You're selling a single-family home in Montgomery County: Strong position. Limited competition, real buyer demand. Price accurately at the outset — the 26-day median is still fast, but overpriced homes are sitting.

You're selling a townhome in Montgomery County: Competitive segment. Well-located townhomes near transit and schools continue to move. Strategy matters more than it did two years ago.

You're selling a condo in Montgomery County or DC: This requires more preparation. The market is softer. Pricing correctly from day one, staging, and potentially offering concessions are part of the strategy.

You're buying a single-family home: Come prepared. Have your pre-approval, know your number, and be ready to move fast on homes that check your boxes.

You're buying a condo: You have more time and leverage than any other segment offers right now. Use it. Get inspections, negotiate on price and credits, and scrutinize HOA financials carefully.

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Frequently Asked Questions

Is the DC housing market cooling down in 2026?

Single-family home demand is actually accelerating year over year (+7.6% pending sales). Condos are softer. Overall, the DC Metro remains a seller's market for houses and a near-balanced market for condos.

Is Montgomery County more affordable than DC proper?

For single-family homes and townhomes, Montgomery County offers comparable or better prices relative to DC with better school districts. For condos, DC has a wider range of price points.

What is the average home price in the DC area in 2026?

As of February 2026, the DC Metro median is $790,000 for single-family homes, $595,000 for townhomes, and $385,000 for condos, per Bright MLS.

How long does it take to buy a house in the DC Metro?

From accepted offer to close typically takes 30–45 days with conventional financing. Finding the right home varies dramatically — competitive buyers who are prepared can sometimes land something in weeks; buyers who aren't ready can spend six months or more searching.

Which is better to buy in 2026 — a condo or a house?

It depends on your priorities, budget, and timeline. Condos offer more negotiating room right now and a lower entry price. Houses are appreciating faster and in higher demand. Your correct answer depends on factors specific to your situation.

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Questions About Your Specific Market?

I cover all three jurisdictions — Maryland, DC, and Virginia — and track these numbers closely. Whether you're trying to figure out which market gives you the most value for your budget, or you're ready to list and want to know how to position your home, I give straight answers.

Reach out directly →