Reston’s median sold price in August was $693,500, up from $580,000 a year earlier, a gain of 19.6 percent in twelve months.
Three other figures from the same report run the other way. Reston’s condo median fell 3.6 percent. Its townhouse median rose 5.7 percent. Total sales volume came to $57.6 million, 2 percent below last August.
The mix of homes that closed moved that median, not the prices those homes sold for. Reston sold far more detached houses and far fewer condominiums this August than last, and a median reports whatever sits in the middle of the list.
Year to date, Reston prices rose 4.9 percent
Eight months of sales give a sample large enough that a few unusual closings cannot move it. Through August, Reston closed 722 sales against 695 in the same stretch of 2025, at a median of $640,000 against $610,000. That is a gain of 4.9 percent.
By home type, the three Reston markets moved in three directions:
| Home type | 2026 YTD median | 2025 YTD median | Change | Sales YTD |
|---|---|---|---|---|
| Detached | $1,110,500 | $1,035,000 | +7.3% | 174 |
| Townhouse | $675,000 | $665,000 | +1.5% | 277 |
| Condo | $384,000 | $395,000 | -2.8% | 271 |
| All home types | $640,000 | $610,000 | +4.9% | 722 |
The combined median rose faster than the townhouse market and faster than the condo market. A combined median usually lands between its parts. This one sits above two of three because Reston sold a different assortment of homes this year.
Detached sales are up 35.9 percent, 174 closings against 128. Condo sales are down 6.9 percent, 271 against 291. Townhouse sales held flat at 277. The most expensive category grew by nearly half, the cheapest one shrank, and the midpoint of the combined list drifted upward.
Splitting price from mix works on the average rather than the median, because an average adds every sale together while a median reports only the one in the middle. Reston’s average sale price year to date is $727,828, up 7.2 percent from $678,758. Apply this year’s prices to last year’s share of detached and attached sales and that average comes to $695,616. Prices account for roughly 2.5 points of the 7.2 percent rise. Which homes sold accounts for the other 4.6.
Detached houses went from a fifth of August sales to a third
Reston closed 70 sales in August: 25 detached houses, 22 townhouses and 23 condominiums. The same month last year produced 91 sales, split 17 detached, 29 townhouses and 45 condominiums.
Detached houses rose from 18.7 percent of August closings to 35.7 percent. Condominiums fell from 49.5 percent to 32.9 percent. Reston went from a month where half the sales were condos to a month where a third were, and filled the difference with houses carrying a $1.1 million median.
The midpoint of the list moves with that substitution. Each detached sale replacing a condo sale lifts the middle by the gap between them, which in Reston runs about three quarters of a million dollars.
Reston’s average sale price in August was $816,341, up 28.4 percent. The average detached sale price over the same twelve months fell 0.6 percent, from $1,111,417 to $1,105,148.
Only two of August’s 70 sales were new construction
Sunset Station, the Dream Finders Homes townhome community on American Dream Way, had three homes under contract in August at $1,329,641, $1,305,359 and $1,242,679, and a fourth listed at $1,153,278. Reston’s resale townhouse median that month was $660,500. Those four will close for roughly double what a typical Reston townhouse fetched in August.
None of the four closed in August, so none of them reached the August median.
Two sales did carry the new construction flag: a house on Mason Hunt Ct at $2,528,467 and a townhome at Vantage Hill at $1,121,142. Those two account for about 6 percent of the month’s dollar volume out of under 3 percent of its sales, which lifts the average by roughly $29,000. The median sits at the 35th and 36th sale in a list of 70, so two sales at the top of that list leave it where it was.
The extra detached sales came from resale owners. Reston listed 210 detached homes through August against 161 last year, an increase of 30.4 percent. The houses selling are the ones people already owned.
Sunset Station will lift the attached median in whatever month those four contracts settle, and no existing townhouse owner will have gained a dollar.
Reston has 113 condos for sale and 23 buyers a month
Supply is the count of homes sitting on the market waiting for a buyer. Demand is the count of buyers signing contracts. In Reston’s condo market, supply more than doubled over the past year while demand fell.
Reston had 113 active condominium listings at the end of August against 48 a year ago. The last month Reston carried more than 113 condos was October 2017. Condominiums now account for 59 percent of everything for sale in Reston and 33 percent of what sold in August.
- Months of supply for Reston condos reached 3.42, meaning it would take three and a half months to sell every listed condo at August’s pace. Detached sits at 1.16 and townhouses at 1.62. Condo supply last read this high in July 2017.
- Contract ratio counts buyers under contract per home for sale. Reston condos fell to 0.27 from 0.73 a year ago, which ShowingTime puts 70 percent below the five-year August average of 0.89.
- Average days on market for condos reached 38, against a five-year August average of 23.
- Sale price against original list price landed at 96.1 percent for condos, the weakest August in the ten years of data we have. Townhouses closed at 100 percent of original list and detached houses at 98 percent.
