Prices Steady, Activity Up, and Buyers Have More Choices Heading into Fall
1. September Snapshot: A Market Finding Its Fall Rhythm
Reston’s housing market found a balanced rhythm in September.
After a summer marked by tight inventory and rising buyer competition, this month brought a welcome increase in listings and sales activity, even as home prices held firm overall.
The median sold price reached $608,750, up 5% from August but still about 8% lower than last September. That dip isn’t a signal of softening demand—it’s largely a mix effect. More smaller homes and condos changed hands this month, pulling the median lower even as price per square foot rose 6% month over month to $372.
Across all home types:
92 homes sold in September (up slightly from 91 in August and 31% higher than a year ago).
Active listings climbed to 126, matching the five-year September average and giving buyers a few more options.
Median days on market dropped sharply to 11 days, down from 18 in August.
Months of supply rose modestly to 1.5, still signaling a firm seller’s market.
In short: homes are selling faster again, but there’s more to choose from than we’ve seen in months—a healthy balance for early fall.
2. Prices Hold Their Ground: The Mix Effect in Action
The median sold price for Reston homes in September—$608,750—was down year-over-year, but context matters. Detached and townhome segments both saw price gains, while a heavier share of lower-priced condo sales pulled the overall median down.
At the same time, price per square foot increased to $372, reflecting that buyers continue to pay strong prices for smaller, updated homes. It’s a textbook mix effect: the market’s value trend remains positive, even if the median looks lower on paper.
Compared with last September:
Detached homes were up 8% year-over-year.
Townhomes slipped just 1.7%, largely from fewer luxury resales near North Point and Lake Audubon.
Condos dipped 1.2%, holding remarkably steady given rising inventory downtown and at the Metro stops.
3. Detached Homes: Quick Sales and Rising Prices
Detached homes led September’s rebound. The median sold price climbed to $1,096,250, up 17% from August and 8% higher than a year ago.
Even as active listings increased 35% to 27, buyers continued to move quickly—the typical single-family home sold in just 8 days, down from 13 in August.
The months of supply edged up to 1.8, a touch above August’s 1.3, suggesting the market is giving buyers a little more breathing room without changing the overall direction.
Detached homes remain the steadiest segment of Reston’s market. Many of September’s sales were in established neighborhoods like South Lakes and Fox Mill Woods, where buyers favor move-in-ready homes and mature lots. Demand continues to outpace supply, especially for homes priced under $1.2M.
4. Townhomes: The Sweet Spot for Reston Buyers
Townhomes continue to define Reston’s competitive middle ground. The median price jumped to $701,000, a strong 12% increase from August, even as it landed slightly below last year’s median of $713,000.
Homes sold in just seven days on average, faster than both detached and condo segments. With only 1.18 months of supply, this segment remains very much a seller’s market.
The surge in new pendings—up nearly 68% month over month—signals that buyer demand hasn’t faded. Townhomes near Reston Town Center, North Hills, and Lake Anne continue to draw multiple offers, especially those offering outdoor space or recent kitchen and bath updates.
For buyers, fall brings a bit more selection, but the most desirable homes are still moving fast.
5. Condos: More Balance Emerging
After a slow summer, Reston’s condo and co-op market showed renewed energy in September. The median sold price rose to $400,000, up nearly 10% from August. Year over year, it was essentially flat, just 1% below last September.
Condos also saw a notable 55% increase in closed sales year over year, reflecting improved affordability and stronger demand for modernized one- and two-bedroom units. Still, inventory climbed 25% to 60 active listings, and months of supply rose to 1.7, indicating a more balanced, less frenzied pace.
The median days on market held steady at 22 days—a manageable timeframe that suggests buyers are taking time to compare options, particularly among properties near the Wiehle-Reston East Metro and along Reston Parkway.
In short, condos are stable and active, but no longer ultra-competitive. It’s a great moment for first-time buyers or downsizers to re-enter.
6. Market Conditions by the Numbers
| Metric | Sep 2025 | Aug 2025 | MoM Change | Sep 2024 | YoY Change |
|---|---|---|---|---|---|
| Median Sold Price (All) | $608,750 | $580,000 | +5.0% | $661,250 | -7.9% |
| Price per SqFt | $372 | $350 | +6.3% | $377 | -1.3% |
| Median DOM | 11 days | 18 days | ↓7 days | 15 days | ↓4 days |
| Active Listings | 126 | 103 | +22% | 76 | +66% |
| Closed Sales | 92 | 91 | +1% | 70 | +31% |
| Months of Supply | 1.50 | 1.24 | +0.26 | 1.05 | +43% |
Quick read: Homes are selling faster, prices are stable, and inventory is up—but not enough to flip market conditions. Supply under two months still points to a seller-favored environment.
7. Year-to-Date Perspective
Looking at 2025 through September:
Median sold price is $610,000, up nearly 6% from 2024.
Average days on market are 19, up from 12 last year, showing a modest normalization.
Total units sold are down just 1.6%, while sold dollar volume is up nearly 5%—a strong signal that price growth has offset slightly fewer transactions.
In other words, Reston’s market remains resilient and well-balanced. Sellers are still achieving close to full asking price (SP/OLP ratio at 98.7%), while buyers are finding a bit more negotiating room than they had this spring.
8. What It Means for Fall 2025
The fall market is shaping up as a steady season of opportunity.
For sellers, faster market times and higher price per square foot show that demand remains healthy. Listing now means meeting buyers who are serious about moving before the holidays.
For buyers, more active listings mean a chance to compare homes and avoid the multiple-offer frenzies of early 2025. With mortgage rates stabilizing and competition slightly eased, conditions are more favorable than they’ve been in months.
If trends hold, Reston will close out the year with prices roughly 5–6% above 2024 levels—solid appreciation that reflects both the area’s enduring appeal and gradual market rebalancing.
9. Local Insight: What’s Driving These Shifts
Several factors shaped September’s numbers:
Seasonality: Fall traditionally brings a bump in new listings as sellers try to capture post-summer demand.
Segment balance: Townhomes and detached homes continue to anchor pricing strength, while condos add affordability that keeps buyers active.
Location influence: Proximity to Metro and Reston Town Center remains a key premium driver, especially for buyers prioritizing convenience and walkability.
Buyer psychology: With inflation easing and rate hikes behind us, confidence is gradually improving—enough to re-energize move-up and first-time buyers alike.
10. Reston’s Market Outlook
Looking ahead, the data suggests Reston’s housing market will stay balanced through late fall:
Prices should hold near current levels.
Inventory may tick down again by December.
Days on market will remain low for well-prepared listings.
Expect continued segmentation: detached homes will command top dollar, townhomes will move fastest, and condos will offer the best value entry points.
In short, Reston’s real estate market remains one of Northern Virginia’s most stable—and September underscored why.
