A Changing Pace in Fairfax County

Fairfax County’s real estate market is shifting. Over the past few years, homes in Springfield, Burke, Fairfax Station, and surrounding areas often sold within days sometimes with multiple offers in the first weekend. That intensity is easing. Homes are staying on the market longer, buyers are more deliberate, and sellers are having to work harder to stand out.

Homes Are Staying on the Market Longer

In August 2025, the average time from listing to contract in Fairfax County was 24 days. A year earlier, it was just 16 days. That’s a 50% increase, and while three weeks isn’t long historically, it feels like a big change compared to the lightning fast pace of recent years. Buyers are clearly taking more time, and the urgency that fueled bidding wars has cooled.

Sales Are Holding Steady, Prices Still Rising

There were about 1,015 closed sales in August, almost identical to last year. That means homes are still selling, but the dynamics are shifting. The sales to list price ratio dropped from 99.9% last year to 98.3% this year. Sellers aren’t seeing quite as many full price or above list offers.

Even so, prices aren’t falling. Detached single family homes posted an average 4% gain in value, and condos rose by nearly the same amount. Buyers may have more leverage, but they’re still paying more than they were a year ago.

Townhouses and Condos Under Pressure

The segment feeling the slowdown most is attached housing  townhouses and condos. Average sale prices in this category dipped by just over 1% compared to last year. It’s not dramatic, but it suggests buyers have more options and are willing to negotiate harder in these markets.

Detached homes, on the other hand, remain relatively strong, with modest but consistent price growth.

What This Means for Buyers

For buyers, this is good news. You now have the chance to tour multiple homes, weigh options, and negotiate without the pressure of competing against 10 other offers. Townhouses, condos, or properties that have been on the market for a few weeks may be especially negotiable. Mortgage rates remain the biggest factor to watch even a quarter point shift can change affordability and purchasing power.

What This Means for Sellers

Sellers can still succeed, but expectations matter. Homes aren’t flying off the shelf in the first weekend anymore. Instead, the homes that get the most attention are those that check three boxes:

• Priced correctly from day one
• Staged and presented well
• Marketed effectively to the right buyers

This is where professional strategy pays off. Homes in Springfield, Burke, and Fairfax Station that combine strong presentation with smart pricing are still drawing solid interest, while others sit longer and eventually sell for less than list.

Neighborhood Insights

• Springfield: Townhouses are feeling the slowdown most here. Buyers are pausing before jumping in, which creates negotiation room.
• Burke: Detached homes are still performing well, but sellers who overprice are sitting longer.
• Fairfax Station: Larger detached homes continue to hold steady in value, though luxury buyers are being more selective than last year.

What to Watch This Fall

1. Mortgage rates  Even small adjustments can ripple quickly through buyer demand.
2. Inventory If more homes hit the market, buyers gain more choices while sellers face more competition.
3. Local trends Countywide data is useful, but real insights come from tracking what’s happening neighborhood by neighborhood.

Frequently Asked Questions (FAQs)

What’s happening with the Fairfax County housing market?

The Fairfax County real estate market is slowing, with homes staying on the market longer, and buyers now having more leverage compared to previous years.

Why are homes staying on the market longer in Fairfax County?

Homes are staying longer due to buyers being more deliberate in their decisions. The urgency that fueled bidding wars has cooled, allowing buyers to take more time.

How are home prices in Fairfax County changing?

While the market is slowing, home prices are still rising. Detached homes have seen a 4% increase in value, and condos and townhouses are holding steady or slightly declining.

What types of homes are most affected by the slowdown?

Townhouses and condos are feeling the most pressure, with average sale prices dropping by over 1%, while detached homes are seeing modest price growth.

Are sellers still getting full price offers in Fairfax County?

Sellers are seeing fewer full-price or above-list offers. The sales-to-list-price ratio has dropped from 99.9% last year to 98.3% this year.

What should buyers know about the current Fairfax County market?

Buyers now have more leverage and time to make decisions. There’s no rush with fewer competing offers, and negotiating is easier for homes that have been on the market for a few weeks.

What do sellers need to do to succeed in the current market?

Sellers need to price their homes correctly, stage and present them well, and market effectively to attract the right buyers, as homes are no longer selling instantly.

What’s the outlook for the market in Fairfax County this fall?

Buyers should watch mortgage rates and inventory levels closely, as even small changes can impact affordability and demand. Local trends and neighborhood-level insights will be critical.

How do mortgage rates impact the market in Fairfax County?

Mortgage rates are one of the biggest factors affecting buying power. Even a small shift in rates can significantly change a buyer’s affordability and decision making.

Is the Fairfax County market expected to crash?

The market is not crashing, but evolving. The intense pace of recent years has slowed down, and buyers now have more negotiating power, while sellers must adjust their strategies.

Final Thought

The Fairfax County real estate market isn’t crashing  it’s evolving. The days of every home selling instantly and above list price are fading. Buyers now have leverage, and sellers who adapt quickly will continue to find success.

If you’d like a detailed update on how these shifts affect your specific neighborhood or want guidance on buying or selling in today’s market, contact LIST WITH ELIZABETH Elizabeth Ann Kline at 703-829-5478. I’ll provide the strategies and insight you need to make your next move confidently.