Published October 25, 2026 in Market Update

One part of Herndon is moving faster than the other

By Elizabeth Sachero-Perez

Real estate, Herndon

Nationally, Realtor.com reported that 20.8% of listings took a price cut in September. That is the highest share since October 2022. In Herndon, the picture is more split than that number suggests. The Real Estate Data Aggregator counted homes sold across both Herndon ZIP codes in the three months ending August 31, 2026. The numbers tell two different stories.

The gap between 20170 and 20171

In 20170, the Real Estate Data Aggregator found that 41.7% of homes sold above list price. That share rose 11.4 points from the same three months in 2025. Nearly half of all homes, 47.4%, went under contract within two weeks of listing. That is a market where well-priced homes are drawing real competition.

In 20171, those same measures came in lower. The Real Estate Data Aggregator counted 28% of homes selling above list price. The share of homes going under contract within two weeks was 43.7%, down 12.3 points from a year before. The median price dipped 1.3% to $750,000. More homes were for sale: the Real Estate Data Aggregator counted 106, up 16.5% from a year ago. New listings rose 32.3% to 172.

What the numbers mean for sellers

In 20170, fewer homes came to market. The Real Estate Data Aggregator counted 106 new listings, down 24.8% from a year before. Homes for sale fell 6.8% to 68. Less supply with steady demand helped keep prices flat at $700,000 and pushed more buyers above list price.

In 20171, more supply arrived at the same time. With 172 new listings and 106 homes for sale, buyers had more to choose from. That extra choice is one reason fewer homes there sold above list and fewer went under contract quickly. Pricing carefully matters more when buyers have options.

Across both ZIP codes together, the Real Estate Data Aggregator counted 276 homes sold, up 5.7% from the same period in 2025. That is a healthy total. But the combined number hides the difference between the two sides of town.

The national backdrop

Mortgage rates climbed above 7% for the first time since January 2025, according to Realtor.com. That is putting pressure on buyers across the country. Realtor.com also reported that active listings topped 1.16 million homes nationally in September. More supply and higher rates are giving buyers more room to negotiate in many markets. In parts of Herndon, that shift is showing up. In other parts, demand is still absorbing supply quickly.

What this means for buyers

If you are looking in 20170, plan for competition. The Real Estate Data Aggregator shows homes there are still selling above list price at a rising rate. Moving quickly and coming in prepared matters. In 20171, you may have a little more time. Homes there are taking a day longer on average, and fewer are drawing above-list offers. That does not mean every home is negotiable, but the conditions are a bit softer.

One street can read differently from the ZIP code around it. The numbers above cover broad areas. Your specific block, your home's condition, and your price point all shape the result. If you want to know how the data applies to your address, feel free to reach out.