Neighborhood Pulse: Kalorama Triangle Swings to +8.8%, Truxton Slides to -22.7%, Petworth Prints 112.7% and 66% in One Week

This Week's Pulse

Thirty-eight row home settlements closed across the tracked neighborhoods this week, and the loudest number came from one of the smallest samples. Kalorama Triangle's rolling median jumped 16.7% to $1.93M and its annual reading swung from -6.8% to +8.8%, a 15.6-point reversal in seven days. The cause is one house: a six-bedroom on Ashmead Place that closed at $2.31M, 96.5% of ask, in 16 days. Eight trailing sales means one strong closing rewrites the neighborhood. The velocity told the more durable story: DOM dropped from 61 to 51 and the ratio firmed to 95.1%. Read the direction, not the magnitude.

Upper Northwest kept firming around it. Woodley Park halved its annual decline, from -20.0% to -10.4%, on 16 sales, and its list-to-sale ratio crossed above full ask to 100.1%. A four-bedroom on 27th Street closed at 100.3% in two days. Chevy Chase posted +7.9%, up from +2.1%, though its velocity gave some back: DOM stretched from 8 to 12 days and the ratio eased to 97.4%. Not everything up there cooperated. Kalorama Heights returned 9 of the 13 DOM days it shed last week, back to 49, and a five-bedroom in Burleith finally closed at $2.35M, 79.7% of its original ask, after 300 days. The long tail is still long.

East of the park, last week's firming half-reversed. Truxton Circle's median fell 5.5% to $605K and its annual decline deepened to -22.7%, now the worst reading in the tracked set outside the small samples, with DOM at 53 and the city's loosest terms at 93.4% of ask. Kingman Park gave back its jump: the median dropped 3.1% to $591K and the annual line went from -3.9% back to -7.6%. Trinidad deepened to -13.5%. One week firmed, the next unwound. That is what 25-to-60-sale windows do, and it is why this column keeps pointing at the terms columns instead: Kingman's ratio actually improved to 98.6% while its median fell. Sellers there are not conceding more. Different houses closed.

The deep samples stayed boring in the best way. Capitol Hill improved to -4.0% with DOM down to 9 days on 328 sales. Petworth narrowed to -4.6% on 134 sales and its median rose 1.6% to $812K, while hosting both of the week's pricing extremes on its own blocks (more below). Eckington doubled its annual gain to +11.0%, the strongest big-sample print in the city. And Columbia Heights posted the week's sharpest supply move: active listings dropped from 64 to 52, twelve listings gone in seven days, while its annual reading sat at -11.3%. Falling prices and vanishing inventory in the same column usually resolve in one direction.

Top Movers

Kalorama Triangle $1.93M, +8.8% YoY, +16.7% MoM. DOM 51, L2S 95.1%. 8 trailing sales. A 15.6-point annual swing on eight sales is arithmetic, not appreciation. The Ashmead Place closing at $2.31M pulled the median up by itself. What deserves attention is underneath: ten days came off the DOM and the terms firmed. This market spent the summer as the slowest in the city, and it is now moving like a premium market instead of a stalled one. Sellers should not read +8.8% as license; buyers should not read eight sales as noise. Both should read 51 days as a market that finally has a pulse.

Truxton Circle $605K, -22.7% YoY, -5.5% MoM. DOM 53, L2S 93.4%. 26 trailing sales. The deepest decline of any meaningful sample, the slowest east-of-the-park market, and the loosest terms in the city. Under the corrected boundaries Truxton has looked worse every week, and this week it earned the trifecta. The honest read: this is where unrenovated inventory meets a buyer pool that prices renovation risk ruthlessly. For buyers with capital and a contractor, 93.4% of ask on a $605K median is the best negotiating position in DC. For sellers, the message is the same one this column keeps delivering: the comps are the comps.

