Alexandria, VA – If you want to understand what is really happening in Alexandria’s real estate market, sometimes the numbers tell the story best.
For this month’s market update, we have reviewed the market statistics ZIP code 22314, which is primarily Old Town Alexandria (and a bit beyond). We compared January through August 2026 with the same period last year.
What is the takeaway?
The market remains active, but buyers are becoming more selective.
Through August, 477 homes sold in 22314, compared with 470 during the same period in 2025, a modest 1.5% increase. Total dollar volume was nearly $499.3 million, up 3.7% from approximately $481.6 million last year.
Prices, however, tell a more nuanced story. The median sales price was $875,000, down about 2% from $892,500 in 2025. At the same time, the average sales price increased 2.3%, reaching $1,045,734.
Part of that difference can be attributed to the mix of homes that sold. Detached properties had an average sales price of approximately $1.61 million, a 20.6% increase over last year. However, only 24 detached homes sold through August, compared with 29 during the same period in 2025, so a relatively small number of sales can have a significant effect on the average.
For sellers, one number stands out: 99.4%. That is the average sale price as a percentage of the original list price for 22314 homes sold year-to-date, compared with 99.0% last year. Properly priced homes are still selling very close to where they originally entered the market.
Buyers have more choices than they did in the tightest markets of recent years. In August, there were 126 new pending sales and 52 closed sales, while active listings represented about 2.2 months of supply, compared with a five-year August average of 1.6 months.
Homes are also taking slightly longer to sell. The year-to-date average days on market was 23 days, compared with 20 days last year. Still, the majority of sales are happening relatively quickly: 240 of the 477 homes sold after being on the market 10 days or less. When properties linger on the market (usually due to improper pricing/poor presentation), this impacts the Days on Market figures.
August itself offered some encouraging numbers. The median sales price was $798,450, up 6.4% from August 2025, while the average sales price reached $980,578, up 13.7%. Closed sales increased 10.3% year over year.
So, what does this mean for Alexandria homeowners?
22314 remains an active market, but it is a more discerning market. Buyers are paying attention to price, condition, location and overall value. Sellers can still achieve strong results, but today’s market rewards realistic pricing and thoughtful preparation.
The frenzy of the past few years has given way to something more balanced: good homes, priced appropriately, continue to attract buyers.
Data from Bright MLS and MarketStats by ShowingTime.
January through August 2026 compared with the same period in 2025.
The Seward Group’s Featured listing for August 2026:
520 John Carlyle St #107 Alexandria, VA 22314
1 BR plus den, 1.5 bathrooms
1,307 sq ft
2 garage parking spaces
$947,500
https://www.cribflyer.com/520-john-carlyle-street/mls
