In DMV real estate, the big headlines rarely tell the full story—because the market changes block by block. In Arlington VA real estate 2026, you’ll see different pricing pressure and competition in Clarendon than you will just a few Metro stops away in Ballston. The same is true across the river: Del Ray and Old Town Alexandria move to different rhythms, and Falls Church can swing based on school zones and inventory. If you’re buying a home in the DMV (or planning on selling your Arlington VA home), this micro-market view will help you make smarter, better-timed decisions.

To see what’s active right now across all five areas, start here: Search All Homes

How is the DMV market changing in 2026?

Nationally, early 2026 has been defined by cautious momentum: affordability has improved from peak levels, but inventory is still tight—and buyers are more payment-focused than ever. January home sales fell sharply (reflecting contracts written late 2025), even as mortgage rates hovered around the low-6% range and affordability metrics improved.

What that means locally in the DMV:

• Well-located homes still move—but buyers are negotiating more often when a property feels overpriced or needs work.

• Condos can behave differently than single-family even within the same neighborhood (especially when condo fees and building health affect monthly payments).

• Micro-markets matter more in 2026: a home that’s “turnkey + walkable + well-priced” can still attract strong demand, while a similar home one neighborhood over may sit longer.

Arlington as a whole shows the push-pull clearly: Redfin reported a January 2026 median sale price around $705K with homes taking longer to sell than last year.

What’s happening in Clarendon (Arlington) in 2026?

Why Clarendon stays in demand

Clarendon is the classic “DMV lifestyle” neighborhood: Metro access, restaurants, errands on foot, and a mix of condos and updated single-family streets nearby. In 2026, Clarendon continues to attract:

• First-time and move-up buyers who want walkability

• Professionals focused on commute flexibility

• Buyers who want condo convenience but still value Arlington resale strength

2026 snapshot (pricing + pace)

Realtor.com’s Clarendon–Courthouse neighborhood data shows a median sale price around $675,000 with rents remaining strong, and year-over-year price growth noted in that dataset.

Strategy tip for buyers: In a walkable core like Clarendon, compare “all-in monthly cost,” not just list price—especially if you’re choosing between condos with different fees and amenities.

Strategy tip for sellers: Clarendon buyers are detail-oriented in 2026. Pre-list prep (paint, lighting, minor repairs) and clean, modern marketing can help you stand out when condo alternatives are plentiful.

What’s happening in Ballston (Arlington) in 2026?

Ballston’s unique edge

Ballston has evolved into a high-energy hub with strong retail, dining, and Metro connectivity (and the larger Rosslyn-Ballston corridor continues to benefit from long-term development patterns). For buyers, it often offers:

• Newer or amenity-rich condo inventory

• Easy access to Orange/Silver lines

• A “city feel” with Arlington schools and services

2026 snapshot (pricing + pace)

Realtor.com’s Ballston–Virginia Square data shows a median sale price around $524,900, with year-over-year growth noted in that dataset and rents holding.

Strategy tip for buyers: Ballston can look “cheaper” than Clarendon at first glance, but ROI depends on the building. Review condo docs, reserves, and fees early—your financing and long-term flexibility can hinge on building health.

Strategy tip for sellers: If you’re listing a condo, lead with what buyers shop for in 2026: monthly payment clarity, building stability, and lifestyle (Metro, amenities, walkability)—not just finishes.

What’s happening in Del Ray (Alexandria) in 2026?

Why Del Ray remains a move-up favorite

Del Ray is one of the DMV’s most “community-centric” neighborhoods—known for a walkable main street vibe, local businesses, and charm that appeals to buyers who want personality over polish. It tends to draw:

• Move-up buyers seeking a neighborhood feel

• Buyers who want Alexandria access without giving up walkability

• Long-term owners who value local culture and resale stability

2026 snapshot (pricing + pace)

Realtor.com’s Del Ray market summary lists a median home price around $761,000 (reporting period: December 2025) with limited active listings and rents around $3,200/month in that dataset.

