August brought a cooler tempo and clearer pricing signals across the DC, Maryland, and Northern Virginia markets. Mortgage rates paused, inventory continued to rebuild, and pricing stayed resilient. Here is what we are watching and how to use it during your PCS window or sale.

Mortgage rates at a glance

The 30 year fixed averaged about 6.58 percent in late August and was essentially flat week over week. Rate stability is helping qualified buyers re enter after a choppy spring.

Supply, demand, and prices

• DC Metro, regionwide. Active listings were sharply higher year over year. Closed sales were slightly lower, and the regional median sold price remained higher than last year. Median days on market moved into the mid teens.
• Northern Virginia. Inventory grew and market time stretched. Months of supply approached the two month mark. The regional median sold price remained higher year over year.
• Washington, DC. Closed sales rose year over year while median price held steady. Buyers have more time to negotiate on well located listings.
• Maryland, statewide snapshot. Median price touched a new seasonal high while units sold slipped. Months of inventory improved and median days on market stayed low.

What this means for military families

• PCS timing. Late summer moves may face more selection than last year, especially in close in suburbs where inventory is rebuilding. More supply can translate into better negotiation on price or repairs.
• BAH and affordability. 2025 BAH updates help offset costs in high cost MHAs. Use your exact pay grade and dependency status to size your search near JBAB, the Pentagon, Quantico, or JBA.
• Loan limits. The 2025 baseline conforming loan limit is $806,500, with higher ceilings in designated high cost counties around the region. That widens the window for conventional financing on more properties this fall.

Strategy, by side of the table

If you are buying

• Get fully underwritten and rate shop. Small pricing differences matter at today’s levels. A rough principal and interest estimate is about $637 per $100,000 financed at 6.58 percent for 30 years, before taxes, insurance, HOA, or the VA funding fee if applicable.
• Use neighborhood level data. DC proper is moving slower than close in Virginia suburbs in many segments, which can influence offer timing and contingencies.
• Leverage BAH and current loan limits to right size your search near base. Ask us to model scenarios using your rank and timeline.

If you are selling

• Price with precision. Buyers have more options than a year ago and market time is longer in many NoVA submarkets.
• Optimize presentation. As days on market climb, turnkey prep, smart repairs, and strong visuals on day one create real leverage.
• Offer flexibility where it counts. Modest seller credits or rate buydown contributions can differentiate your listing without a headline price cut when competing inventory is up.

Quick base area pulse

• Pentagon, Arlington, Alexandria, close in Fairfax. Pricing remains resilient with faster absorption than DC proper, though supply is building.
• JB Andrews and Prince George’s County. Inventory is up, giving buyers more choice. Target move in ready homes or negotiate for repairs if days on market stack up.
• Montgomery County. Inventory rose notably year over year, which can create windows for contingent buyers who were sidelined in spring.

Bottom line for August

Rates leveled off, inventory is up, and prices are steady to slightly higher year over year. That combination favors decisive, well prepared buyers and strategic, market aware sellers. If you have orders or are planning a sale, a custom plan aligned to your timeline can make a meaningful difference.