Neighborhood Pulse: Dupont Circle Turns Negative on the Year for the First Time Since Tracking Began, Hill East Hits Full Ask at a Lower Price, Glover Park Gives Back $65,000
37 row home sales closed this week. Dupont Circle's annual line printed -0.2%, its first negative reading since tracking began in March, with the median essentially flat at $1.80M. Hill East hit 100% of ask on a nine-day clock while its median fell $147,500 from the June peak. Glover Park closed three homes in four days and gave back $65,000.
This Week's Pulse
Thirty-seven row home settlements closed citywide this week, 30 of them inside the 44 tracked neighborhoods, and the citywide trailing count moved by four. The headline sits in Dupont Circle. Its annual price line printed -0.2%, the first negative reading since this column began tracking in March, when the same line read +26.1%. The median is $1,796,400 against $1,800,000 a year ago. Nothing collapsed. A year of premium closings simply rolled out of the window and what replaced them was ordinary.
Ten of 44 neighborhoods now clear at or above 100% of ask. Seven of those ten trade fewer than 20 times a year. The three that do not are Mount Pleasant, Southwest Waterfront and Hill East, and Hill East is the instructive one. It hit 100.0% for the first time in the archive this week, on a nine-day clock, while its median has fallen from $1,022,500 at the end of June to $875,000 now. A full-ask ratio measures the distance between the list price and the closing price. It does not measure value, and a neighborhood can post the cleanest ratio in the city on the way down.
Logan Circle produced the week's two most expensive closings and they disagree with each other. 1827 13th St NW opened at $2,500,000 in May, sat 64 days and settled at $2,200,000, twelve percent under the ask and $617 a foot. 1510 10th St NW listed at $1,699,000, went under contract in 27 days and settled at $1,735,000, two points over ask and $770 a foot. Same neighborhood, same week, same trailing median of $1,446,500. The larger house took the larger discount, and the difference was decided before either had a showing.
Glover Park closed three row homes in four days and the median gave back $65,000. 2305 38th St NW opened at $1,335,000, cut to $1,285,000 and settled at $1,225,000 after 58 days. 2410 39th St NW cleared in 10 days at 97.3% of ask. 2218 Tunlaw Rd NW settled at $913,333, seventeen percent below a $1,100,000 opening number. Four straight weeks at exactly 100.0% list-to-sale ended at 99.4%. On 35 trailing sales, three closings are enough to move the neighborhood, and this week they did.
Top Movers
Dupont Circle $1.80M, -0.2% YoY, -3.9% MoM. DOM 18, L2S 97.8%. 56 trailing sales. The annual line has fallen every week since August 10: +5.6%, +4.9%, +4.2%, +3.9%, +1.7%, and now -0.2%. That is a comparison base moving, not a neighborhood repricing. In March the line read +26.1% because the prior-year median was roughly $1.42 million. The prior-year median is now $1.80 million, and the current median of $1,796,400 sits within $4,000 of it. The ratio has held between 97.7% and 97.8% all year and the clock came back to 18 days from 21 in August. Sellers here are conceding a little over two points and they have been conceding a little over two points all year. The sign change is arithmetic. The market underneath it is unchanged.
Logan Circle $1.45M, -17.6% YoY, flat MoM. DOM 18, L2S 98.3%. 48 trailing sales. The 98.3% ratio matches last week as the highest reading in the archive, up from 97.2% in May. The annual line is the second worst in the city among neighborhoods with more than 20 sales. Both are true because they measure different things. Sellers who list in Logan now are pricing to the $1.45 million reality rather than to the $1.755 million median of a year ago, and buyers are paying close to that number without a fight. The 18-day clock is more than double last year's 8 days but has come in from 23 in May. This is what the far side of a correction looks like on paper: a lower level, a firmer ratio, a shorter clock. The two Logan closings above show how much room remains inside that average for an individual house to miss.
