Neighborhood Pulse: Inventory Builds 19% in a Week, Eckington Prints +17.1%, One Two-Day Sale Cuts Kalorama Heights' Clock by 17 Days
34 row home sales closed this week. Tracked inventory jumped from 577 to 689 active listings, a 19% build in seven days, with Capitol Hill adding 21. Eckington's median rose to $720,000 and its annual line hit +17.1%, the strongest in the city. Kalorama Heights cut its median DOM from 49 to 32 on a single two-day, $3.1M sale.
This Week's Pulse
Thirty-four row home settlements closed citywide this week, 28 of them inside the 44 tracked neighborhoods, and the citywide trailing count did not move: 1,950 in, 1,950 out. Inventory did. Tracked active listings went from 577 to 689 in seven days, a build of 112 homes and 19%, the largest one-week gain since the 20% jump in mid-August. Capitol Hill alone added 21, from 54 to 75. Logan Circle went from 12 to 21. Dupont from 15 to 23. The fall listing season arrived in one week, and it arrived in the neighborhoods that had been running short.
Eckington is the price story. The median moved from $691,250 to $720,000 and the annual line printed +17.1%, the strongest reading in the city and the highest this neighborhood has posted since the archive began. The comparison base is $615,000. The same week, 2129 4th St NE opened at $1,025,000, sat 55 days and settled at $930,000, nine percent under the ask. That is the same pairing this column recorded on August 31, when 121 R St NE gave back $190,000 in the week the annual line first reached +12.4%. Appreciation at the median has not once translated into pricing power for a seller who opens high.
Kalorama Heights cut its median days on market from 49 to 32 in a week. One sale did it. 2134 R St NW, six bedrooms and 4,318 square feet above grade, listed on August 12 at $3,195,000, went under contract in two days and settled September 17 at $3,100,000. On a 25-sale sample a single two-day closing pulls the median down 17 days. The ratio firmed to 97.0%, the best reading in the archive for this neighborhood, and the annual line improved from -23.2% to -21.6%. None of that is a trend. It is one well-priced house on R Street doing arithmetic to a small denominator.
Georgetown gave back last week's positive print. The annual line went +0.4% to -3.2% as the median slid from $1,895,000 to $1,862,500 on 111 sales, and it did so in a week when 3627 Winfield Ln NW settled at $2,375,000 with zero days on market, a point over ask. Petworth moved the other way: the clock came in from 32 days to 27, the median rose $13,500 to $812,500 and the annual line narrowed from -5.9% to -4.3% on 130 sales. Two deep samples, two opposite moves, neither large enough to change what either neighborhood is. Both are the ordinary noise of a trailing window rolling forward, and both will be quoted this week as if they were news.
Top Movers
Adams Morgan $1.02M, -16.5% YoY, -16.5% MoM. DOM 27, L2S 95.5%. 10 trailing sales. Third consecutive week without a change to a single figure. The median dropped from $1,220,000 to $1,018,500 on September 7 when the trailing window turned over, and it has not moved since. Ten sales in twelve months across 123 tracked row houses is not a market that produces weekly signal. The -16.5% annual reading describes which ten houses happened to trade, not what the neighborhood is worth. It appears here on the core rotation, and the honest thing to report is that nothing happened.
Capitol Hill $1.07M, -5.7% YoY, flat MoM. DOM 8, L2S 99.0%. 318 trailing sales. The median has sat at exactly $1,070,000 for four straight weeks on the deepest sample in the city. What moved is supply: 54 active listings to 75 in seven days, a 39% build. The four Capitol Hill closings this week show the full range of what an eight-day median hides. 621 Lexington Pl NE, listed in below-average condition at $695,000, went under contract in one day at $800,000, fifteen percent over ask. 727 Massachusetts Ave NE, seven bedrooms at $1,899,000, took 80 days and settled at $1,750,000, eight percent under. The neighborhood clears in eight days. Individual houses clear when their number is right, and 21 new sellers just entered a market that will sort them the same way.