Sellers keep arriving while buyers step back. Reston listed 429 condos through August against 381 last year, up 12.6 percent, and closed 271 against 291, down 6.9 percent.
More Reston condo listings left the market in August without selling, through expiration, withdrawal or cancellation, than closed. A unit at the Lofts at Reston Station came off at $739,000 after 84 days and returned at $710,000. A unit at Midtown North on New Dominion Parkway tried $599,000, then $570,000, and spent 122 cumulative days without a contract. Northgate, Chestnut Grove, Glenvale, Woodwinds, Bristol House, Carlton House, Savoy, Baldwin Grove and Bentana Park each gave back at least one listing during the month. The softness runs across price points and across the map rather than concentrating in one building.
Condo owners also carry a much larger monthly bill. Across every Reston listing in the August records, the median monthly association payment came to $618 for a condominium, $145 for a townhouse and $74 for a detached house. Individual buildings run well past that median: Chestnut Grove units carried $875 to $1,060 a month, a Washington Plaza unit at Lake Anne carried $1,703, and the largest units at Midtown at Reston Town Center carried more than $2,500. A condo priced $300,000 below a townhouse can cost more to hold each month, and association budgets, insurance premiums and reserve contributions have all pushed that figure up.
Fannie Mae’s Lender Letter LL-2026-03, issued in March, retired the Limited Review process for condominium projects and raised reserve requirements, both effective for loan applications dated on or after August 3, 2026. Every conventional condo loan now runs through a Full Review or a review waiver, which puts an underwriter inside the association’s budget, reserves and insurance before the buyer gets a commitment.
Three units at Midtown at Reston Town Center closed in August at $2,500,000, $1,850,000 and $1,800,000. Those three pulled the reported average condo price to $604,456, up 45.9 percent from last August, while the condo median fell 3.6 percent to $352,000. In a month of 23 condo sales, the average describes those three and the median describes the other twenty.
Eleven sales produced North Reston’s 80.8 percent gain
Median sold price in the 20194 ZIP code, North Reston, rose 80.8 percent in August, from $625,000 to $1,130,000. Year to date, the same ZIP is up 4.3 percent, from $760,000 to $792,500.
Eleven homes closed in 20194 during August, eight detached houses and three townhouses. No condominium closed there all month. Take the least expensive product out of a sample of eleven and the midpoint has nowhere to go but up.
Every Reston ZIP shows the same spread between the month and the year:
| ZIP | August 2026 median | August change | 2026 YTD median | YTD change |
|---|---|---|---|---|
| 20194 | $1,130,000 | +80.8% | $792,500 | +4.3% |
| 20191 | $742,500 | +27.0% | $647,000 | +3.0% |
| 20190 | $510,000 | +6.7% | $595,000 | +8.2% |
| Reston | $693,500 | +19.6% | $640,000 | +4.9% |
Reston’s detached August median has moved by more than 17 percent in each of the last three years, in alternating directions. It ran $989,000 in 2023, $1,325,000 in 2024, $934,700 in 2025 and $1,100,000 in 2026. Read as a price series, Reston houses gained a third of their value in one year and handed most of it back the next. Read as a sample, those four numbers rest on 19 sales, 9 sales, 17 sales and 25 sales. The middle house of nine set the 2024 figure.
Reston closed 70 homes in August, the fewest of any August in the past decade. Thinner months produce jumpier medians, and Reston’s months are getting thinner.
Price against your own segment, not the citywide number
If you own a Reston condominium and plan to sell, price against the 113 units competing with you. Condos closed at 96.1 percent of original list in August while townhouses closed at 100 percent. Of the 26 condo listings that came off the Reston market without selling, 15 had already cut their price, by a median of 3.5 percent, and still sat a median of 96 days. Reserve studies, budgets and insurance certificates now reach an underwriter on nearly every buyer’s loan, so gathering the association package before the listing goes live keeps a buyer’s loan from stalling on it.
If you own a detached house, supply stays tight at 22 active listings and 1.16 months. Buyer activity did cool: the detached contract ratio fell to 0.55 from 1.09 in July and 0.65 last August. The 17.7 percent August median gain is not a number to price against.
If you are buying a condo in Reston, the market offers more choice and more room to negotiate than at any point since 2017. Ask what the association’s reserves hold, what the last special assessment cost, and whether the project clears current lending standards, because those answers now shape what a lender will finance.
If you are reading any market headline, use year to date, and use the figure for your own home type. Reston’s three markets moved +7.3 percent, +1.5 percent and -2.8 percent this year. The single number that averages them describes none of them.
We work across Reston and Herndon every week and track this data by ZIP code and home type. If you want to know what your home is worth in this market, or what your condo association’s paperwork looks like to a lender, reach out and we will walk through it with you.
See something missing or wrong? Email us at [email protected] and we will check it and update the post.
