MONTHLY MARKET INDICATORS REPORT
What July Actually Told Us About the Loudoun Market
Three numbers came out of the July report from DAAR and Virginia REALTORS®, and they don't obviously belong together. Sales were down. Prices were up. And for the first time since winter, there are more houses for sale than there were a year ago.
Let's take them one at a time.
Sales slowed, but only just. 515 homes closed in Loudoun in July, eleven fewer than last year. That is a rounding error, not a trend. Pending sales are the softer number: 446, down 8.2%, and the second monthly decline in a row. Pendings tell you what August and September will look like, so I'd expect the next couple of reports to read a little quieter.
Prices carried on regardless. The county median reached $814,000, up $54,000 on the year. Chantilly and Leesburg 20175 did most of the pulling, both up around 20% or more.
That is not a market running out of steam.
And inventory turned. After five straight months of falling supply, July closed with 822 active listings, ninety more than last year. That is the number I'd pay attention to, because it changes how the next few months feel for everyone involved.
Let's be honest about the scale of it, though. Against 515 sales a month, 822 listings is still under two months of supply, and a balanced market runs closer to five or six. Buyers haven't been handed the market. They've been handed a choice, which after eighteen months of losing out on everything is not nothing.
The Purcellville number
The report shows Purcellville's median at $812,500, down 12.2% on the year. If you own out there, ignore it.
In a market that closes a couple of dozen homes a month, the median measures what happened to sell, not what anything is worth. One slow month at the top end, and the number falls without a single owner losing value. Purcellville also had 34.5% fewer pending sales and thirty fewer active listings, which points to a shortage of houses rather than a shortage of buyers.
If that headline unsettled you, I'd suggest getting a proper opinion on your own house instead.
Two places worth watching
Ashburn 20147 has now had three consecutive months of falling sales, and forty-two fewer listings than last July. Buyers haven't gone anywhere. There is simply nothing for them to buy.
Lovettsville, meanwhile, has had four straight months of growth, with pending sales more than doubling and listings up 107%. Small markets throw up big percentages, so I take those figures with a pinch of salt. But four months running matches what I'm hearing: buyers who can't find what they want in Purcellville or Waterford are heading north, getting more land for their money, and deciding the extra fifteen minutes is a fair trade.
So what would I do
Sellers still hold the better hand, but it is no longer automatic. With ninety more listings competing against you than last year, a well-prepared, properly priced house sells briskly and an optimistically priced one now sits. Buyers have more room than they've had in a while, and inventory has reversed within a quarter before.
And if you want to know what your own place is worth, the county median won't tell you. A farm outside Middleburg and a townhouse in Ashburn sit in the same report and in completely different markets.
Call me. Happy to talk it through either way.
Peter Leonard-Morgan, Associate Broker, Hunt Country Sotheby's International Realty, Middleburg. Licensed in Virginia and Delaware.
Figures gratefully pulled from the July 2026 Loudoun County Market Indicators Report, prepared by Virginia REALTORS® for the Dulles Area Association of REALTORS®.
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