Neighborhood Pulse: Capitol Hill Speeds Up as Prices Fall, Dupont's Clock Doubles, Logan Narrows to -12.9%

This Week's Pulse

Twenty-nine row home settlements closed this week, and attributed active listings moved from 630 to 646, a 2.5% add after last week's 20% surge. The number worth your attention this week is not in the price column. Across the four neighborhoods that anchor this city's premium row house market, the clock is doing something the medians are not.

Capitol Hill is selling faster than it did a year ago. Its median days on market sits at 9 against 13 twelve months back, measured on 323 trailing sales, the deepest sample in the city by a wide margin. Its median fell 6.3% over the same stretch to $1,065,000. Faster and cheaper at once is not a contradiction. It is what a market looks like after sellers have adjusted and buyers have stopped waiting for a better number.

Dupont Circle and Logan Circle went the other way. Dupont's clock nearly doubled year over year, from 12 days to 21, while its median rose 4.2% to $1,870,000. Logan's went from 7 days to 18 with its median down 12.9%. Two neighborhoods, opposite price stories, one shared lengthening timeline. When the clock stretches in a rising market and a falling market at the same time, price is not the cause. A thinner pool of buyers at the top of each neighborhood is.

Adams Morgan did not move at all: the same $1,220,000 median, the same 20-day clock, the same 96.8% ratio, the same 11 trailing sales. Elsewhere Kingman Park crossed into positive territory at +0.8% on 55 sales, Foggy Bottom reversed 22 points on three, Truxton Circle printed +2.6% on 27, and a Georgetown row house settled at $7,700,000 after 871 days on the market. Of those four, only the Kingman Park number rests on a sample anyone should act on.

Top Movers

Capitol Hill $1.07M, -6.3% YoY, -0.5% MoM. DOM 9, L2S 98.9%. 323 trailing sales. The most important row house market in the city, and one this column has never once named a top mover, because it almost never moves much in a given week. That is the case for reading it. Three hundred twenty-three sales in twelve months, a nine-day clock running four days faster than last summer, and 98.9 cents on the dollar. The median is down 6.3%, and the two facts together describe a market that repriced early and now clears efficiently at the new number. Sellers who accept the 2026 comp set are gone in nine days. The ones anchored to 2025 are the reason the median moved at all.

Dupont Circle $1.87M, +4.2% YoY, -0.3% MoM. DOM 21, L2S 97.7%. 59 trailing sales. The only one of the four premium anchors with a positive annual line, and the one whose clock deteriorated most. Twelve days a year ago against 21 now, with active listings up from 18 to 20. A neighborhood where prices rise while time to sale nearly doubles is not tightening. It is selling fewer, more expensive houses to fewer buyers, and a good share of that +4.2% is composition rather than appreciation. Both Dupont settlements this week closed below ask, one of them by $139,000. Read the clock and the ratio before you read the annual gain.

Logan Circle $1.45M, -12.9% YoY, +0.2% MoM. DOM 18, L2S 98.0%. 44 trailing sales. Last week this column called Logan the sharpest premium repricing of the summer, with inventory doubling to 19 listings and the annual line deepening to -15.5%. Seven days later the shelf is back to 16, the clock tightened from 20 days to 18, and the decline narrowed 2.6 points. One week does not undo a -12.9%. But all three columns turned at once, which Logan Circle did not manage once in July, and the sellers getting absorbed are the ones who priced to the last 90 days instead of to last year.

Adams Morgan $1.22M, -4.3% YoY, flat MoM. DOM 20, L2S 96.8%. 11 trailing sales. Nothing changed this week. Not the median, not the clock, not the ratio, not the count. That is the most useful thing anyone can tell you about this neighborhood: 11 sales in twelve months across 123 tracked row houses, with 5 listings currently on the shelf. Adams Morgan is a scarcity market that trades a handful of times a year, and the -4.3% annual reading describes which houses happened to sell rather than what the neighborhood is worth. Buyers wait for inventory here. Sellers set the number, because there is very little to argue against.

Kingman Park $625K, +0.8% YoY, +5.0% MoM. DOM 22, L2S 99.0%. 55 trailing sales. The week's only credible sign change. Fifty-five sales, a 99.0% ratio, and a 22-day clock that runs twelve days faster than a year ago. The sequence is what matters: the clock tightened and the ratio firmed first, and the price line crossed zero last. That order separates a floor from a bounce. Buyers who have been waiting for Kingman Park to get cheaper are now negotiating against sellers holding a positive annual number, and that conversation does not get easier from here.

