Summary answer: I'd generally advise against waiting purely for rates in Centreville right now — with only 1.8 months of supply and prices projected for gradual, modest growth through 2026, a lower rate later on a higher price often nets out similar or worse than buying now. Rates have already been easing somewhat, which is part of what's supporting current demand.
I'm Johnny with JQ Real Estate. Let me walk through the actual math instead of a generic "rates will come down" answer.
The trade-off, run through real numbers
| Scenario | Rate | Price Assumption | Net Effect |
|---|---|---|---|
| Buy now | ~6.65% | Today's price | Baseline |
| Wait 12 months | Possibly somewhat lower | Modest additional growth (2026 outlook) | Often nets out similar overall payment |
Why waiting doesn't clearly pay off here
With Centreville's tight supply (1.8 months) supporting continued, if modest, price growth, a rate drop over the next year is likely to be at least partially offset by a higher purchase price — especially in the tighter Centre Ridge and Sully Station submarkets.
What you can do regardless of which way rates move
- Buy now with a plan to refinance later — if rates do drop meaningfully, refinancing lets you capture that benefit without having waited and potentially paid more
- Ask about a temporary rate buydown — some sellers or builders (particularly in Centreville Farms' new construction) offer these
- Run your own numbers — the "wait for rates" calculus depends on your specific price point and loan amount
The real risk of waiting
Rate predictions are genuinely uncertain. What's more certain is Centreville's current tight supply, which makes "waiting for a meaningfully better deal" a weaker bet than in a genuinely oversupplied market.
Let's run your actual numbers
Reach out and let's walk through the real trade-off for your specific target price and loan amount.
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