Published November 1, 2026 in Market Update

One part of Vienna moved faster and tighter than the rest

By Elizabeth Sachero-Perez

Real estate, Vienna

Nationally, Realtor.com reported that 20.8% of listings had price cuts in September 2026, the highest share since October 2022. Vienna told a different story. In ZIP 22181, the Real Estate Data Aggregator counted 72.6% of homes going under contract within two weeks of listing. More than half sold above list price. That is not one market. That is three markets sharing a name.

The ZIP that moved fastest: 22181

The Real Estate Data Aggregator tracked 74 homes sold in ZIP 22181 in the three months ending August 31, 2026. That was up 32.1% from the same months of 2025. The median days on market was 20 days, which was 10 days shorter than a year before. Buyers moved quickly, and sellers felt it.

The Real Estate Data Aggregator also showed that 51.4% of homes in 22181 sold above list price. That share was up 12.1 points from a year before. The average sale-to-list ratio reached 101.6%, up 0.9 points year over year. Pending sales rose 37.8% compared with the same period in 2025. Homes for sale fell 24.4%. Supply dropped to 1.3 months.

One honest note: the median sale price in 22181 was $1,122,500, down 5.5% from a year before. Speed and competition were high. Prices dipped a little. Those two things can happen at the same time when the mix of homes sold shifts toward smaller or less updated properties.

ZIP 22180: prices up sharply, but fewer sales

The Real Estate Data Aggregator counted 92 homes sold in ZIP 22180 in the three months ending August 31, 2026. That was down 14% from the same months of 2025. The median sale price rose to $1,305,000, up 19.7% year over year. That is a large gain. Still, fewer homes changed hands, and new listings fell 15.6%.

In 22180, 47.9% of homes went under contract within two weeks, up 2.8 points from a year before. The Real Estate Data Aggregator put the sale-to-list ratio at 99.9%, up 0.6 points. The share selling above list was 33.7%, down 3.7 points. Median days on market was 34 days, which was 5 days shorter than a year before. Supply held at 1.6 months, unchanged from 2025.

ZIP 22182: more listings, more days, more supply

ZIP 22182 moved differently. The Real Estate Data Aggregator counted 65 homes sold there in the three months ending August 31, 2026, down 14.5% from a year before. New listings rose 20.6%, and homes for sale climbed 36.1%. Supply reached 2.3 months, up 0.8 months from a year before. Pending sales fell 9.4%.

The median sale price in 22182 was $1,270,256, down 6.1% from the same period in 2025. The sale-to-list ratio was 100.4%, unchanged from a year before. About 35.4% of homes sold above list, nearly flat year over year. The median days on market was 27 days, 4 days shorter than a year before. More choices, a little less urgency.

How the three ZIPs compare side by side

What the national picture adds

Nationally, Realtor.com reported that mortgage rates climbed above 7% for the first time since January 2025. The Federal Housing Finance Agency reported that U.S. house prices rose 2.4% from August 2025 to August 2026. Vienna's strongest ZIP outpaced that by a wide margin on price in 22180, while 22181 and 22182 saw prices ease. The National Association of Realtors reported that existing-home sales rose 1.5% in September 2026 to 3.99 million units, with inventory reaching 1.60 million homes nationally.

Vienna overall: steady but smaller

Across all three Vienna ZIPs together, the Real Estate Data Aggregator counted 231 homes sold in the three months ending August 31, 2026. That was down 3.3% from a year before. New listings also totaled 231, up 4.5%. Homes for sale across all three ZIPs fell 5.2% to 127. Pending sales across Vienna dropped 4.5% to 191. The market is smaller than it was a year ago, but it is still moving.

One more thing worth saying: the numbers above cover the whole ZIP code. One block, one price range, or one property type can look very different from the ZIP-wide picture. If you are thinking about buying or selling in Vienna, feel free to reach out. I am happy to look at what is happening closer to your specific address.