If you’re thinking about buying a home in the DMV or selling your Arlington VA home, 2026 is a year where local development matters. Amazon’s HQ2 presence in National Landing continues to shape housing demand, new amenities, and even what kinds of homes get built next. Add in office-to-residential conversions and the Virginia Tech Innovation Campus, and Arlington VA real estate 2026 becomes a story that reaches into Alexandria, Falls Church, and D.C. neighborhoods.
Here’s your 2026 DMV guide to the Amazon HQ2 updates that matter—and how KS Team real estate experts think they can affect your next move.
What’s the latest on Amazon HQ2 in Arlington in 2026?
Amazon’s HQ2 story is now a tale of two phases:
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Phase 1 (Metropolitan Park) is complete and active. Amazon describes Metropolitan Park as 2.1 million square feet of office space across two towers, plus public parks and retail designed to integrate into the neighborhood. (Amazon.jobs)
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Phase 2 (PenPlace) remains paused, but approvals are still in place. Arlington County granted Amazon an extension that pushes the decision window to June 30, 2028. (Northern Virginia Magazine)
Even with a slower pace than early projections, regional reporting has documented that Amazon’s HQ2 hiring has lagged initial targets (with 7,232 HQ2 workers reported in a 2024-focused update). (Virginia Business) The practical impact for buyers and sellers: National Landing is still positioned as a long-term job and infrastructure hub, even if Phase 2 timing stays fluid.
How is the DMV market changing in 2026?
A few 2026 themes are showing up across the DMV:
Inventory is loosening—slowly
Nationally, more homeowners now have mortgages at 6%+ than those holding the ultra-low sub-3% rates, which may reduce the “lock-in effect” and bring more listings to market over time. (MarketWatch) Translation: buyers may see more options, but the best-located homes can still attract strong competition.
Conversions are adding “new” housing in unexpected places
Washington, D.C. is becoming a leader in office-to-residential conversions as the city tackles high office vacancy and pushes to add housing downtown. (Wall Street Journal) That mindset is also influencing National Landing. Arlington County approved adaptive reuse plans for 2100 and 2200 Crystal Drive, converting vacant office towers into a hotel (344 units proposed) and multifamily housing (195 units proposed). (Arlington County)
Amenities keep accelerating around National Landing
One HQ2 after-effect is the steady addition of restaurants, cafes, and hospitality projects. New National Landing venues were announced to open in January 2026, expanding the area’s day-to-night lifestyle. (Eater DC)
Where will HQ2-related demand show up first?
HQ2’s influence isn’t limited to one ZIP code. In 2026, we see demand “radiating” to a few key zones:
National Landing: Crystal City, Pentagon City, and Potomac Yard
This is the epicenter for modern condos, newer construction, and walkable commuting. The pipeline includes new for-sale inventory too—like a 42-townhome community launched in National Landing with projected move-ins in 2026/2027. (ARLnow | Arlington, Va. local news)
Rosslyn + the close-in Arlington corridor
Rosslyn remains popular for buyers who want quick access to D.C. and Arlington job centers. A redevelopment to watch: the former Key Bridge Marriott site in Rosslyn is being planned as a mixed-use project with 1,775 residential units plus a hotel. (Axios)
Alexandria: Potomac Yard, Del Ray, and beyond
The Virginia Tech Innovation Campus opened its first academic building in Potomac Yard, anchoring long-term innovation and bringing daily foot traffic and investment to nearby neighborhoods. (alxnow.com) For buyers, that often strengthens demand for housing with Metro access and easy connections to Arlington and D.C.
Falls Church: commuter-friendly with a smaller-city feel
Falls Church continues to appeal to buyers who want proximity to Arlington and D.C. job nodes with a more neighborhood-oriented vibe—often with strong school and park appeal.
What should first-time buyers know in Arlington VA?
First-time buyers can absolutely win in Arlington—if they shop with a 2026 playbook.
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Choose your “commute and lifestyle” first. Walkability (Clarendon/Courthouse), newer condo living (National Landing), or classic Arlington charm (Lyon Village, Westover) all come with different price points and competition levels.
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Be condo-smart. If you’re buying a condo, review condo docs carefully and budget for fees alongside your monthly payment.
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Make your search efficient. Start here: Search All Homes → https://kerishull.com/home-search/
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Use protections that reduce risk. Learn about our Buyer Guarantee: https://kerishull.com/buyer-guarantee/
What should sellers know if they’re selling your Arlington VA home in 2026?
When rates are higher, buyers are pickier—but they still pay a premium for homes that feel turnkey and are priced correctly for the neighborhood.
Three seller moves that tend to matter most:
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Present the home like a product. Small improvements (paint, lighting, landscaping) often beat later price cuts.
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Market the lifestyle. Metro access, parks, restaurants, and “easy commuting” are major value drivers near National Landing.
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Price to the micro-market. Arlington is a set of neighborhood markets—not one.
To get a baseline before you plan, use our instant tool: Free Home Valuation → https://kerishull.com/home-valuation/
And for extra peace of mind, explore the Seller Guarantee: https://kerishull.com/seller-guarantee/
FAQs: Amazon HQ2 & DMV real estate in 2026
Is Amazon still building HQ2 Phase 2 (PenPlace)?
Plans are approved and extended, but Phase 2 construction is paused and the timeline remains uncertain. (ARLnow | Arlington, Va. local news)
Will HQ2 make Arlington home prices go up in 2026?
HQ2 influences demand, but pricing is also driven by mortgage rates, inventory, and new supply (including conversions that add housing). (MarketWatch)
Does the Virginia Tech Innovation Campus affect Alexandria real estate?
Major academic and research hubs can support long-term demand for nearby housing—especially in Metro-accessible areas like Potomac Yard and Del Ray. (alxnow.com)
How can buyers compete without overpaying?
Target the right micro-neighborhoods, get lender-ready, and write an offer strategy that fits the property—paired with protections like our Buyer Guarantee. https://kerishull.com/buyer-guarantee/
Ready for a smarter 2026 move? Let’s plan it together.
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 KS Team → https://kerishull.com/contact-us/
