Should You List High in Alexandria—or Price for the First Weekend?

Should You List High in Alexandria—or Price for the First Weekend?

By Chris Colgan

If you are selling in Alexandria City, I would not use the city’s 9.1% rise in median sold price as permission to pick an aggressive list price. In August 2026, active listings reached 390 compared with 318 a year earlier, new pendings fell 22.4%, the average sold listing took 26 days, and closed sellers received 97.9% of original list price on average. Those are citywide, all-property-type signals—not a value estimate for your home.

The stronger pricing question is narrower: What are buyers choosing instead of your property, and what do the closest recent closed sales support? I would price from those answers, then agree in advance on what the first seven days of…

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Why Everyone Is Leaving Haymarket & Gainesville

Here's Why Everyone Is Leaving Haymarket & Gainesville, Virginia

People originally moved to Gainesville and Haymarket for breathing room and mountain views, but heavy traffic, constant construction, and a massive influx of data centers are changing the landscape. Join Chris Colgan as he explores the real trade-offs of living in western Prince William County and highlights the hidden gem neighborhoods you shouldn't overlook.

Haymarket & Gainesville: Key Takeaways

• Data Center Influx: The massive expansion of data centers along the I-66 corridor—sometimes just hundreds of feet from townhomes—is causing noise,…

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7 Ways Northern Virginia Sellers Can Walk Away With Less—Even When Prices Rise

By Chris Colgan · September 17, 2026 · Market evidence: August 2026

7 Ways Northern Virginia Sellers Can Walk Away With Less—Even When Prices Rise

You can sell a home for more than you paid and still come out behind after expenses. You can also receive a check at closing without that entire check being profit. Before deciding whether to move, separate three questions: What is the home worth? What will you keep after the sale? What will the next home cost each month?

That is the point I want Northern Virginia sellers to take from August’s numbers. Prices did not move in one direction everywhere, and active listings increased in all seven jurisdictions below. A strong county headline cannot answer your personal net-proceeds question.

This…

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Buying in Loudoun: Does a Higher Median Mean You Should Offer More?

Buying in Loudoun: Does a Higher Median Mean You Should Offer More?

By Chris Colgan

No. A higher county median is not a reason to increase your offer on a particular home. In August 2026, Loudoun’s median sold price rose 0.9% to $771,250 even as closed sales fell 16.9%. Your offer still needs to reflect comparable homes, condition and the alternatives available to you.

There is useful opportunity in having choices, but the headline cannot choose a house—or price one—for you. This is a look at August’s evidence, not a forecast or a live inventory report.

Have a Loudoun home in mind? Contact me about buying or selling, and we can look at the property-level evidence instead of guessing from the county median.

Loudoun Gateway Station…

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How Much Money Do You Need to Buy a House in Northern Virginia?

How Much Cash Do You Really Need to Buy a Home in Northern Virginia?

By Chris Colgan | Chris Colgan Team | Real Broker, LLC

You do not necessarily need a 20% down payment to buy a home in Northern Virginia. Some eligible buyers can use conventional financing with 3% d

Could a seller credit help your purchase?

Talk with Chris before you write an offer. We can review the home, competing offers and your lender’s credit limits to decide whether asking for closing-cost help fits the deal.

When VA and USDA financing may help

Eligible VA buyers may be able to purchase without a down payment, subject to entitlement, lender requirements and the appraised value. Closing expenses can still apply, and a funding fee may apply unless the buyer is…

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Seller Credit vs Price Reduction in Northern Virginia

By Chris Colgan

A lower purchase price can reduce the amount you borrow. A seller credit can reduce eligible closing costs you pay out of pocket. The better choice depends on whether your bigger constraint is cash at closing or the cost of carrying the loan. First, the home still needs to be worth the price you agree to pay.

Before you ask a seller for $15,000 off, have your lender show you what that same $15,000 could do as a closing-cost credit. A $15,000 price cut does not necessarily mean you need $15,000 less cash at closing.

Residential neighborhood in Gainesville, Virginia. Photo supplied by Chris Colgan.

Planning a move to Northern Virginia?

Get my free Northern Virginia Relocation Guide to start comparing communities and…

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10 Things You Need to Know Before Moving to Leesburg, Virginia

Leesburg, Virginia Relocation Guidee

10 Things You Need to Know Before Moving to Leesburg, Virginia

Leesburg has a historic downtown, highly regarded schools, wineries, newer communities, and some of the most beautiful countryside in Northern Virginia.

But it does not have its own Metro station. Homes inside the town carry both county and town real estate taxes. And if you commute to Washington, DC, every day, traffic can completely change how you feel about living here.

I’m not saying that to scare you away. Leesburg is one of my favorite places in Northern Virginia, and it can be an incredible place to live. But it isn’t right for everybody.

I’m Chris Colgan. I was born and raised in Northern Virginia, and after more than 20 years in…

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NOVA Buyers Pulled Back in August—But Home Prices Still Haven’t Crashed The Northern Virginia housing market

Northern Virginia Market Update

Northern Virginia Buyers Pulled Back in August—But Home Prices Still Haven’t Crashed

The Northern Virginia housing market slowed down significantly in August 2026.

Buyers scheduled fewer showings. Fewer homes went under contract. More listings remained available. In parts of Virginia, inventory increased by more than 20% compared with last year.

But here is where the market gets confusing:

Home prices still have not crashed.

The median sales price increased across the overall Washington, D.C. metro area and North Central Virginia, even as buyer activity declined.

After more than 20 years of selling real estate in Northern Virginia, my honest assessment is that we are moving into a market where buyers…

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Do You Have to Use the Builder’s Lender? What Northern Virginia New Construction Buyers Should Know

Do You Have to Use the Builder’s Lender? What Northern Virginia New Construction Buyers Should Know

By The Chris Colgan Team | Real Broker, LLC

Research checked Sep 7, 2026

No—you generally do not have to use the builder’s preferred lender. But in my experience helping Northern Virginia buyers, you often want to consider it seriously: I have seen outside lenders beat the interest rate, but I have not personally seen one beat the builder’s complete incentive package.

That is my experience, not a guarantee about your loan. Your decision should account for the incentives you actually qualify for, the loan’s cost over time, and whether the financing fits your situation.

The practical distinction is this: you can…

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5 Things To Consider Before Moving to Herndon, VA

Avoid Moving to Herndon, Virginia Unless You Can Handle These 5 Things

Thinking about moving to Herndon, Virginia? While it offers Silver Line Metro access, downtown events, and competitive home prices compared to neighboring Vienna, there are critical factors every buyer must understand—from annual vehicle personal property taxes to data center impacts and airport noise.

Living in Herndon, VA: Key Takeaways

• Virginia Personal Property Vehicle Tax: Fairfax County assesses an annual car tax ($4.57 per $100 of assessed value), which often surprises out-of-state buyers with a substantial recurring bill.
• Data Centers…

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