Woodley Park $1.75M, -10.4% YoY, +1.7% MoM. DOM 10, L2S 100.1%. 16 trailing sales. Halved its annual decline in a week and became the only tracked neighborhood clearing above full ask with a double-digit negative YoY still on the board. That combination is not a contradiction; it is a sequence. The decline describes the trailing year. The 100.1% describes right now. Ten days and over ask means the buyers have already repriced Woodley Park upward and the annual column just has not caught up. Sellers here should price to the last 90 days, not the last 365.

Kingman Park $591K, -7.6% YoY, -3.1% MoM. DOM 24, L2S 98.6%. 58 trailing sales. Last week's star reversed: the median gave back $19,000 and the annual decline doubled. But look at the two columns that did not reverse: DOM improved to 24 and the ratio firmed to 98.6%, the strongest terms in the sub-$700K tier. When a median whipsaws while velocity and terms both improve, the median is describing composition, not demand. The buyers are still showing up and still paying close to ask. They just bought smaller houses this window.

Eckington $720K, +11.0% YoY, flat MoM. DOM 27, L2S 97.0%. 62 trailing sales. Doubled its annual gain to the strongest big-sample number in the city, and did it the quiet way: flat median, two days faster, no drama. Eckington has now spent the summer compounding while its louder neighbors whipsaw. A three-bedroom on 4th Street took 9% over ask this week in nine days. The neighborhood sits $140K under Bloomingdale next door with a Metro station and a positive annual print. That gap is doing a lot of unpaid advertising.

Market Snapshot: August 3, 2026

Neighborhood	Median Price	MoM	DOM	$/sqft	L2S	YoY	Sales
Kalorama Heights	$2.57M	-0.6%	49	$721	95.5%	-19.1%	29
Kalorama Triangle	$1.93M	+16.7%	51	$726	95.1%	+8.8%	8
Dupont Circle	$1.89M	+0.6%	18	$835	97.8%	+5.6%	56
Georgetown	$1.85M	-0.7%	13	$1027	98.2%	-5.1%	115
Woodley Park	$1.75M	+1.7%	10	$833	100.1%	-10.4%	16
Burleith-Hillandale	$1.64M	+0.8%	7	$930	97.4%	-10.3%	38
N Cleveland Park	$1.55M	+1.0%	12	$773	98.8%	+6.9%	13
Mount Pleasant	$1.48M	+0.9%	5	$697	100.0%	-4.2%	56
Logan Circle	$1.44M	-0.1%	21	$777	97.7%	-12.2%	42
Cathedral Heights	$1.38M	+1.3%	29	$712	95.9%	-7.8%	16
Cleveland Park	$1.35M	—	18	$747	96.1%	-9.2%	13
Foxhall Village	$1.33M	-0.2%	7	$807	100.0%	-3.4%	18
Chevy Chase	$1.26M	+3.5%	12	$686	97.4%	+7.9%	18
Glover Park	$1.26M	+0.4%	10	$851	98.4%	-3.1%	31
Friendship Heights	$1.25M	—	7	$666	98.9%	+22.4%	12
Adams Morgan	$1.22M	-0.2%	20	$678	96.8%	+1.7%	11
Navy Yard	$1.16M	—	19	$592	98.1%	+2.0%	12
Shaw	$1.13M	-1.7%	24	$657	99.2%	+3.2%	57
Capitol Hill	$1.08M	+0.9%	9	$715	98.8%	-4.0%	328
American Univ Park **	$1.06M	—	7	$797	100.0%	-7.4%	5
U Street	$1.02M	—	21	$712	98.3%	+2.8%	37
16th St Heights	$1.01M	-0.1%	21	$531	96.7%	-7.4%	36
Bloomingdale	$937K	—	31	$544	98.0%	-18.5%	42
Hill East	$920K	—	13	$682	99.0%	+7.6%	54
Foggy Bottom **	$920K	—	54	$828	95.8%	-8.8%	5
LeDroit Park	$910K	+1.5%	54	$567	96.3%	-4.2%	23
Columbia Heights	$860K	—	13	$538	97.1%	-11.3%	97
Southwest Waterfront	$855K	—	20	$489	99.5%	-14.1%	24
Near NE / NoMa / H St	$853K	-0.6%	17	$596	97.5%	-6.6%	86
Petworth	$812K	+1.6%	27	$530	96.1%	-4.6%	134
Park View	$725K	-3.3%	33	$508	96.9%	-7.1%	52
Eckington	$720K	—	27	$501	97.0%	+11.0%	62
Brightwood Park	$717K	—	34	$514	96.8%	+5.4%	71
Brightwood	$625K	+1.2%	30	$450	94.5%	-3.8%	73
Wakefield	$619K	—	18	$419	100.0%	+1.6%	14
Brookland	$614K	+1.2%	23	$490	98.8%	+2.3%	104
Truxton Circle	$605K	-5.5%	53	$466	93.4%	-22.7%	26
Kingman Park	$591K	-3.1%	24	$542	98.6%	-7.6%	58
Trinidad	$575K	+0.6%	43	$402	94.9%	-13.5%	63
Lanier Heights *	$1.49M	—	15	$686	98.6%	-8.5%	4
Crestwood *	$1.28M	—	5	$524	100.0%	-8.4%	2
Forest Hills *	$1.23M	—	8	$751	98.9%	-13.7%	2
West End *	$1.10M	—	11	$795	95.7%	-43.6%	3
Mt Vernon Sq *	$855K	—	28	$476	98.3%	-34.2%	3