Market Snapshot: August 23, 2026

Neighborhood	Median Price	MoM	DOM	$/sqft	L2S	YoY	Sales
Kalorama Heights	$2.48M	—	50	$722	95.9%	-26.4%	26
Georgetown	$1.88M	+1.6%	12	$1009	98.3%	-2.4%	112
Dupont Circle	$1.87M	-0.3%	21	$820	97.7%	+4.2%	59
Woodley Park	$1.72M	-0.9%	7	$833	100.1%	-11.9%	18
Burleith-Hillandale	$1.64M	—	8	$930	97.4%	-8.8%	36
Kalorama Triangle	$1.63M	—	65	$689	94.0%	-10.1%	8
N Cleveland Park	$1.55M	—	12	$773	98.8%	+10.7%	13
Mount Pleasant	$1.45M	—	6	$692	100.0%	-6.5%	55
Logan Circle	$1.45M	+0.2%	18	$782	98.0%	-12.9%	44
Cathedral Heights	$1.38M	—	32	$706	95.9%	-7.8%	16
Cleveland Park	$1.35M	—	18	$747	96.1%	-9.2%	13
Foxhall Village	$1.33M	+0.2%	6	$807	100.2%	-1.5%	16
Glover Park	$1.32M	—	10	$862	100.0%	-0.4%	33
Chevy Chase	$1.26M	-2.9%	8	$661	98.8%	+6.8%	18
Friendship Heights	$1.25M	—	7	$666	98.9%	+19.5%	12
Adams Morgan	$1.22M	—	20	$678	96.8%	-4.3%	11
Navy Yard	$1.16M	—	19	$592	98.1%	+2.0%	12
Shaw	$1.15M	-1.7%	20	$656	99.4%	+7.5%	54
Capitol Hill	$1.06M	-0.5%	9	$715	98.9%	-6.3%	323
16th St Heights	$1.02M	—	19	$524	97.1%	-0.4%	36
U Street	$1.01M	—	22	$714	98.0%	+4.4%	36
Bloomingdale	$938K	+0.3%	27	$544	98.0%	-18.5%	44
Hill East	$920K	+2.8%	11	$691	99.2%	+4.6%	50
LeDroit Park	$897K	—	37	$552	97.2%	-6.3%	24
Columbia Heights	$865K	-0.7%	13	$533	97.4%	-9.9%	102
Near NE / NoMa / H St	$862K	+1.0%	17	$596	97.1%	-4.7%	80
Southwest Waterfront	$850K	-0.6%	17	$488	100.0%	-12.4%	25
Petworth	$825K	+3.1%	27	$530	96.5%	-2.8%	133
Truxton Circle	$780K	+9.9%	50	$483	94.4%	+2.6%	27
Brightwood Park	$725K	—	33	$514	97.8%	+6.7%	69
Park View	$700K	—	27	$502	96.9%	-10.0%	52
Eckington	$668K	-2.4%	34	$500	96.9%	+8.5%	61
Brightwood	$640K	+1.2%	25	$452	95.3%	-1.9%	75
Wakefield	$639K	—	9	$423	100.0%	+5.2%	13
Kingman Park	$625K	+5.0%	22	$564	99.0%	+0.8%	55
Brookland	$614K	-1.4%	21	$490	99.0%	+2.3%	100
Trinidad	$567K	-1.9%	38	$401	96.0%	-12.1%	62
Lanier Heights *	$1.49M	—	15	$686	98.6%	-8.5%	4
Forest Hills *	$1.30M	—	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	-17.6%	54	$929	94.4%	-11.3%	3
Mt Vernon Sq **	$855K	+6.5%	35	$514	95.9%	-34.2%	5

Source: BrightMLS via Compass, closed row home sales trailing 12 months as of 8/23/2026. MoM = change from 8/17/2026. 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

1747 Swann St NW (Dupont Circle): $1,610,000. 35 days on market. 3BR, 1,656 sqft. Settled at 92.1% of a $1,749,000 ask with no price cut along the way, which means the full $139,000 came off at the table. Dupont's trailing ratio is 97.7%, so this closed more than five points below how the neighborhood normally transacts. The math was visible from day one: $972 a foot in a neighborhood whose fee-simple median runs $857. The list price set the ceiling and the buyer set the floor, and the 35 days in between were the negotiation.

647 E St NE (Capitol Hill): $2,010,000. 90 days on market. 4BR, 1,952 sqft. Opened at $2,150,000 in April, cut to $2,099,000, and settled at 93.5% of the original. Capitol Hill runs a nine-day clock and a 98.9% ratio, and this house spent three months and $140,000 demonstrating that the neighborhood average does not apply at the top of the range. Above $2M on the Hill the buyer pool narrows to a few dozen households, and the nine-day math stops working. The trailing numbers describe the $900K to $1.2M band where most of those 323 sales actually happen.

1600 13th St NW #B (Logan Circle): $2,175,000. 11 days on market. 4BR, 2,905 sqft. Settled at 99.1% of a $2,195,000 ask, within $20,000 of the number in under two weeks. Logan's annual line reads -12.9%, and that gap is the clearest evidence available that the neighborhood's decline is a story about the trailing comp set rather than about current demand. Priced to what buyers are paying now instead of what the block fetched in 2025, Logan Circle still clears at ask and clears fast.

Bottom Line

The four neighborhoods anchoring this city's premium row house market split this week, and they split on the clock rather than the price. Capitol Hill sells in nine days, four faster than last summer, with its median down 6.3%. Dupont takes 21 against 12 a year ago, with its median up 4.2%. One of those neighborhoods repriced and got liquid. The other held its price and lost its speed. Sellers get to choose between those two outcomes, and nearly all of them make the choice on the day they set the list price, whether they understand it that way or not.