Tuesday, November 3, 2026
Good morning. Here's what's in this week's market issue:
Homes that went under contract in their first week sold at full price, while homes that waited two months sold for a median $25,000 less
Six houses for sale with the primary bedroom on the main floor, from $585,000
11 new listings, including a waterfront townhouse at The Wharf
Kathy & Graham
THE MARKET THIS MONTH
RESTON AND HERNDON BY HOME TYPE
| RESTON | DETACHED | TOWNHOUSE | CONDO | ALL HOMES |
| Median sold price | $1.16M +6% | $755K +8% | $342K −15% | $620K +2% |
| Homes for sale | 28 +1 | 79 +40 | 109 +49 | 216 +90 |
| Months of supply | 1.5 1.8 | 2.3 1.2 | 3.4 1.7 | 2.5 1.5 |
| Median days on market | 18 8 | 17 7 | 41 22 | 21 11 |
| Sale price vs. original list | 98% 100% | 100% 100% | 98% 99% | 99% 100% |
| HERNDON | DETACHED | TOWNHOUSE | CONDO | ALL HOMES |
| Median sold price | $860K +15% | $620K +12% | $474K† Jul.–Sept. | $755K +11% |
| Homes for sale | 59 +16 | 42 +5 | 59 +21 | 160 +42 |
| Months of supply | 1.5 1.2 | 2.0 2.3 | 4.5 2.1 | 2.1 1.6 |
| Median days on market | 22 13 | 21 16 | 41 22 | 22 15 |
| Sale price vs. original list | 97% 100% | 99% 100% | 98% 99% | 98% 100% |
September 2026. Small gray figures show September 2025, or the change from it. † Herndon condos closed 9 sales in September, so that figure is the median of July through September condo sales. Condo counts every home owned as a condominium, including townhouse-style condos. Reston covers ZIP codes 20190, 20191 and 20194. Herndon covers 20170 and 20171. Source: Bright MLS via ShowingTime.
THE BIG STORY
HOMES THAT SOLD IN THEIR FIRST WEEK GOT FULL PRICE. HOMES THAT WAITED TWO MONTHS SOLD FOR $25,000 LESS.
The owners of 12107 Stirrup Road in Reston put their 1966 brick house on the market at $1,100,000 on Sept. 26. They had a buyer under contract by Oct. 6 and closed on Oct. 30 at $1,160,000, or $60,000 over their asking price.
In Herndon, the seller of a three-bedroom condo at 13090 Marcey Creek Road in Fox Mill Station asked $470,000 in late July, cut the price to $459,000 in September and signed a contract after 51 days. The seller closed on Oct. 28 at $430,000, $40,000 under the first asking price.
From January through September, 1,477 homes sold in Reston and Herndon. Days on market here runs from a home's first listing to a signed contract, including any earlier listings of the same home. The 710 homes that went under contract within seven days sold at or above their original list price 88 percent of the time. Among the 205 homes that took more than 60 days, 15 percent did, and their sellers closed at a median $25,000 under the original price.
The longer a home waited for a contract, the less often it sold at its asking price
| 7 days or fewer | 88% | |||
| 710 sales | ||||
| 8 to 14 days | 60% | |||
| 188 sales | ||||
| 15 to 30 days | 30% | |||
| 218 sales | ||||
| 31 to 60 days | 17% | |||
| 156 sales | ||||
| More than 60 days | 15% | |||
| 205 sales | ||||
Share of Reston and Herndon sales at or above original list price, by days from first listing to contract. January through September 2026. Source: Bright MLS.
Among detached houses, those that went under contract in their first week sold for a median 102 percent of original list price, about $21,000 over, while those that waited more than 60 days sold for 93 percent, a median $76,000 under. Townhouses ran 101 percent against 97 percent, and condos 100 percent against 96 percent.
First-week contracts grow scarcer in the fall: 64 percent of the homes that closed in April had gone under contract within a week, against 26 percent of September's closings.
Sellers who price against this fall's sales of their own home type, rather than spring's, give the first week its best chance. The sellers who waited past two months this year gave up a median 4.5 percent of their first price. Buyers have the most room to negotiate on homes past their first month, which sold for a median 95.5 to 96.7 percent of original list price. A home in its first week sold at or above its asking price nearly nine times in ten.
FROM GREATER RESTON LIVING AT COMPASS
Price your home for its first week
We build the estimate from this fall's sales of your home type in your own neighborhood. Then we can talk through a price set for the first week.
Pictured: 416 Virginia Avenue, Herndon. A 1964 ranch house with every room on one level.
