Neighborhood Pulse: Inventory Floods the Corridors, Eckington Jumps 14%, Hill East Holds the Lead

This Week's Pulse

45 row home sales closed across DC in the week ending May 25. But the bigger story is supply. Petworth gained 25 active listings in seven days. Capitol Hill added 16. Park View added 22. Near NE added 13. Trinidad added 13. Brightwood Park added 21. The spring inventory wave that had been building for weeks broke all at once, landing most of its weight in the corridor neighborhoods running between Capitol Hill and the upper NW border.

It did not break in the same direction everywhere. Mount Pleasant lost 14 active listings. Logan Circle lost 14. Columbia Heights lost 14. Cleveland Park lost 12. The high-end and supply-constrained segments are already absorbing or expiring what they put on market. The corridor neighborhoods are still taking on water.

Eckington is worth a close read this week. The median sale price jumped 14.0% month over month to $712K on 54 trailing sales. That is enough sample to take seriously. But the same week, 16 new listings hit the market there, bringing active inventory to 27. A neighborhood posting a 14% price jump and a 16-listing inventory surge in the same seven days is giving you two different signals at once. The rolling median is telling you about the past 12 months. The inventory number is telling you about the next 30 days.

The year-over-year picture continues running in two directions with no sign of convergence. Hill East is at +20.3% on 47 sales. Dupont Circle is at +10.7% on 55 sales. Mount Pleasant is at +7.8% on 54 sales. That is one DC. Columbia Heights is at -14.0% on 81 sales. Park View is at -12.4% on 45 sales. Near NE is at -10.6% on 88 sales. That is another. Both readings are from the same week of data.

Top Movers

Eckington $712K, +14.0% MoM on 54 trailing sales. DOM 35, L2S 96.9%, YoY +1.1%. Sixteen new listings arrived this week, pushing active inventory to 27. The rolling data is strong. The fresh inventory introduces uncertainty. The next two weeks will tell you whether the median holds or softens under the new supply.

Navy Yard $1.1M, +11.1% MoM, DOM 23, L2S 98.0%, YoY -3.2%. Last week the narrative was the floor appearing. This week it is holding. The correction that began after the 2022-2023 development premium is largely complete. What remains is a waterfront market trading at what it actually is rather than what momentum said it would be.

Hill East $1.0M, YoY +20.3% on 47 sales. DOM 19, L2S 98.4%. The most consistent outperformer in the dataset. Capitol Hill adjacency and supply constraint keep this neighborhood running at a pace the corridor markets cannot match. 47 trailing sales is enough to trust the reading.

Park View $700K, YoY -12.4% on 45 sales. DOM 37. And 22 new listings arrived this week, bringing active inventory to 28. This is the softest large-sample neighborhood in the dataset right now. The inventory surge is not helping sellers.

Brightwood Park $685K, YoY +5.4% on 85 sales. DOM 34, L2S 96.5%. The largest single-neighborhood row home inventory in upper NW. The YoY is positive on a large sample. 21 new listings arrived this week, the biggest single-week inventory addition in the dataset, and the median is still holding. Entry-level buyers with patience and capital have real options here.