Kalorama Heights $2.60M, -21.6% YoY, +1.2% MoM. DOM 32, L2S 97.0%. 25 trailing sales. Seventeen days off the median clock in one week, from 49 to 32, and a ratio at 97.0% for the first time in the archive. Both moves trace to 2134 R St NW: two days on market, $3,100,000, 97.0% of a $3,195,000 ask. Take that one sale out and the neighborhood looks the way it did last week. The annual line at -21.6% still reflects a prior-year median of $3,315,000 that the current window has not come close to repeating. Twenty-five sales is enough to describe a neighborhood and not enough to survive one outlier, and this week the outlier was a fast one.
Petworth $813K, -4.3% YoY, flat MoM. DOM 27, L2S 96.5%. 130 trailing sales. The clock came in five days in a week, 32 to 27, after climbing from 25 to 32 across the previous five weeks. The median added $13,500 and the annual decline narrowed from -5.9% to -4.3%. On 130 sales this is a real move, and it is a move back to where Petworth sat in mid-July. Active listings rose from 37 to 45. The ratio has held between 96.3% and 96.5% all summer, which means sellers here are still conceding three and a half points at the table regardless of how fast the house goes under contract. Speed improved. Leverage did not.
Eckington $720K, +17.1% YoY, +4.2% MoM. DOM 32, L2S 96.9%. 62 trailing sales. Eckington is blocked by the rotation rule this week, two appearances in the last eight, and it is here anyway: the strongest annual reading in the city on a 62-sale sample is the week's most important number, and leaving it out to satisfy a frequency cap would be the wrong call. The median rose $28,750 in a week. The prior-year base is $615,000. The clock stretched three days to 32 and the ratio held at 96.9%, both unchanged from the pattern of the last two months: strong appreciation at the median, a slow clock, and sellers conceding three points. 2129 4th St NE gave back $95,000 from its opening number this week to prove the last point again.
Market Snapshot: September 21, 2026
| Neighborhood | Median Price | MoM | DOM | $/sqft | L2S | YoY | Sales |
|---|---|---|---|---|---|---|---|
| Kalorama Heights | $2.60M | +1.2% | 32 | $721 | 97.0% | -21.6% | 25 |
| Georgetown | $1.86M | +0.3% | 12 | $1021 | 98.4% | -3.2% | 111 |
| Dupont Circle | $1.80M | -3.9% | 18 | $805 | 97.9% | -0.2% | 56 |
| Woodley Park | $1.73M | +0.9% | 7 | $836 | 100.3% | -8.2% | 15 |
| Kalorama Triangle | $1.63M | — | 65 | $689 | 94.0% | -8.1% | 8 |
| Burleith-Hillandale | $1.61M | -1.7% | 8 | $923 | 97.6% | -10.3% | 41 |
| N Cleveland Park | $1.55M | — | 12 | $773 | 98.8% | +10.7% | 13 |
| Mount Pleasant | $1.47M | +1.0% | 5 | $705 | 100.0% | -2.0% | 57 |
| Logan Circle | $1.44M | — | 20 | $770 | 98.2% | -17.8% | 49 |
| Cathedral Heights | $1.38M | -1.2% | 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 |
| Glover Park | $1.29M | -2.5% | 10 | $848 | 99.7% | -1.3% | 34 |
| Chevy Chase | $1.26M | — | 8 | $661 | 98.8% | +7.9% | 18 |
| Friendship Heights | $1.18M | -4.1% | 7 | $716 | 100.0% | +12.4% | 13 |
| Navy Yard | $1.16M | — | 19 | $592 | 98.1% | +2.0% | 12 |
| Shaw | $1.13M | -1.7% | 21 | $657 | 99.2% | +3.2% | 57 |
| Capitol Hill | $1.07M | — | 8 | $712 | 99.0% | -5.7% | 318 |
| 16th St Heights | $1.04M | — | 18 | $538 | 98.0% | +3.4% | 34 |
| Adams Morgan | $1.02M | -16.5% | 27 | $694 | 95.5% | -16.5% | 10 |
| U Street | $1.00M | +0.3% | 19 | $717 | 98.3% | +0.3% | 37 |
| Bloomingdale | $940K | +0.3% | 25 | $549 | 98.6% | -14.2% | 45 |
| LeDroit Park | $897K | — | 37 | $541 | 96.0% | -3.9% | 26 |
| Hill East | $875K | -4.4% | 9 | $677 | 100.0% | +1.2% | 47 |