Strategy tip for buyers: In Del Ray, competition often comes down to “livability”: parking, outdoor space, and thoughtful updates (kitchens, baths, systems). A charming home with dated systems can become expensive quickly.

Strategy tip for sellers: Del Ray buyers love authenticity, but they still expect reliability. Document major improvements (HVAC, roof, windows) and make it easy for buyers to trust the home.

What’s happening in Old Town (Alexandria) in 2026?

Old Town’s market personality

Old Town blends historic appeal with waterfront lifestyle and strong demand across townhomes, condos, and boutique buildings. It can attract:

• Buyers prioritizing charm, walkability, and dining

• Second-home buyers and downsizers

• Commuters who value Metro access via King Street and nearby corridors

2026 snapshot (pricing + pace)

Zillow reports average home value around $1.196M in Old Town with year-over-year growth in that snapshot.
Redfin data (October 2025) showed a median sale price around $1.0M and faster selling timelines in that period.

Strategy tip for buyers: Old Town pricing is deeply property-specific. Historic renovation quality, flood considerations, parking, and outdoor space can create wide value differences—even on the same street.

Strategy tip for sellers: If your home is historic, buyers will ask about updates and maintenance. A clear story (what’s been improved, what’s been preserved) can support stronger offers.

What’s happening in Falls Church in 2026?

Why Falls Church stays resilient

Falls Church appeals to buyers who want strong schools, a more residential pace, and convenient access to Arlington, Alexandria, and D.C. It’s a frequent “upgrade” destination for move-up buyers.

2026 snapshot (pricing + pace)

Redfin reported December 2025 median sale price around $900K for Falls Church with faster sales timelines than the prior year in that snapshot.
Realtor.com’s Falls Church city view (October 2025) showed a median home price around $849,949 in that dataset.

Strategy tip for buyers: In Falls Church, school pyramids and lot utility can shift pricing dramatically. Get very specific about what “walkable” and “commutable” means for your daily routine.

Strategy tip for sellers: If your home checks the big boxes (updated kitchen/baths, functional layout, outdoor space), you’re competing in one of the DMV’s most consistent move-up lanes.

What should first-time buyers know in Arlington VA?

Even if this is your second home, first-time buyer fundamentals still apply—especially in Arlington VA real estate 2026 where buyers must balance lifestyle and monthly payment.

If you’re following a first-time homebuyer guide DC approach, keep these micro-market rules in mind:

• Shop the payment, not just the price. Condo fees, taxes, and insurance can change the “real” cost quickly.

• Pick your non-negotiables early. Walkability vs. space vs. schools vs. renovation level—micro-markets force tradeoffs.

• Use strategy, not stress. Offer terms and timing matter as much as price in competitive pockets.

For added peace of mind while buying: Buyer Guarantee

Quick FAQs: 2026 micro-markets in Arlington + Alexandria + Falls Church

Which neighborhood is most competitive in 2026?

It depends on property type. Walkable, turnkey homes in Clarendon, Del Ray, and prime Old Town streets can still move quickly—while condos may vary based on fees and building health.

Are condos or single-family homes performing better?

In many DMV pockets, single-family and townhouse inventory remains constrained, supporting demand. Condo performance can be more building-specific in 2026 because buyers are more monthly-payment sensitive.

How do I know what my home could sell for this year?

Start with an estimate, then refine it with a neighborhood-level strategy: Free Home Valuation

Ready to make a confident move in 2026?

Whether you’re buying in Clarendon or Ballston, moving up in Del Ray, looking for Old Town charm, or targeting Falls Church schools, the best results come from a neighborhood-specific plan—pricing, timing, and strategy tailored to your micro-market.

Ready to take the next step toward your Arlington VA home? Contact KS Team today to schedule a free buyer consultation or get your home’s value instantly with our free home valuation tool:
https://kerishull.com/home-valuation/

Don’t forget — our Buyer Guarantee and Seller Guarantee give you total peace of mind in any market:

Contact us here: https://kerishull.com/contact-us/