A house sells in two weeks or it negotiates.
Two of every three closings this week sold in two weeks or less. The rest negotiated, and Burleith's T Street shows the distance between the two.
The week in one scene
Twenty-two of this week's 34 closings across our 44 neighborhoods sold in 14 days or fewer, and 18 of those closed at or above the original ask. The other 12 took between 15 and 98 days, and only three of them reached their original asks. 315 E St SE on Capitol Hill is the fast end: 3 days, $1,120,000 on a $999,000 ask. 1534 Independence Ave SE in Hill East is the slow end: 98 days, $475,000 on a $645,000 original ask. Both are three-bedroom houses east of the Capitol. Two weeks sorted them.
What moved, and why
Capitol Hill: Flat on the week at $1.10M, with nine closings
Nine houses closed on the Hill, every one in 12 days or fewer, and eight at or above the original ask. 131 North Carolina Ave SE sold for $1,751,282, 103.0% of its $1,699,900 ask, in 6 days. 505 Constitution Ave NE sold at its $2,675,000 ask in 9 days, the highest price on the Hill this week. The median stayed at $1.10M because 305 sales absorb nine without moving. No other neighborhood closed more than three.
Dupont Circle: Up 3.0% on the week to $1.85M, from two closings
Two houses closed, one on each side of the two-week line. 1813 Riggs Pl NW sold at its $1,395,000 ask in 6 days. 1730 Willard St NW took 46 days and sold for $1,950,000, 81.4% of its $2,395,000 original ask, after a cut to $2,295,000. The median rose $53,750 and the annual change turned from down 0.2% to up 2.8%. Neither house was priced like the other, and neither is what the median describes.
Burleith-Hillandale: Down 2.3% on the week to $1.58M, from two T Street sales
Two houses closed on T Street NW, both three bedrooms of about 1,700 square feet. 3810 T St NW sold for $1,550,000 in 7 days, 98.4% of its $1,575,000 ask. 3538 T St NW sold for $1,000,000 in 79 days, 87.0% of its $1,150,000 ask. The first listing reports excellent condition; the second reports none. The $550,000 gap pulled the annual change from down 12.6% to down 15.7%.
Hill East: List-to-sale down to 99.3% on 39 sales
1534 Independence Ave SE sold for $475,000 after 98 days, 73.6% of its $645,000 original ask, with a drop to $599,999 along the way. 35 17th St SE sold for $685,000 in 32 days, 93.2% of its $735,000 ask. The median ratio slipped from 100.0% to 99.3% and the median price held at $915,500. Both houses took longer than a month, and both closed under ask. The ratio moved because the slow listings finished in the same week.
LeDroit Park: Clock down 16 days to 21, and nothing closed
No LeDroit Park house closed this week, so no address explains the move. The median clock fell from 37 days to 21, the median price rose to $910,000, and the annual change turned from down 3.9% to up 0.9%. The sample of 25 sales changed and the neighborhood did not. Fifteen houses are active, the same as last week. Read none of the three figures as a turn.
Every neighborhood, as of October 26, 2026
| Neighborhood | Median Price | MoM | DOM | $/sqft | L2S | YoY | Sales, 12 mo |
|---|---|---|---|---|---|---|---|
| Kalorama Heights | $2.60M | — | 18 | $724 | 97.4% | -21.6% | 25 |
| Georgetown | $1.86M | — | 11 | $1000 | 98.2% | -3.2% | 105 |
| Dupont Circle | $1.85M | +1.1% | 15 | $805 | 98.4% | +2.8% | 60 |
| Lanier Heights | $1.70M | +6.1% | 9 | $785 | 100.0% | +4.4% | 4 |
| Woodley Park | $1.66M | -4.0% | 7 | $836 | 101.7% | -11.9% | 13 |
| Kalorama Triangle | $1.60M | -1.4% | 69 | $678 | 93.8% | -11.4% | 7 |
| Burleith-Hillandale | $1.58M | -1.9% | 8 | $927 | 97.4% | -15.7% | 42 |
| Crestwood | $1.57M | — | 0 | $670 | 100.0% | +12.5% | 3 |
| North Cleveland Park | $1.52M | -1.9% | 12 | $773 | 99.4% | +4.8% | 15 |
| Mount Pleasant | $1.45M | -1.7% | 6 | $703 | 100.0% | -4.6% | 59 |
| Logan Circle | $1.44M | -0.1% | 20 | $776 | 98.0% | -17.9% | 50 |
| Cathedral Heights | $1.40M | +1.3% | 28 | $704 | 96.0% | -5.7% | 15 |
| Foxhall Village | $1.33M | — | 6 | $802 | 100.4% | -0.7% | 15 |
| Glover Park | $1.32M | — | 8 | $857 | 99.2% | +1.9% | 28 |
