Summary answer: Alexandria is still closer to a seller's market than a buyer's market, but it has cooled and it depends on the property type. Redfin rated the city 71 out of 100 on its Compete Score in August 2026, which it calls very competitive, with the median home selling at 99.8% of list price and 31.0% of homes selling above list. At the same time, the median home took 40 days to sell versus 34 a year earlier, and 28.4% of listings cut their price.
I'm Johnny with JQ Real Estate. Here is how I read the numbers, and why a single label can mislead.
What the signals say
| Signal | Latest Reading | Which Way It Points |
|---|---|---|
| Redfin Compete Score, August 2026 | 71 of 100, very competitive | Seller |
| Sale-to-list ratio | 99.8% | Seller |
| Homes sold above list | 31.0% | Seller |
| Median days on market | 40, versus 34 a year earlier | Slightly toward buyer |
| Listings with price drops | 28.4%, up 3.8 points | Toward buyer |
| Homes sold | 569, down 9.21% from 627 | Fewer transactions |
| Average offers on a competitive home | About 2 | Moderate competition |
How supply changes the label
Months of supply is the cleanest way to read the balance. Bright MLS data for Old Town ZIP 22314, published by The Zebra on October 5, 2026, showed 2.2 months of supply in August 2026, versus a five-year August average of about 1.6. A market with fewer than about four months of supply is usually considered to favor sellers, so 2.2 months still leans toward sellers, but it is looser than usual. MarketStats data reported by ALXnow showed about one month of supply citywide in June 2026, with 205 closed sales and 376 homes on the market.
The market splits by property type
The June 24, 2026 NVAR and George Mason University forecast for Alexandria projected single-family prices up 1.1%, sales down 6.0%, and inventory down 9.1%. It projected townhome prices up 2.3% with sales up 2.3% and inventory up 0.3%. For condos it projected prices up 2.2%, sales up 15.6%, and inventory up 31.0%. ALXnow reported June 2026 average prices of $1,404,691 for detached homes, $719,732 for attached homes, and $468,466 for condos. Condo buyers have more choice and more leverage than detached buyers.
How to measure the balance on your own street
Months of supply is simple arithmetic: the number of homes currently for sale divided by the number that sell in a typical month. Count active listings of your type within a mile, then count how many went under contract in the last 30 days. If 12 are active and 6 sold, that is 2 months of supply, which favors sellers. If 30 are active and 6 sold, that is 5 months, which favors buyers. Do this for your property type, not for the whole city, because a block of condos and a street of detached houses can sit on opposite sides of the line even though they share a ZIP code.
Also compare list price to sold price on the homes that closed. If most closed within 1% of list, price is not the issue. If most closed after a cut of 3% or more, the original list prices were too high and buyers are in control.
What it means for sellers
- Price to current comps. Redfin said hot homes sold about 1% above list in about 21 days, while average homes took about 42 days to go pending.
- Prepare the home well, because buyers are selective.
- Expect a negotiation on condition, since price cuts are more common than a year ago.
What it means for buyers
- Expect competition on well-priced homes, about two offers on average according to Redfin.
- Use the longer days on market to negotiate on homes that have sat.
- Watch the rate. Freddie Mac's 30-year average was 7.28% on October 1, 2026, versus 6.34% a year ago.
An example
Suppose a renovated townhouse and a dated condo list on the same Monday. The townhouse, priced near the comps, gets two offers within a week and closes close to list. The condo sits for 40 days, takes a price reduction, and sells below the original list. Both sales happen in the same city and month, but one seller experienced a seller's market and the other did not. That is why I do not give a one-word answer.
Next step
Reach out and tell me which type of property you are buying or selling. I will give you the supply, days on market, and price-cut numbers that apply to that segment and what strategy fits.
For more Alexandria buyer and seller questions, visit our Alexandria real estate hub.