| Columbia Heights | $860K | -1.4% | 13 | $530 | 97.4% | -5.7% | 101 |
| Near NE / NoMa / H St | $835K | -2.2% | 17 | $598 | 97.3% | -7.2% | 81 |
| Petworth | $813K | — | 27 | $527 | 96.5% | -4.3% | 130 |
| Southwest Waterfront | $809K | -4.9% | 21 | $451 | 99.5% | -17.7% | 26 |
| Truxton Circle | $780K | — | 41 | $469 | 94.4% | +6.4% | 27 |
| Brightwood Park | $725K | -0.3% | 33 | $518 | 97.1% | +6.6% | 69 |
| Eckington | $720K | +4.2% | 32 | $501 | 96.9% | +17.1% | 62 |
| Park View | $700K | — | 27 | $500 | 97.0% | -9.1% | 51 |
| Brightwood | $648K | +2.4% | 31 | $453 | 95.3% | +0.4% | 70 |
| Wakefield | $639K | — | 9 | $423 | 100.0% | +5.6% | 13 |
| Brookland | $635K | +2.0% | 21 | $506 | 98.4% | +5.8% | 103 |
| Kingman Park | $585K | -4.1% | 21 | $541 | 99.1% | -7.1% | 58 |
| Trinidad | $572K | +0.9% | 42 | $416 | 95.9% | -8.2% | 66 |
| Lanier Heights * | $1.60M | — | 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 9/21/2026. MoM = change from 8/31/2026. 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
2134 R St NW (Kalorama Heights): $3,100,000. 2 days on market. 6BR, 4,318 sqft above grade, $718 a foot. Listed August 12 at $3,195,000 and under contract within two days at 97.0% of ask. The largest row home sale in the city this week by $725,000, and the transaction that moved Kalorama Heights' median clock 17 days in one week. It settled at $718 a foot against a neighborhood trailing figure of $721, which is to say it traded exactly where the neighborhood trades. A $3.1 million house that finds its buyer in 48 hours is not a bidding war. It is a list price set at market on the first day.
524 T St NW (LeDroit Park): $975,000. 202 days on market. 4BR, 1,788 sqft, $545 a foot. Listed February 5 at $1,375,000, cut to $1,215,000, and settled at 70.9% of the original number, a $400,000 concession and the deepest cut from an original ask in the tracked neighborhoods this week. LeDroit Park's trailing median is $896,750 and its trailing ratio slipped from 97.2% to 96.0% this week. Seven months on market ended $78,000 above the neighborhood median for a house that opened $478,000 above it. The market did not reject the house. It rejected the number, one price cut at a time, until the number was right.
621 Lexington Pl NE (Capitol Hill): $800,000. 1 day on market. 2BR, 1,805 sqft, $443 a foot, listed in below-average condition. Opened September 2 at $695,000 and went under contract the next day at $800,000, 115.1% of ask and the widest premium to list in the city this week. Capitol Hill's trailing price per foot is $712. This house closed at $443. A project house on a Capitol Hill block, priced $105,000 below where it cleared, drew the fastest and most competitive bidding of the week. Buyers with renovation capital are paying up for the right to do the work themselves, and the seller who priced to attract them left nothing on the table by starting low.
Bottom Line
The trailing sales count did not move this week. Inventory rose 19%. That gap is the whole story. Sellers who waited through August put 112 more row homes on the market in seven days, and the closings that settled this week were priced weeks or months ago, before that supply existed. A Kalorama Heights house at market cleared in two days. A LeDroit Park house $478,000 above market took seven months. A Capitol Hill project house $105,000 below market drew a fifteen percent premium overnight. Every one of those outcomes was set at the list price, and every seller who listed this week is about to be measured the same way, against 19% more competition than the sellers whose closings appear in this table.