April 2025 Fairfax County Housing Market: A Post-Frenzy Return to Balance

The pandemic-era housing frenzy is finally calming down in Fairfax County. The April 2025 real estate numbers show a market shifting toward balance after years of seller-dominated activity. Active listings jumped 62% year-over-year (1,664 homes for sale in April), giving buyers far more options than last spring. Meanwhile, the median sale price is around $775,000, up a modest 3.3% from a year ago – a gentle rise compared to the double-digit spikes of the pandemic market. Homes are still selling quickly (averaging 13 days on market), which signals continued buyer demand despite the surge in inventory. In short, Fairfax County’s housing market is becoming more balanced: buyers finally have breathing room, and sellers face a new reality after the hyper-competitive frenzy of 2020-2022.

Inventory Soars, Giving Buyers More Options and Leverage

After years of tight supply, inventory is up dramatically. The 62% year-over-year jump in active listings means more homes to choose from for buyers. In April 2025, there were roughly 1,664 homes on the market in Fairfax County, a huge increase from the historically low inventory levels of the past few years. This influx of listings is great news for buyers in several ways:

• More Choices: With significantly more homes available, buyers are less likely to settle. You can be picky and find a property that truly fits your needs, rather than grabbing whatever you can in a sparse market.

• Less Bidding-War Pressure: During the pandemic frenzy, dozens of buyers would compete for the same house. Now, with inventory up, competition per listing is easing. Bidding wars aren’t as crazy as before – many homes might get a few offers instead of 20. This softening competition means you might not have to offer tens of thousands over asking price to win a home.

• Breathing Room to Decide: Homes are averaging 13 days on market now, versus barely a week last spring. That’s still fast, but it’s a bit more time for buyers to tour properties and make decisions without feeling overnight panic. You may not need to place an offer the same day as the open house (though the best homes still go quickly).

• Negotiation Power: A year ago, buyers had virtually no leverage – many waived inspections and appraisal contingencies just to compete. Today, with more supply, buyers can negotiate more normally. It’s becoming feasible again to have a home inspection or to ask for reasonable repairs. And if a home is overpriced, there’s a higher chance the seller will consider a price reduction or closing cost credit, since there are other listings buyers could choose.

All of these shifts tilt the scales slightly back toward buyers. It’s not a full buyer’s market (inventory would need to climb a lot more for that), but it’s a far cry from the ultra-tight market of the past two years. In Fairfax County, there’s about 1.5 to 1.7 months of housing supply now (up from barely 1 month a year ago). That’s still below a “balanced” 5-6 months supply, but the trend is toward balance. Buyers can take comfort that the market is more approachable and less frenzied than it has been in recent memory.

Prices Holding Firm – Stability Is Good for Sellers (and Buyers)

Despite the jump in inventory, home prices in Fairfax County remain strong. The median sale price in April 2025 was about $775,000, up 3.3% year-over-year. This continued (but modest) price growth is a sign of a stable market. For sellers, it’s reassuring: your home values are still rising, not falling. In fact, $775k is roughly an all-time high for April in this area. The sellers’ gains of the pandemic haven’t evaporated – they’ve just leveled off to a sustainable pace.

For context, earlier in the pandemic frenzy we saw double-digit annual price jumps. Now we’re seeing a single-digit (3% ) rise, which is much closer to normal appreciation. Stability is good news for everyone: Buyers aren’t facing out-of-control prices, and sellers are still able to command record-high values (if their home is priced correctly).

It’s also worth noting that homes are still selling at or above asking price on average. In April, the average sale-to-list price ratio in Fairfax was about 101%. In other words, most sellers are getting slightly over their list price, though that premium is a bit lower than last year. This indicates that well-priced, well-presented homes are still in demand. There are plenty of buyers in the market – they just have a bit more choice now. If a home is priced strategically (at market value), it can attract multiple interested buyers even in this calmer climate. However, overpriced listings are more likely to be overlooked now that buyers have alternatives.

Days on market (DOM) also underscore this balance. The average DOM in Fairfax County is around 13 days as of April, up from roughly a week a year ago. That means most homes are selling in under two weeks. From a seller’s perspective, two weeks to sell a home is still very quick! You might not get a dozen offers on day one anymore, but you can reasonably expect a sale in a couple of weeks if the home is priced and marketed well. From a buyer’s perspective, the increase in DOM is a relief – you have a chance to see a home on the second weekend if it doesn’t sell the first week. But don’t get too complacent: 13 days on market is still a fast-moving market, so desirable homes can disappear quickly. The key takeaway is that demand is still high, just a bit less frantic than before.

