Alexandria has more listings, but buyers are still not gone
I will give you the straight picture as of October 19, 2026. Rates went above 7% in September 2026 for the first time since January 2025, according to Realtor.com. That is the headwind. Now here is what actually happened in your market.
More homes on the market, but contracts still happening
The Real Estate Data Aggregator counted 922 homes for sale across Alexandria in the three months ending August 31, 2026. That is up 14.8% from the same period in 2025. More competition for your buyer's attention. But 1,051 homes went pending in that same window. Buyers are still writing contracts. They are just being more selective.
Nationally, Realtor.com reported that 20.8% of listings had price reductions in September 2026, the highest share since October 2022. Alexandria is not immune to that pressure. Sellers who price too high are sitting longer. The ones who price right are still selling.
Not every ZIP code reads the same
This is where it gets specific. The numbers below are for the three months ending August 31, 2026, from the Real Estate Data Aggregator. Each ZIP tells a different story.
| ZIP 22301 | ZIP 22314 | ZIP 22310 | ZIP 22304 | |
|---|---|---|---|---|
| Median sale price | $1,110,000 | $849,000 | $672,000 | $445,250 |
| Price change vs. 2025 | +15.1% | +2.9% | -0.4% | -1.5% |
| Median days on market | 25 | 41 | 30 | 43 |
| Months of supply | 1.4 | 2.5 | 2.1 | 3.3 |
ZIP 22301 is the tightest market in Alexandria right now. The Real Estate Data Aggregator shows 1.4 months of supply and a median sale price of $1,110,000, up 15.1% from 2025. Homes there sold in a median of 25 days, 5 days faster than last year. Half of all listings went under contract within two weeks.
ZIP 22314 tells a different story. The Real Estate Data Aggregator counted 158 homes for sale there, up 51.9% from 2025. Days on market rose 11 days year over year to 41 days. The share of homes that sold above list price dropped 5.5 points. More inventory means buyers have options and they know it.
ZIP 22302 had 78 homes for sale, up 59.2% from 2025. Months of supply jumped 2 full months to 3.6. That is the biggest supply increase in the Alexandria area. If you are selling there, you are competing with a lot more homes than you were a year ago.
Where buyers moved fastest
Some ZIPs still saw buyers move quickly. The Real Estate Data Aggregator shows these shares of homes that went under contract within two weeks of listing.
- 1ZIP 2231165%
- 2ZIP 2231059.6%
- 3ZIP 2231550.5%
- 4ZIP 2230150%
- 5ZIP 2230548.4%
- 6ZIP 2231246%
- 7ZIP 2231444.9%
- 8ZIP 2230843.8%
ZIP 22311 led the area. The Real Estate Data Aggregator shows 65% of homes there went under contract within two weeks, up 18.8 points from 2025. ZIP 22310 was close behind at 59.6%, also up year over year. Both ZIPs had sale prices above list price on average. Buyers in those areas are not hesitating.
What the rate picture means for your price
Realtor.com reported that mortgage rates topped 7% in September 2026. CNBC reported that Fannie Mae is forecasting an average 30-year fixed rate of 7.4% for the fourth quarter of 2026. Higher rates shrink what a buyer can afford. That puts more pressure on your list price, not less.
The Washington-Arlington-Alexandria metro area had a median home price of $572,150 in September 2026, according to Realtor.com. That is the broader metro figure. Your specific ZIP in Alexandria may be well above or below that number, as the ZIP-level data above shows.
The Federal Housing Finance Agency reported U.S. house prices rose 2.6% from July 2025 to July 2026. Several Alexandria ZIPs beat that national figure. Several did not. Knowing which side your home sits on is what matters.
What this means if you are selling
You have more competition now. That is true across most of Alexandria. But buyers are still active. The Real Estate Data Aggregator counted 1,051 pending sales in the three months ending August 31, 2026. Contracts are happening. The homes sitting are the ones priced past what buyers can justify at 7% rates.
- Price to the ZIP, not to the city average. A 22301 home and a 22302 home are in different markets right now.
- Condition matters more when buyers have choices. More inventory means they will pass on a home that needs work if a move-in-ready option is nearby.
- Verify your school pyramid for your exact address before you list. Boundaries follow the address, not the ZIP code.
- If you are in a flood zone near the Potomac shoreline or Belmont Bay, address it directly. A buyer will find it. Better that you name it first.
- VA offers are normal in this market. Fort Belvoir and the Pentagon corridor send PCS buyers to Alexandria regularly. Do not wave off a VA offer. Understand the appraisal and repair requirements instead.
- Alexandria inventory is up 14.8% and rates are above 7%.
- But 1,051 homes went pending in the same window.
- The market is not stopped.
- It is sorted.
- The homes priced right for their ZIP are still selling, and some are still going above list price.
- The ones priced for a different market are sitting.
Your next step
(757) 777-2953Text me your address and I will send back what your Alexandria home is worth against what homes in your ZIP actually sold for in the three months ending August 31, 2026. Takes a day, costs nothing.
Text me- Real Estate Data Aggregator numbers for ZIPs 22301, 22302, 22303, 22304, 22305, 22306, 22307, 22308, 22309, 22310, 22311, 22312, 22314 and 22315, the three months ending August 31, 2026, compared with the same months of 2025. Real Estate Data Aggregator last updated them on Oct 7, 2026.
- Realtor.com: September 2026 Monthly Housing Trends: Price Cuts Hit 4-Year Highs as Mortgage Rates Top 7%, Sep 30, 2026
- Realtor.com: September 2026 Rental Report: Median Asking Rent Declines at the Slowest Pace in 3 Years, Oct 15, 2026
- Federal Housing Finance Agency: FHFA House Price Index® Up 0.3 Percent in July; Up 2.6 Percent from Last Year | FHFA, Sep 29, 2026
- Redfin: Home Sellers Now Outnumber Buyers By 63%, the Biggest Gap Since the Post-Recession Housing Crash, Oct 14, 2026
- CNBC: Fannie Mae sharply raises mortgage rate forecast for 2027, Oct 14, 2026