Neighborhood Pulse: Bloomingdale's Decline Narrows Four Points, Eckington Prints +12.4% Alongside the City's Deepest Cut

This Week's Pulse

Fifty-two row home settlements closed this week, nearly double last week's twenty-nine, and the citywide trailing sample moved by two. Fifty-two in, fifty out. On the surface nothing happened. The individual closings say otherwise.

3929 Highwood Ct NW went under contract in one day and settled at $2,140,000. Seventeen Logan Circle sat 128 days and settled at $1,760,000, twenty percent below where it opened. Both are large, expensive, well-located row homes in neighborhoods buyers actively want. One of them was priced correctly. Speed and price are not separate outcomes here. They are the same decision measured at two different moments.

Capitol Hill closes in 9 days at 98.8% of ask across 320 trailing sales, the deepest sample in the city by a wide margin. Kalorama Heights takes 49 days at 96.3% across 25. The gap between those two lines has little to do with which neighborhood people would rather live in and a great deal to do with how each one's sellers read the last ninety days.

Eckington had the loudest week. Its median rose 3.6% to $691,250 and its annual line now reads +12.4%. The same week it produced 121 R St NE, which opened at $790,000 and settled at $600,000 after 31 days, the deepest cut from an original ask anywhere in the city. Both facts hold at once. A neighborhood can be appreciating and still punish an ambitious number. On 60 trailing sales the annual reading has ranged from +5.6% to +15.0% over six weeks, so read the level and discount the swing.

Bloomingdale is the quieter story and probably the better one. Days on market has come in four weeks running, 31 to 29 to 27 to 25. The annual line sat at -18.5% for six straight weeks and moved to -14.4% this week on 46 sales. The order is what matters. The clock tightened first and the price line followed, which is what a floor looks like while it is forming rather than after.

Top Movers

Capitol Hill $1.07M, -5.9% YoY, +0.5% MoM. DOM 9, L2S 98.8%. 320 trailing sales. The annual decline narrowed a full point this week, from -6.9% to -5.9%, and the nine-day clock runs three days faster than last summer. On 320 sales this is the one number in Washington you can quote without a caveat. Everything else in this column rests on a sample small enough to be moved by a single transaction. Capitol Hill does not have that problem, which is exactly why a one-point move here carries more weight than a seven-point move in a neighborhood that trades eleven times a year.

Bloomingdale $938K, -14.4% YoY, flat MoM. DOM 25, L2S 98.2%. 46 trailing sales. The annual decline closed four points in seven days, from -18.5% to -14.4%, after sitting at -18.5% for six consecutive weeks. The median itself did not move. What moved is the trailing comp set, as last summer's high prints rolled out of the window and this summer's replaced them. Meanwhile the clock has tightened every week since early August and the ratio firmed to 98.2%. Buyers who have been waiting for Bloomingdale to break are negotiating against a shrinking discount.

Eckington $691K, +12.4% YoY, +3.6% MoM. DOM 32, L2S 96.9%. 60 trailing sales. The strongest annual line in the city on a sample worth respecting. Also a 32-day clock and a 96.9% ratio, both of which say sellers are still conceding at the table. That combination is unusual and it is the whole point: the appreciation is real, and it is not translating into pricing power for anyone who lists ambitiously. 121 R St NE proved it this week by giving back $190,000 from its opening number.

16th Street Heights $1.04M, +3.4% YoY, +2.3% MoM. DOM 19, L2S 97.6%. 34 trailing sales. Crossed from negative to positive on the year, -0.4% to +3.4%, with the ratio improving half a point to 97.6%. A clean sign change on 34 sales. The caution is that the same week produced 4520 13th St NW, which opened at $550,000 and settled at $420,000. A neighborhood turning positive at the median can still leave a 24% gap between an aspirational list price and a closing price.

Adams Morgan $1.22M, -4.3% YoY, flat MoM. DOM 20, L2S 96.8%. 11 trailing sales. Nothing changed for the second consecutive week. Not the median, not the clock, not the ratio, not the count. Eleven sales in twelve months across 123 tracked row houses is not a market that produces weekly signal, and the -4.3% annual reading describes which handful of houses happened to trade rather than what the neighborhood is worth. It appears here on rotation, not because it moved. That is worth saying plainly rather than manufacturing a story around it.