| Cleveland Park | $1.29M | -2.5% | 16 | $747 | 96.4% | -9.2% | 16 |
| Chevy Chase | $1.27M | +4.1% | 12 | $596 | 97.4% | +6.3% | 16 |
| Forest Hills | $1.21M | -7.1% | 6 | $836 | 100.7% | -6.6% | 2 |
| Friendship Heights | $1.21M | +2.1% | 7 | $684 | 98.8% | +17.6% | 12 |
| Navy Yard | $1.16M | -0.4% | 21 | $596 | 98.2% | +1.8% | 11 |
| American University Park | $1.15M | +3.8% | 7 | $622 | 100.0% | +6.8% | 5 |
| West End | $1.10M | — | 11 | $795 | 95.7% | +22.2% | 3 |
| Capitol Hill | $1.10M | +2.3% | 8 | $721 | 99.2% | -3.1% | 305 |
| Shaw | $1.10M | -1.6% | 20 | $662 | 99.0% | +1.4% | 58 |
| Sixteenth Street Heights | $1.06M | -0.2% | 19 | $560 | 97.8% | +3.4% | 33 |
| U Street | $1.00M | -1.2% | 23 | $736 | 97.6% | -2.4% | 35 |
| Bloomingdale | $950K | +1.0% | 24 | $531 | 98.5% | -13.3% | 46 |
| Mount Vernon Square | $928K | — | 31 | $565 | 96.0% | -28.7% | 6 |
| Foggy Bottom | $920K | -17.6% | 54 | $929 | 94.7% | -19.6% | 5 |
| Hill East | $916K | +4.6% | 9 | $691 | 99.3% | +7.7% | 39 |
| LeDroit Park | $910K | +1.5% | 21 | $545 | 96.3% | +0.9% | 25 |
| Columbia Heights | $875K | +0.3% | 13 | $533 | 97.4% | -4.0% | 93 |
| Near Northeast / NoMa / H Street | $849K | +1.7% | 17 | $626 | 97.4% | -5.6% | 82 |
| Adams Morgan | $812K | -20.3% | 34 | $710 | 96.8% | -39.9% | 9 |
| Southwest Waterfront | $809K | +0.5% | 23 | $488 | 99.5% | -16.6% | 26 |
| Petworth | $790K | -2.8% | 25 | $512 | 96.8% | -4.7% | 129 |
| Truxton Circle | $755K | -3.2% | 40 | $466 | 94.9% | +2.7% | 26 |
| Park View | $750K | +7.1% | 26 | $500 | 97.4% | -2.6% | 45 |
| Eckington | $720K | -0.7% | 32 | $513 | 96.9% | +17.1% | 62 |
| Brightwood Park | $709K | -2.2% | 33 | $514 | 97.0% | +1.2% | 74 |
| Brightwood | $650K | +0.4% | 30 | $461 | 97.5% | +1.6% | 61 |
| Wakefield | $639K | — | 8 | $435 | 100.0% | +3.1% | 11 |
| Kingman Park | $625K | +6.4% | 21 | $536 | 99.3% | -0.8% | 57 |
| Brookland | $624K | -1.7% | 23 | $490 | 98.9% | +3.1% | 103 |
| Trinidad | $578K | +1.0% | 42 | $439 | 96.0% | -6.9% | 66 |
Row houses only, fee simple and condo, closed sales from BrightMLS. Median price, DOM, $/sqft and L2S are medians of the 12 months ending October 26, 2026. Sales is the number of closings in those 12 months. MoM compares the median to four weeks earlier; YoY to the prior 12 months. Greyed rows have fewer than 10 sales: a handful of houses, not a market.
Three sales that explain the week
3277 Prospect St NW, Georgetown: $3,263,550, settled October 19. Four bedrooms, 2,236 square feet above grade, $1,460 a foot, listed in excellent condition, the highest price of the week. The agreement was signed September 26. The listing entered the MLS on October 19, the day it settled, at $3,250,000, so the record shows 0 days on market. A buyer was already at the table when the ask was posted.
315 E St SE, Capitol Hill: $1,120,000, settled October 19. Three bedrooms, 1,301 square feet above grade, $861 a foot. Listed October 2 at $999,000, under contract October 4, and sold at 112.1% of ask, the largest premium of the week. A $121,000 premium in 3 days. Two days from listing to contract left the ask as the floor of the bidding.
4614 Sargent Rd NE, Brookland: $360,000, settled October 23. Three bedrooms, 1,020 square feet above grade, $353 a foot. Listed September 22 at $360,000, under contract September 25, and sold at that ask in 4 days. It was the lowest price of the week among our neighborhoods, and it drew no discount. The ask was the price, and the first week was enough.
What I would do with this
When a client asks what a house will sell for, I read the first two weeks of the nearest comparable listings before I read any median. This week, 22 of 34 closings settled within 14 days, and 18 of those closed at or above the original ask. Nine of the 12 that took longer closed below it, one by $445,000. I do not treat that as a rule about price. I treat day 14 as the market's answer to the first ask, and I plan for the answer, not the ask.
Name any block in DC and I will send you every sale on it for the last 24 months. No charge. Start with the address.