Source: BrightMLS via Compass, closed row home sales trailing 12 months as of 8/3/2026. MoM = change from 7/27/2026. 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 East Capitol St NE (Capitol Hill): $3,500,000. 2 days on market. 8BR, 3,156 sqft. The week's biggest sale went under contract in two days at 87.5% of a $4.0M ask, a $500,000 haircut negotiated at sprint speed. This is now the third straight week the top closing has fit the same pattern: instant conviction, disciplined price. Trophy buyers are circling and they are not paying the aspiration tax. An East Capitol address with Capitol views found its buyer in 48 hours; the buyer just declined to pretend it was 2022.

5300 8th St NW (Petworth): $512,900. 19 days on market. 3BR, 2,048 sqft. Sold at 112.7% of a $455,000 list, $57,900 over ask, the week's biggest premium. A sub-$500K opening number on 2,000 square feet of Petworth rowhouse is the most crowded doorway in DC real estate, and 19 days of showings turned into a 13% pileup. Note the DOM: over-ask does not always mean over-weekend. The seller let the market gather before taking the best number, and the patience was worth $58,000.

818 Upshur St NW (Petworth): $710,000. 83 days on market. 3BR, 2,185 sqft. Sold at 66.0% of its $1,075,000 original list, a $365,000 concession, twelve blocks from the sale above and in the same week. Two Petworth three-bedrooms of nearly identical size: one opened at $455K and closed at $512,900; the other opened at $1,075,000 and closed at $710,000. The first seller collected a premium. The second financed a three-month lesson in what the comps already said. Petworth's median is $812K and its ratio is 96.1%. Both houses ended up inside that reality. Only one chose how it got there.

Bottom Line

The whipsaw is the story now. Kingman Park starred last week and reversed this week. Kalorama Triangle went from slowest market in the city to +8.8% on one closing. Woodley Park is clearing over full ask while carrying a double-digit annual decline. None of these neighborhoods changed character in seven days; their windows are just small enough that composition writes the headline. The numbers that do not whipsaw kept saying the same things: Capitol Hill at 9 days on 328 sales, Eckington compounding at +11.0%, Truxton loosening for real, and Petworth closing the same week at 112.7% and 66.0% of two very different opening numbers. Neighborhoods do not set prices. Listings do. The median is a crowd; your house sells alone.