Market Snapshot: August 31, 2026

Neighborhood	Median Price	MoM	DOM	$/sqft	L2S	YoY	Sales
Kalorama Heights	$2.57M	+3.5%	49	$721	96.3%	-23.2%	25
Dupont Circle	$1.87M	—	21	$820	97.7%	+3.9%	57
Georgetown	$1.86M	-1.2%	11	$1020	98.4%	-3.6%	112
Woodley Park	$1.72M	—	7	$833	100.1%	-10.2%	18
Burleith-Hillandale	$1.64M	—	7	$930	97.4%	-8.8%	38
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	$704	100.0%	-6.5%	58
Logan Circle	$1.44M	-0.2%	17	$776	98.2%	-17.8%	45
Cathedral Heights	$1.40M	+1.3%	36	$709	96.0%	-5.7%	15
Cleveland Park	$1.35M	—	18	$747	96.1%	-5.1%	13
Foxhall Village	$1.33M	—	6	$807	100.2%	-1.5%	16
Glover Park	$1.32M	—	10	$862	100.0%	-0.4%	33
Chevy Chase	$1.26M	—	8	$661	98.8%	+6.8%	18
Friendship Heights	$1.23M	-2.0%	7	$716	100.0%	+20.0%	13
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	—	21	$656	99.4%	+6.2%	54
Capitol Hill	$1.07M	+0.5%	9	$715	98.8%	-5.9%	320
16th St Heights	$1.04M	+2.3%	19	$529	97.6%	+3.4%	34
U Street	$998K	-1.5%	20	$714	98.0%	+0.0%	36
Bloomingdale	$938K	—	25	$544	98.2%	-14.4%	46
Hill East	$916K	-0.5%	10	$686	99.3%	+6.5%	49
LeDroit Park	$897K	—	37	$552	97.2%	-6.3%	24
Columbia Heights	$872K	+0.8%	13	$530	97.3%	-7.5%	103
Near NE / NoMa / H St	$854K	-1.0%	17	$600	97.1%	-5.1%	80
Southwest Waterfront	$850K	—	17	$488	100.0%	-13.5%	25
Petworth	$812K	-1.5%	30	$530	96.5%	-4.3%	134
Truxton Circle	$780K	—	50	$483	94.4%	+4.3%	27
Brightwood Park	$728K	+0.3%	33	$516	97.8%	+7.0%	68
Park View	$700K	—	27	$502	96.9%	-10.0%	52
Eckington	$691K	+3.6%	32	$499	96.9%	+12.4%	60
Wakefield	$639K	—	9	$423	100.0%	+5.2%	13
Brightwood	$632K	-1.2%	27	$450	95.1%	-3.1%	74
Brookland	$622K	+1.4%	21	$488	99.0%	+3.8%	102
Kingman Park	$610K	-2.4%	21	$551	99.0%	-1.6%	58
Trinidad	$567K	—	38	$401	96.0%	-9.3%	62
Lanier Heights *	$1.60M	+7.5%	11	$718	100.0%	+6.6%	3
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	—	54	$929	94.4%	-11.3%	3
Mt Vernon Sq **	$855K	—	35	$514	95.9%	-34.2%	5

Source: BrightMLS via Compass, closed row home sales trailing 12 months as of 8/31/2026. MoM = change from 8/24/2026. 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

17 Logan Cir NW (Logan Circle): $1,760,000. 128 days on market. 6BR, 3,450 sqft above grade. Opened at $2,199,900 in April, cut to $2,099,000, and settled at 83.8% of that reduced ask, twenty percent under the original. It closed at $510 a foot in a neighborhood whose median runs $776. A six-bedroom house on the circle itself, and neither the size nor the address carried it. Logan's trailing ratio is 98.2%, so this transacted more than fourteen points below how the neighborhood normally clears. The four months between listing and settlement were the market negotiating the opening number down to a real one.

326 2nd St SE (Capitol Hill): $2,065,000. 2 days on market. 4BR twin, 2,288 sqft. Listed at $2,150,000 and gone by the weekend at $902 a foot, a 26% premium to Capitol Hill's $715 median. This is the counterweight to the 17 Logan Circle story. Both houses are expensive, both sit in premium blocks, and the two outcomes differ by 126 days and roughly $400,000 in concessions. The variable was the opening number, and it was set before either house had a single showing.

121 R St NE (Eckington): $600,000. 31 days on market. 3BR, 1,988 sqft, $302 a foot. Opened at $790,000 and settled 24.1% below it, the widest gap from original ask in the city this week, in the neighborhood carrying the city's strongest annual appreciation. Eckington's median is $691,250 and its trailing PPSF is $499. This house asked for a number well above both and spent a month discovering that +12.4% year over year does not mean any individual seller gets to name a price.

Bottom Line

Fifty-two settlements produced a two-sale change in the citywide trailing count and almost no movement in the medians. The week's real information sat in the spread between individual closings: a Georgetown row house gone in a day at $2.14M, a Logan Circle row house gone in 128 days at twenty percent off, an Eckington row house that gave back $190,000 in a neighborhood appreciating at 12.4%. None of those outcomes was decided during the negotiation. Each was decided on the day the list price was set, which is the only day a seller has real leverage over how the next four months go.