Glover Park $1.26M, -4.5% YoY, -4.9% MoM. DOM 10, L2S 99.4%. 35 trailing sales. The median sat at exactly $1,325,000 for four consecutive weeks and dropped to $1,260,000 on three closings. The annual reading went from -0.4% to -4.5% in seven days. The ten-day clock did not move. This is a thin-sample neighborhood behaving like one. What the three sales say individually matters more than what they did to the median: one house that opened $110,000 too high and spent two months finding the number, one that cleared in ten days near ask, and one that settled seventeen percent below its opening price. The neighborhood did not get cheaper this week. Two sellers overestimated it.
Wakefield $639K, +5.6% YoY, flat MoM. DOM 9, L2S 100.0%. 13 trailing sales. Nothing about Wakefield changed this week. The median, the clock, the ratio and the count are identical to last week and to the six weeks before that. The annual line moved from +13.1% to +5.6% because the prior-year base moved from roughly $565,000 to $605,000 as the comparison window shifted. Thirteen sales in twelve months is a market that produces one data point a month. It appears here because the rotation rules give one slot a week to a small-sample neighborhood, and it is worth stating that plainly rather than writing a story around a number that did not move.
Hill East $875K, +1.7% YoY, -4.9% MoM. DOM 9, L2S 100.0%. 47 trailing sales. A nine-day clock, down from 20 in March, and the first 100.0% ratio this neighborhood has posted in the archive. The median tells a different story. It peaked at $1,022,500 on June 29 and has fallen in eight of eleven weeks since, to $875,000 now, a drop of 14.4% in under three months. The annual line has gone from +8.8% in March to +1.7%. Read together, the numbers say sellers have reset their list prices to a lower level and buyers are clearing that level immediately. Speed at full ask is not strength when the ask has come down $147,500. It is a neighborhood that found its price.
Market Snapshot: September 14, 2026
| Neighborhood | Median Price | MoM | DOM | $/sqft | L2S | YoY | Sales |
|---|---|---|---|---|---|---|---|
| Kalorama Heights | $2.57M | +3.5% | 49 | $721 | 96.3% | -23.2% | 25 |
| Georgetown | $1.90M | +0.8% | 13 | $1023 | 98.3% | +0.4% | 113 |
| Dupont Circle | $1.80M | -3.9% | 18 | $805 | 97.8% | -0.2% | 56 |
| Woodley Park | $1.73M | +0.9% | 7 | $830 | 100.3% | -8.2% | 17 |
| Kalorama Triangle | $1.63M | — | 65 | $689 | 94.0% | -8.1% | 8 |
| Burleith-Hillandale | $1.62M | -1.2% | 7 | $930 | 97.4% | -9.4% | 40 |
| N Cleveland Park | $1.55M | — | 12 | $773 | 98.8% | +10.7% | 13 |
| Mount Pleasant | $1.45M | — | 6 | $703 | 100.0% | -5.2% | 57 |
| Logan Circle | $1.45M | — | 18 | $773 | 98.3% | -17.6% | 48 |
| Cathedral Heights | $1.38M | — | 32 | $706 | 96.0% | -7.8% | 14 |
| Foxhall Village | $1.33M | — | 6 | $807 | 100.2% | -1.5% | 16 |
| Cleveland Park | $1.32M | -1.9% | 17 | $747 | 96.1% | -6.9% | 15 |
| Chevy Chase | $1.26M | — | 8 | $661 | 98.8% | +6.8% | 18 |
| Glover Park | $1.26M | -4.9% | 10 | $851 | 99.4% | -4.5% | 35 |
| Friendship Heights | $1.21M | -4.0% | 7 | $732 | 100.0% | +14.8% | 12 |
| Navy Yard | $1.16M | — | 19 | $592 | 98.1% | +2.0% | 12 |
| Shaw | $1.13M | -1.7% | 21 | $657 | 99.2% | +4.4% | 57 |
| Capitol Hill | $1.07M | +0.5% | 8 | $710 | 99.0% | -5.5% | 318 |
| 16th St Heights | $1.04M | +2.3% | 18 | $538 | 98.0% | +3.4% | 34 |
| Adams Morgan | $1.02M | -16.5% | 27 | $694 | 95.5% | -16.5% | 10 |
| U Street | $998K | -1.5% | 20 | $714 | 98.0% | +0.0% | 36 |
| Bloomingdale | $938K | — | 25 | $544 | 98.6% | -16.5% | 46 |
| LeDroit Park | $897K | — | 37 | $552 | 97.2% | -3.9% | 24 |