Tips for Sellers: Price Strategically to Succeed in a Balanced Market

For sellers in Fairfax County, the market is still in your favor, but it’s not the easy street it was during the peak frenzy. You can’t just list at any price and expect dozens of offers in 48 hours. Pricing strategically is now critical to attract buyers who have more options. Here are some tips to help you sell successfully in this evolving market:

• Price Your Home Right (from the Start): With inventory up, buyers will pass over overpriced listings. Look at recent comparable sales in your neighborhood from the last month or two. Aim to list at a realistic market price – not an inflated aspirational price. A well-priced home will draw more interest and could even spark a small bidding war, while an overpriced home might sit with few showings.

• Don’t Expect 2022’s Frenzy: Adjust your mindset – it might take a couple of weeks to sell instead of a couple of days, and you may get one good offer instead of ten. That’s normal in this balanced environment. Be patient, but also responsive. If you’re not getting much traffic in the first 10-14 days, talk to your agent about adjusting the price or marketing strategy.

• Make Your Home Stand Out: With more listings on the market, presentation matters. Take the time to declutter, stage, and make small improvements. Consider fresh paint or minor fixes to make your home show its best. Great listing photos and curb appeal are key to attracting buyers now that they have other homes to compare.

• Be Open to Negotiation: You might start seeing offers with inspection and appraisal contingencies again – that’s okay. Work with qualified buyers and be willing to negotiate on small repairs or concessions if it’s reasonable. Flexibility can make the difference in keeping a deal together. Remember, getting 100% of your asking price in two weeks is a win; don’t let a good buyer slip away over minor issues.

• Highlight the Positives: In your marketing, emphasize what makes your property and its location valuable. Is it in a top school district or a convenient commute? Does it have a renovated kitchen or a big yard? When buyers have choices, these selling points help your home rise above the competition.

By pricing wisely and putting in the effort to present your home well, you can still sell for a great price in a reasonable timeframe. Many sellers in Fairfax are achieving full price (or slightly above) offers, as the stats show. The difference now is that you have to earn those offers with the right strategy, rather than relying on sheer market heat.

A Healthier Market for All (Stability = Win-Win)

The overall tone of Fairfax County’s housing market in April 2025 is balance and stability. After the roller coaster of the past few years – with extreme highs in seller advantage – a little calm is welcome. Buyers can move with less fear and frenzy, and sellers can still reap strong prices for their homes. In fact, experts note that a stable market is more sustainable and prevents the kind of boom/bust scenarios that help no one in the long run.

Interest rates are higher now (around 6-7% for a 30-year mortgage), which did cool some of the frenzy, but buyers seem to be adjusting to the “new normal” rates. The slight dip in mortgage rates earlier this year has given hope to buyers, even as economic news is mixed. According to Bright MLS’s chief economist, many buyers are proceeding cautiously but still engaging with the market, especially now that there’s less competition and more inventory to choose from. In other words, confidence is creeping back because people see that they might actually be able to find a home without overpaying by $100K or waiving all contingencies.

For sellers, Fairfax County is still a great market – demand is definitely there. Closed sales in April were virtually flat (-0.9%) compared to last year, meaning homes are selling at roughly the same pace, just with more selection available. And prices are up a bit, as noted. So if you’re selling, you haven’t missed a window – you just need to approach it with a savvy strategy now.

Bottom line: Fairfax County’s housing market is entering a golden middle ground. It’s not a rampant seller’s market anymore, and it’s not a buyer’s market either. Instead, it’s balanced, which is healthy. Buyers and sellers both have reason to be optimistic. Buyers can finally purchase without the chaos, and sellers can still achieve excellent results with the right approach. Stability has returned, and that’s good news for our community.

Thinking about taking advantage of this more balanced market? Whether you’re considering buying your first home or selling to move up, now is a great moment to make a move with less stress. Send us a DM or visit ColganTeam.com – we’re happy to chat about your goals and help you navigate the Fairfax County real estate market in 2025!

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— Chris Colgan, Realtor & Founder