Woodbridge sales rose, but buyers have more choices now
I will get straight to it. The Real Estate Data Aggregator counted 660 homes sold across Woodbridge in the three months ending August 31, 2026. That is up 12.1% from the same months in 2025. Sales rose. That is the good news. Now here is the part that changes what you should do before you list.
The Real Estate Data Aggregator also counted 471 homes for sale across Woodbridge in those same three months. That is up 17.8% from a year before. New listings rose 9.2%, to 727. Buyers have more to look at now than they did last year. When supply climbs faster than sales, buyers get pickier. Overpriced homes sit.
Pending sales across Woodbridge rose only 1.4%, to 597. Sales closed at a much faster pace than pending sales grew. That gap tells you demand is not keeping up with the new supply coming in. Nationally, Realtor.com reported that 20.8% of listings took price cuts in September, the highest share since October 2022. Woodbridge is not immune to that pressure.
The three ZIP codes do not move the same way
Woodbridge covers three ZIP codes: 22191, 22192 and 22193. Each one reads differently. Do not let a single Woodbridge number tell your whole story.
| 22191 | 22192 | 22193 | |
|---|---|---|---|
| Median sale price | $492,500 | $510,000 | $547,402 |
| Price change vs. 2025 | +0.5% | +3% | +5.9% |
| Homes sold | 168 | 200 | 292 |
| Median days on market | 40 | 36 | 30 |
| Months of supply | 3.1 | 2.1 | 1.7 |
| Sold above list price | 28.6% | 36% | 35.6% |
ZIP 22191: the slowest of the three
The Real Estate Data Aggregator counted 168 homes sold in 22191 in the three months ending August 31, 2026. That is down 12% from the same months in 2025. Every other ZIP in Woodbridge saw sales rise. Homes here sat a median of 40 days. Supply stands at 3.1 months, the highest of the three ZIPs. Median sale price was $492,500, up just 0.5% from a year before. Homes for sale rose 13.2%. If you are listing in 22191, you are in the most competitive spot in Woodbridge right now.
ZIP 22192: steady, with inventory climbing fast
The Real Estate Data Aggregator counted 200 homes sold in 22192 in the three months ending August 31, 2026, up 4.7% from 2025. Median sale price was $510,000, up 3%. Those are solid numbers. But homes for sale jumped 29.6%, the steepest inventory rise of the three ZIPs. Median days on market was 36, two days longer than a year before. The sale to list ratio slipped 0.9 points to 99.9%. Buyers in 22192 have more options than they did last year. Price right from day one.
ZIP 22193: the strongest of the three
The Real Estate Data Aggregator counted 292 homes sold in 22193 in the three months ending August 31, 2026. That is up 41.1% from 2025, the largest jump of any Woodbridge ZIP. Median sale price was $547,402, up 5.9%. Homes sat a median of 30 days, four days faster than a year before. Months of supply dropped to 1.7. Pending sales rose 12.7%. The average sale price came in at 100.1% of list. That means the typical home in 22193 sold slightly above its asking price. Even here, though, the share of homes that sold above list fell 12.7 points from 2025. The edge is narrowing.
Rates are not helping buyers
CNBC reported the average contract rate on a 30-year fixed mortgage at 7.50% as of October 14, 2026. Realtor.com reported rates climbed above 7% for the first time since January 2025. Higher rates shrink what buyers can afford. That puts more pressure on sellers to price where buyers can actually qualify. Nationally, Redfin reported that 14.5% of homebuying deals fell through in September, the highest share in Redfin's records. Deals fall apart when buyers cannot get financing or when appraisals come in short.
Woodbridge has a large share of buyers using VA loans, many of them PCS buyers from Quantico and Fort Belvoir. VA loans are normal here. A VA offer is not a weak offer. What matters is pricing close to where an appraisal will land. If you start high and take a cut later, you lose the buyers who moved on while your home sat.
What this means if you are selling
- Price at or just below what comparable homes actually closed for. The Real Estate Data Aggregator shows sale to list ratios between 99.7% and 100.1% across Woodbridge ZIPs. There is almost no room to negotiate down from an inflated start.
- Fix the obvious issues before you list. With 471 homes for sale across Woodbridge and inventory up 17.8%, buyers will pass on a home that needs work when a cleaner one is two streets over.
- Know your ZIP. The 22193 story is different from the 22191 story. Do not price a 22191 home as if it were in 22193.
- Commuter buyers on the I-95 and Route 1 corridor care about VRE access. The Fredericksburg Line stops in Woodbridge. Name the station distance from your address, not a general claim.
- Check your HOA fees and any special tax district fees. They change the monthly payment and they come up in every buyer conversation.
- If your home is near the Occoquan River or the Potomac shoreline, pull the FEMA flood map before you list. Flood zone status affects insurance costs and can hold up financing.
- Woodbridge sold 660 homes in the three months ending August 31, 2026, up 12.1% from 2025. But inventory rose 17.8% and new listings rose 9.2%.
- Buyers have more choices.
- Homes that start at the right price are still selling.
- Homes that start high are sitting longer and giving up ground on price.
- The market is working.
- It is just less forgiving of a bad start than it was a year ago.
Your next step
(757) 777-2953Text me your address and I will send back where your Woodbridge home sits against what actually closed in your ZIP, including days on market and the sale to list ratio for homes like yours. Takes a day, costs nothing.
Text me- Real Estate Data Aggregator numbers for ZIPs 22191, 22192 and 22193, 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.
- 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: U.S. Pending Home Sales Sink Near 12-Year Low, Oct 12, 2026
- Realtor.com: September 2026 Monthly Housing Trends: Price Cuts Hit 4-Year Highs as Mortgage Rates Top 7%, Sep 30, 2026
- Realtor.com: August 2026 Rental Report: Rents Fall for 37th Straight Month as Concessions Give Renters More Leverage, Sep 17, 2026
- CNBC: Even more borrowers choose riskier mortgages, as higher interest rates crush affordability, Oct 14, 2026