| Hill East | $875K | -4.9% | 9 | $677 | 100.0% | +1.7% | 47 |
| Columbia Heights | $860K | -0.6% | 13 | $530 | 97.4% | -5.6% | 101 |
| Near NE / NoMa / H St | $848K | -1.6% | 17 | $598 | 97.3% | -5.7% | 79 |
| Southwest Waterfront | $812K | -4.4% | 17 | $467 | 100.0% | -16.2% | 25 |
| Petworth | $799K | -3.2% | 32 | $523 | 96.4% | -5.9% | 133 |
| Truxton Circle | $755K | -3.2% | 45 | $476 | 94.3% | +1.0% | 28 |
| Brightwood Park | $725K | — | 33 | $518 | 97.8% | +6.7% | 69 |
| Park View | $700K | — | 27 | $488 | 97.0% | -10.0% | 52 |
| Eckington | $691K | +3.6% | 29 | $501 | 97.0% | +12.4% | 62 |
| Brightwood | $640K | — | 30 | $452 | 95.3% | -1.5% | 71 |
| Wakefield | $639K | — | 9 | $423 | 100.0% | +5.6% | 13 |
| Brookland | $630K | +2.6% | 21 | $490 | 98.4% | +5.0% | 103 |
| Kingman Park | $588K | -6.0% | 21 | $547 | 99.0% | -6.0% | 59 |
| 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 |
| Foggy Bottom * | $1.12M | +21.3% | 39 | $859 | 95.6% | +7.6% | 4 |
| American Univ Park * | $1.11M | +4.0% | 6 | $673 | 97.9% | +2.8% | 4 |
| West End * | $1.10M | — | 11 | $795 | 95.7% | -43.6% | 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 9/14/2026. 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
1827 13th St NW (Logan Circle): $2,200,000. 64 days on market. 6BR, 3,567 sqft above grade, $617 a foot. Listed at $2,500,000 in mid-May and never reduced. It settled at 88.0% of that number, a $300,000 concession, in a neighborhood whose trailing ratio is 98.3% and whose trailing price per foot is $773. The largest row home to close in the city this week traded at a 20% discount per square foot to its own neighborhood. Size did not carry it. The opening number sat above what the block would support and the market spent two months proving it.
208 12th St SE (Capitol Hill): $1,340,000. 6 days on market. 3BR, 1,920 sqft, $698 a foot. Listed at $1,225,000 in late August and settled $115,000 over, 109.4% of ask. Only one tracked closing this week cleared further above its ask, a shell on 6th St NW that listed at $350,000. Capitol Hill's trailing median is $1,070,000 at 99.0% on 318 sales, so this is not the neighborhood running hot. It is one house listed under the number the block would bear, and six days on the market corrected it upward. Underpricing does not start a bidding war on its own. It starts one when the house is worth more than the ask, and this one was.
439 21st St NE (Kingman Park): $485,000. 64 days on market. 3BR, 1,260 sqft, $385 a foot. Opened at $650,000 in May and settled 25.4% below that, the deepest cut from an original ask among the tracked neighborhoods this week. Kingman Park's trailing median is $587,500 and its trailing price per foot is $547. This house asked for a number roughly $62,500 above the neighborhood median and closed $102,500 below that median, $165,000 under its own ask. The same 64 days that cost 1827 13th St NW twelve percent cost this seller a quarter of the ask.
Bottom Line
Dupont Circle went negative on the year in a week when its only closing settled at 96.4% of ask. Hill East hit full ask while its median fell $147,500 from the June peak. Logan Circle posted its firmest ratio in the archive at a median down 17.6%. Each of those is the same event seen from a different angle: sellers have moved their list prices to where buyers already were. The ratio firms, the clock shortens, and the annual line goes red, all at once. None of that is a market weakening. It is a market that has stopped arguing with itself. The sellers who are still arguing, at 1827 13th St NW or 439 21st St NE, are paying for the privilege in weeks and in dollars.