Market Snapshot: May 25, 2026

Neighborhood	Median Price	MoM	DOM	$/sqft	L2S	YoY	Sales
Kalorama Heights	$2.6M	-5.4%	53	$720	94.0%	-1.8%	26
Georgetown	$1.9M	—	14	$1063	97.8%	-7.3%	124
Dupont Circle	$1.8M	+2.1%	21	$770	96.9%	+10.7%	55
Woodley Park	$1.7M	—	12	$812	100.0%	-6.2%	17
Kalorama Triangle	$1.7M	—	51	$773	95.1%	-4.9%	8
Lanier Heights	$1.5M	—	20	$686	97.1%	+37.9%	4
Mount Pleasant	$1.5M	-0.7%	5	$706	100.0%	+7.8%	54
N Cleveland Park	$1.5M	—	12	$761	98.2%	+3.9%	9
Logan Circle	$1.4M	-2.7%	23	$763	97.2%	-11.7%	31
Burleith-Hillandale	$1.4M	—	7	$965	100.0%	-27.2%	29
Foxhall Village	$1.4M	+0.8%	6	$745	98.9%	+4.3%	15
Cathedral Heights	$1.4M	—	28	$709	96.0%	-9.0%	17
Cleveland Park	$1.4M	+1.9%	19	$747	96.1%	-5.1%	7
Glover Park	$1.3M	—	11	$856	98.6%	-3.5%	38
Chevy Chase	$1.2M	+2.6%	8	$673	100.0%	-5.1%	19
Friendship Heights	$1.2M	+2.4%	7	$737	100.0%	+10.3%	11
Shaw	$1.1M	+3.7%	23	$656	98.4%	+2.3%	48
Capitol Hill	$1.1M	—	12	$708	98.5%	-4.4%	331
Navy Yard	$1.1M	+11.1%	23	$686	98.0%	-3.2%	9
Bloomingdale	$1.0M	+1.5%	22	$642	98.9%	-6.4%	43
16th St Heights	$1.0M	+0.5%	27	$531	96.2%	-4.7%	34
American Univ Park	$1.0M	—	7	$711	100.0%	-17.7%	5
Hill East	$1M	—	19	$686	98.4%	+20.3%	47
Adams Morgan	$999K	-9.9%	21	$706	97.2%	-24.5%	12
U Street	$997K	—	24	$676	96.7%	-9.1%	46
SW Waterfront	$996K	+2.7%	23	$522	98.1%	-3.7%	22
Foggy Bottom	$920K	—	54	$883	95.8%	-0.9%	7
LeDroit Park	$883K	—	27	$567	98.2%	-2.6%	23
Columbia Heights	$860K	-3.6%	24	$496	96.7%	-14.0%	81
Near NE / NoMa / H St	$854K	+0.6%	22	$592	97.1%	-10.6%	88
Petworth	$816K	+2.1%	30	$526	96.4%	-4.8%	147
Eckington	$712K	+14.0%	35	$493	96.9%	+1.1%	54
Truxton Circle	$710K	+10.9%	40	$466	92.0%	-9.3%	28
Park View	$700K	—	37	$511	97.0%	-12.4%	45
Brightwood Park	$685K	—	34	$499	96.5%	+5.4%	85
Trinidad	$670K	—	54	$399	94.2%	+3.6%	50
Kingman Park	$635K	-1.6%	24	$548	97.7%	-4.1%	71
Brookland	$635K	—	23	$479	98.5%	+5.8%	104
Brightwood	$605K	—	27	$448	94.5%	-3.8%	88
Wakefield	$599K	-1.2%	38	$423	98.5%	-2.8%	13
Mt Vernon Sq *	$977K	-11.1%	31	$392	85.8%	-36.4%	2
West End *	$518K	+26.3%	92	$491	93.1%	-42.4%	2

Source: BrightMLS via Compass, closed row home sales trailing 12 months as of 5/25/2026. MoM = change from 5/4/2026. Structure type filter: Interior Row/Townhouse, End of Row/Townhouse, Twin/Semi-Detached only. * Mt Vernon Sq and West End: n≤2, figures unreliable. Lanier Heights: n=4, small sample.

Notable Sales

1617 35th St NW (Georgetown): $2,900,000. 67 days on market. 5BR/4BA. $967/sqft. The week's highest-priced row home sale. Georgetown's rolling median sits at $1.9M on 124 trailing sales. A $2.9M transaction at $967/sqft after 67 days tells you where the top of that market meets buyer patience. Even at the best address in the city, premium pricing requires premium marketing time.

3928 Highwood Ct NW (Burleith-Hillandale): $2,100,000. 0 days on market. 3BR/4BA. $799/sqft. No public exposure before going under contract. Burleith-Hillandale's rolling list-to-sale ratio is 100.0% on 29 trailing sales. This transaction is consistent with the aggregate data, not an outlier.

1720 1st St NW (Eckington): $850,000. 263 days on market. 4BR/2BA. Sold at 29.2% below original list. The same week Eckington's rolling median jumped 14%. These two data points are not in conflict. Rolling medians measure the market's midpoint across 54 closed sales. A single property sitting 263 days and selling at a 30-point discount tells you what happens to properties that miss on pricing, condition, or both. The median does not protect individual listings from being wrong.

Bottom Line

Spring inventory has arrived, and it landed hardest in the neighborhoods already running year-over-year deficits. Petworth, Park View, Near NE, and Brightwood Park each added double-digit listing counts in a single week. The market does not have excess demand waiting to absorb all of it. Some will clear. Some will sit, reprice, or expire. The corridor neighborhoods between Capitol Hill and the upper NW border are the ones to watch over the next 30 days. If those listings move, the spring adjustment is temporary and orderly. If they sit past 45 days, the corrections already showing in the year-over-year data are about to compound. The constrained segments, Hill East, Mount Pleasant, Dupont Circle, are not part of this story. They never had the inventory to flood.