Real Estate Trends Near DMV Military Bases - August 11, 2025

The summer housing market in the DC, Maryland, and Virginia region is guided by a powerful driver each year: Permanent Change of Station season. With most PCS moves occurring from May through September, base-adjacent communities are showing distinct trends compared to the broader market.

Northern Virginia Hotspots Near Fort Belvoir and the Pentagon

Neighborhoods in Alexandria, Springfield, Lorton, and Woodbridge remain active thanks to commute convenience and strong amenities. While the bidding frenzy of 2022 and 2023 has moderated, well priced homes still attract multiple offers in the first week on market.

Maryland Markets Serving Joint Base Andrews and Fort Meade

For service members posted to Joint Base Andrews or Fort Meade, nearby communities offer strong value. Towns such as Waldorf, Clinton, Laurel, and Bowie provide a mix of single family homes, townhomes, and condos at price points that stretch VA loan benefits further than many Northern Virginia zip codes.

• Stable pricing patterns with fewer sharp swings
• Access to MARC and major corridors for commuting flexibility
• Inventory that gives first time buyers more selection

Inventory Is Rising Across the Region

Active listings are up across the DC metro. Condos account for a sizeable share of new supply, and the average days on market has lengthened compared to last year. The shift gives buyers additional time to compare options and negotiate, which is especially helpful for PCS timelines.

Prices Remain Resilient Despite More Options

Even with added inventory, pricing remains steady in most base adjacent submarkets. Updated homes near installations continue to command strong prices, particularly in commuter friendly pockets with limited new construction.

Actionable Guidance for Military Buyers

• Use your VA loan benefits to maximize affordability with zero down and no PMI
• Target homes that have been listed for more than 21 days to improve negotiating leverage
• Consider condos and townhomes where supply is growing and concessions are more common
• Schedule tours early in the week to submit clean offers before weekend competition builds

Actionable Guidance for Sellers Near Bases

• Align list price with recent comps and current days on market for your micro area
• Focus on presentation: curb appeal, fresh paint, minor repairs, and professional photos
• Be ready for VA appraisal and repair requests with pre listing walk throughs
• Time your launch in late August or early September to capture the final wave of PCS moves

Bottom Line

Military relocations continue to drive steady demand around Fort Belvoir, the Pentagon, Joint Base Andrews, and Fort Meade. The market is moving toward balance with more inventory and longer timelines, yet well presented homes in high demand zones still perform. Buyers have more breathing room and sellers can still achieve strong outcomes with the right strategy.