Neighborhood Pulse: Truxton Rebounds 17%, Kalorama Triangle Flips Negative, Wakefield Halves Its DOM to 9 Days

This Week's Pulse

Thirty row home settlements closed across the tracked neighborhoods this week, and the loudest one came from the neighborhood this column called the weakest in the city seven days ago. Truxton Circle's rolling median jumped 17.4% to $710K and its annual reading recovered from -22.7% to -7.5%, a 15.2-point improvement in one window. The velocity columns moved with it: DOM dropped from 53 to 45 and the ratio firmed from 93.4% to 94.3%. Twenty-eight trailing sales means composition still writes these swings, but this is the first week since the correction set in that the median, the terms, and the clock all improved together.

Last week's star did what last week's column said it would. Kalorama Triangle's median fell 14.3% to $1.65M and its annual line flipped from +8.8% back to -8.8%, unwinding the Ashmead Place arithmetic in a single window. DOM stretched from 51 to 61 days. Seven trailing sales is the smallest meaningful sample in the tracked set, and it behaves like it. The +8.8% was never appreciation, and the -8.8% is not collapse. The durable fact is a premium market clearing in the 60-day range at 94 cents on the dollar.

The velocity stories clustered in upper Northwest. Wakefield halved its DOM from 18 to 9 days while its median rose 3.1% to $639K at a flat 100% of ask. Chevy Chase compressed from 12 to 8 days with its median up 3.0% to $1.30M and its annual gain at +9.9%. Glover Park's ratio pushed from 98.4% to 99.7%, and a 37th Street sale this week cleared 15% over ask (more below). The school-zone tier is moving at spring speed in the middle of August.

Underneath it all, the shelves emptied. Attributed active listings fell from 654 to 523, a 20% draw in seven days and the steepest of the summer. Trinidad shed 15 listings, the NoMa corridor 12, Logan Circle 12, Petworth 8. And U Street slipped back under zero at -1.2%, three weeks after the corrected map printed it at +2.8%. Margins that thin around zero are composition, not direction. The inventory draw is direction.

Top Movers

Truxton Circle $710K, -7.5% YoY, +17.4% MoM. DOM 45, L2S 94.3%. 28 trailing sales. The week's headline, with the usual caveat attached: a 28-sale window swings when stronger closings replace weaker ones, and that is what happened here. What earns attention is the agreement across columns. Median up, DOM down eight days, terms firmer. One week is a sample, but three columns pointing the same way is how floors start to look in the data. Buyers who have been circling unrenovated Truxton inventory at 93 cents on the dollar should notice the window may be narrowing. Sellers should not confuse a firming floor with license to price at Shaw.

Kalorama Triangle $1.65M, -8.8% YoY, -14.3% MoM. DOM 61, L2S 94.3%. 7 trailing sales. A 17.6-point annual reversal in one week, which is what happens when one $2.31M closing ages past the edge of a seven-sale window. Last week's column said to read the direction, not the magnitude, and the direction held: this market is slower than its neighbors and negotiable in a way Kalorama Heights is not. For buyers priced out of the Heights, 94 cents on the dollar with 61 days to decide is the calmest premium entry point in Northwest.

Wakefield $639K, +5.2% YoY, +3.1% MoM. DOM 9, L2S 100.0%. 13 trailing sales. The quietest strong market in the city just got faster. Nine days median, full ask, and a median that has climbed while nobody was watching. Thirteen sales is a small window, but Wakefield has now held 100% of ask across multiple windows, which is not something composition does by accident. Entry-level buyers who keep losing in Brightwood Park should be driving these blocks.

Chevy Chase $1.30M, +9.9% YoY, +3.0% MoM. DOM 8, L2S 97.5%. 17 trailing sales. The annual gain pushed toward double digits and the clock compressed to 8 days. The school-zone premium is compounding in real time: well-priced homes in the boundary go under contract inside 48 hours, and the trailing median keeps ratcheting. Sellers here can price to the last 90 days with confidence. Buyers need pre-approval and a decision framework before the open house, because there will not be a second weekend.

U Street $1.01M, -1.2% YoY, -1.2% MoM. DOM 22, L2S 98.0%. 36 trailing sales. Flipped back under zero three weeks after the corrected map flipped it positive. This is the second sign change in a month, and it means exactly what a sign change on a 1-point margin means: nothing. The level is the story. U Street holds just above $1M, closes in 22 days at 98 cents on the dollar, and sits at a meaningful discount to Logan Circle one neighborhood over. The zero line is noise; the discount is signal.

