Why More Northern Virginia Sellers Are Pulling Their Homes Off the Market

Posted by Chris Colgan on Friday, September 26th, 2025  6:27pm.



Why More Northern Virginia Sellers Are Pulling Their Homes Off the Market

A practical look at why delistings are up, what’s shifting with mortgage-rate lock, and how buyers and sellers should adjust in today’s slower market.

The housing market across the Mid-Atlantic—and especially here in Northern Virginia—is in transition. Lately, more sellers are taking homes off the market rather than adjust to what buyers are willing to pay. I’m in the trenches daily with my team, and we’re seeing it first-hand.

A Quiet Rise in Delistings

In August 2025, nearly 3,000 listings were withdrawn across the Bright MLS region—about a 25% increase year over year. For every 100 new listings, roughly 13 were pulled from the market, up from about 10 last year. It’s still lower than 2019 levels, but it’s a clear signal that sellers are pausing and rethinking strategy.

Why Sellers Are Delisting

The biggest shift is price expectations. About one in three sellers say they delisted because they didn’t get the number they wanted—up nearly ten percentage points versus last year. During the pandemic run-up, pricing high and waiting worked. Today’s market is slower and more price sensitive.

Anecdotally, we had a few clients in Reston and Warrenton decide to pull their listings because initial offers didn’t meet expectations. In both cases, the homes didn’t get enough time on market for today’s pace, and pricing was still anchored to last year’s momentum.

Mortgage Rates Are Less of a Roadblock

“Rate lock” is fading as the dominant reason not to move. Last year, nearly a third of would-be sellers didn’t want to give up an ultra-low rate. This year, that share is closer to the mid-teens as mortgage rates ease and homeowners feel more comfortable listing again. It’s not the barrier it was.

Where Delisting Is Most Pronounced

The Washington, D.C. metro is leading the region in delistings. The District posted one of the highest withdrawal rates in August. Closer to home, Stafford County, Fredericksburg, and King George County also saw elevated delisting activity—reflecting slower buyer traffic as federal budget cuts and layoffs create uncertainty.

What It Means for Buyers

  • More leverage: price reductions are more common when listings stay active longer.
  • Concessions are back: sellers are increasingly open to closing cost help or repair credits.
  • Focus on motivated inventory: the right search strategy matters more than ever.

Start exploring opportunities: Northern Virginia homes for sale.

What It Means for Sellers

  • Price to today, not last year: lean on hyper-local comps and the last 30–60 days of activity.
  • Time on market matters: today’s market simply moves slower; don’t cut the runway too short.
  • Be deal-ready: pre-inspection fixes and flexible terms can widen your buyer pool.

If you’re considering a sale, connect with The Colgan Team for a pricing strategy tailored to your neighborhood and your timeline.

FAQs About Northern Virginia’s Housing Market

1) Why are more sellers pulling their homes off the market in Northern Virginia?

Price expectations. Many listings launch too high for current demand; when offers don’t materialize, some sellers delist rather than adjust.

2) Are mortgage rates still keeping people from selling?

Less than before. With rates easing, fewer owners feel locked in by their current mortgage, which encourages more listing activity.

3) Which areas are seeing the most delistings?

The D.C. metro leads the region; locally, Stafford County, Fredericksburg, and King George County show elevated activity. We also saw cases in Reston and Warrenton.

4) What does this mean if I’m buying now?

You likely have more negotiating power, from price to credits. Focus on listings with longer days on market and motivated sellers.

5) What’s your advice if I want to sell my Northern Virginia home?

Price realistically, prep thoroughly, and give the market enough time. Strategy and patience are winning listings right now. Work with my team to align pricing and timing with current demand.

Get a Local Game Plan

Buying or selling in the next 90 days? Request a custom pricing and prep plan from The Colgan Team, or browse the latest listings across Northern Virginia.

For weekly market breakdowns and hyper-local news, join the Real Nova Network newsletter at RealNovaNetwork.com.