Market Snapshot: August 10, 2026

Neighborhood	Median Price	MoM	DOM	$/sqft	L2S	YoY	Sales
Kalorama Heights	$2.55M	-0.8%	49	$721	95.5%	-23.8%	27
Dupont Circle	$1.89M	—	18	$835	97.8%	+5.6%	56
Georgetown	$1.85M	—	15	$1023	98.1%	-4.5%	111
Woodley Park	$1.75M	—	10	$833	100.1%	-10.4%	16
Burleith-Hillandale	$1.65M	+0.8%	8	$923	97.3%	-8.8%	37
Kalorama Triangle	$1.65M	-14.3%	61	$699	94.3%	-8.8%	7
N Cleveland Park	$1.55M	—	12	$773	98.8%	+6.9%	13
Mount Pleasant	$1.48M	—	6	$703	100.0%	-3.6%	57
Logan Circle	$1.44M	+0.1%	20	$778	97.8%	-12.1%	43
Cathedral Heights	$1.40M	+1.3%	29	$709	95.8%	-5.7%	17
Cleveland Park	$1.35M	—	18	$747	96.1%	-9.2%	13
Foxhall Village	$1.33M	—	7	$807	100.0%	-1.7%	18
Chevy Chase	$1.30M	+3.0%	8	$699	97.5%	+9.9%	17
Glover Park	$1.29M	+2.6%	10	$857	99.7%	-1.3%	32
Friendship Heights	$1.25M	—	7	$666	98.9%	+22.4%	12
Adams Morgan	$1.22M	—	20	$678	96.8%	+1.7%	11
Navy Yard	$1.16M	—	19	$592	98.1%	+2.0%	12
Shaw	$1.15M	+1.8%	21	$656	99.2%	+7.5%	56
Capitol Hill	$1.08M	—	9	$717	98.9%	-4.0%	328
U Street	$1.01M	-1.2%	22	$708	98.0%	-1.2%	36
16th St Heights	$1.01M	—	21	$531	96.7%	-6.8%	36
Bloomingdale	$935K	-0.3%	29	$539	98.0%	-18.7%	43
Hill East	$915K	-0.5%	14	$686	99.0%	+4.0%	53
LeDroit Park	$910K	—	54	$567	96.3%	-4.2%	23
Columbia Heights	$870K	+1.2%	13	$554	97.4%	-10.3%	97
Southwest Waterfront	$855K	—	20	$489	99.5%	-13.0%	24
Near NE / NoMa / H St	$853K	—	18	$600	97.4%	-6.6%	84
Petworth	$812K	—	26	$530	96.3%	-4.6%	132
Brightwood Park	$718K	+0.2%	33	$514	97.6%	+5.5%	70
Truxton Circle	$710K	+17.4%	45	$476	94.3%	-7.5%	28
Eckington	$707K	-1.7%	29	$501	97.0%	+15.0%	62
Park View	$700K	-3.4%	27	$502	96.9%	-11.1%	52
Wakefield	$639K	+3.1%	9	$423	100.0%	+5.2%	13
Brightwood	$625K	—	25	$450	94.5%	-4.6%	73
Brookland	$607K	-1.1%	23	$490	98.9%	+1.2%	103
Kingman Park	$591K	—	24	$551	98.6%	-7.3%	58
Trinidad	$575K	—	43	$402	94.9%	-10.9%	63
Lanier Heights *	$1.49M	—	15	$686	98.6%	-8.5%	4
Forest Hills *	$1.30M	+5.7%	9	$900	100.0%	+0.6%	1
Crestwood *	$1.28M	—	5	$524	100.0%	-8.4%	2
West End *	$1.10M	—	11	$795	95.7%	-43.6%	3
American Univ Park **	$1.06M	—	7	$797	100.0%	-7.4%	5
Foggy Bottom **	$920K	—	54	$828	95.8%	-8.8%	5
Mt Vernon Sq *	$855K	—	28	$476	98.3%	-34.2%	3

Source: BrightMLS via Compass, closed row home sales trailing 12 months as of 8/10/2026. MoM = change from 8/3/2026. Figures computed under the corrected neighborhood boundaries (245 boundary rulings applied 7/26/2026). Structure type filter: Interior Row/Townhouse, End of Row/Townhouse, Twin/Semi-Detached only. * Small sample (n<5): figures directional only. ** n=5: small sample.

Notable Sales

228 9th St SE (Capitol Hill): $3,850,000. 0 days on market. 5BR, 3,721 sqft. The week's biggest closing printed at 100% of ask with zero days on the clock, which means the deal was made before the listing was. At the trophy tier the marketing period is increasingly private: the house, the price, and the buyer were matched off-market and the MLS entry is a receipt, not an advertisement. For sellers of exceptional Capitol Hill stock, the lesson is that the top of this market is liquid; it is just not public.

2313 37th St NW (Glover Park): $1,437,000. 5 days on market. 3BR, 1,604 sqft. Sold at 115.1% of a $1,249,000 list, $188,000 over ask, the week's biggest premium. Glover Park's 99.7% neighborhood ratio is not an abstraction; this is what it looks like one house at a time. A three-bedroom rowhouse in a strong school zone, priced at the block instead of above it, turned five days of showings into a fifteen percent pileup. The opening number generated the auction. It always does.

4032 7th St NE (Brookland): $452,000. 419 days on market. 2BR, 1,260 sqft. Sold at 83.7% of its $539,900 original list, an $87,900 concession collected over fourteen months. Four hundred nineteen days is not a marketing period; it is a pricing standoff, and the market won it the way it always does, slowly. Brookland clears at 98.9% of ask in 23 days when the number respects the comps. The comps said roughly $450K on day one. The file just took a year to agree.

Bottom Line

The correction neighborhood produced the recovery week and the premium small sample produced the reversal, which is the whipsaw pattern this column has been describing for a month, now running in both directions at once. The tiebreaker is agreement. Truxton moved on three columns at the same time; Kalorama Triangle moved on one closing aging out of a seven-sale window. Meanwhile inventory fell 20% in seven days while Wakefield, Chevy Chase, and Glover Park cleared at or above ask in under ten. Fewer shelves and faster checkout is not a soft market. A week is a sample, not a season, but the weeks keep agreeing on one thing: accurately priced homes are not sitting.