THE SLICE
SIX OF THE 64 HOUSES FOR SALE HAVE THE PRIMARY BEDROOM ON THE MAIN FLOOR, FROM $585,000
Sellers of six of the 64 detached houses for sale in Reston and Herndon list the primary bedroom on the main floor. Two are ramblers with every room on one level, and the other four have more bedrooms upstairs or on a lower level.
416 Virginia Avenue, Herndon. $679,990. Ranch house built in 1964 and renovated this year, four bedrooms, three baths and 1,467 square feet on one level, on a quarter acre with no HOA. See the listing
2215 Sanibel Drive, Reston. $585,000. Rambler built in 1976, three bedrooms, two baths and 1,490 square feet on one level, plus a bonus room off the kitchen. The owners replaced the roof, siding and windows in 2020. See the listing
11586 Red Leaf Court, Reston. $709,000 after a $20,000 price cut this week. Built in 1971 and renovated this year, with the primary suite and two more bedrooms on the main level and a finished lower level below. See the listing
2469 Cypress Green Lane, Great Oak, Herndon. $995,000. Built in 2003, with a main-level primary suite, laundry on the same floor, three more bedrooms upstairs and 3,842 square feet in all. See the listing
Prices as of Nov. 2.
New this week: 11156 Glade Drive, The Wharf, Reston. Waterfront end-unit townhouse, four bedrooms, 2,351 square feet, built in 1981, $825,000. See the listing
ON THE MARKET THIS WEEK
11 NEW LISTINGS, 36 PRICE CHANGES AND 31 SALES
Oct. 27 to Nov. 2 in Reston and Herndon.
New this week
1400 Old Quincy Lane, Reston. Detached, $1,175,000, five bedrooms, 3,676 square feet, built in 1984, on 0.6 acres at the end of a cul-de-sac, with a wraparound front porch. See the listing
12000 Market Street #329, Reston. Condo at the Savoy in Reston Town Center, $488,888, two bedrooms, 1,047 square feet, built in 2004. See the listing
13508 Turquoise Lane, Herndon. Townhouse at Rock Hill, $499,900, four bedrooms, 1,368 square feet, built in 2000. See the listing
Price cuts
2053 Golf Course Drive, Reston. Townhouse at Golf Course Square, built in 1972, now $614,900, down from $675,000 on Oct. 14. Listed Oct. 6. See the listing
11234 Faraday Park Drive, Reston. Townhouse at Reston Station, built in 2023, now $1,149,000, down from $1,199,000 on Oct. 14. See the listing
1548 Hiddenbrook Drive, Herndon. Detached at Hiddenbrook, built in 1978, now $699,000, down from $735,000 on Oct. 14. Listed Oct. 8. See the listing
Just sold
1236 Tottenham Court, Reston. Detached at Brandermill, built in 1992, six bedrooms, 6,672 square feet, sold for its $2,295,000 asking price on Oct. 30. See the listing
12382 Copenhagen Court, Reston. Detached, built in 1975, four bedrooms, 2,312 square feet, listed Sept. 29 and sold for $685,000 on Oct. 30, $35,000 over its asking price. See the listing
13020 Rose Petal Circle, Herndon. Townhouse at Oakmill, built in 2000, three bedrooms, 1,350 square feet, sold for $530,000 on Oct. 27, $31,112 over its $498,888 asking price. See the listing
Open Nov. 7 and 8
653 Pemberton Court, Herndon. Detached at Chandon Woods, $695,000, four bedrooms with the primary on the main floor, built in 1971, no HOA. Sunday, 3 to 5 p.m. See the listing
1369 Garden Wall Circle #714, Reston. Condo at Baldwin Grove, $447,000, two bedrooms, 1,116 square feet, built in 1993. Saturday and Sunday, noon to 2 p.m. See the listing
13096 Park Crescent Circle, Herndon. Townhouse at Woodland Park, $724,990, four bedrooms, 2,467 square feet, built in 1998. Coming soon. Sunday, 1 to 3 p.m. See the listing
2613 River Birch Road, Herndon. New condo at Arpina Valley, $579,900, three bedrooms, 1,576 square feet. Saturday and Sunday, noon to 3 p.m. See the listing
RATE WATCH
THE 30-YEAR RATE FELL TO 7.24%
Freddie Mac's weekly survey put the average 30-year fixed rate at 7.24% on Oct. 29, down from 7.32% a week earlier and up from 6.17% a year ago.
With 20% down, principal and interest on Reston's September median runs $1,865 a month for a condo, $4,116 for a townhouse and $6,324 for a detached home. In Herndon the same math gives $2,581 for a condo, using the three-month median, $3,380 for a townhouse and $4,689 for a detached home. At last year's 6.17% rate, each of those payments would be $194 to $659 a month lower.
FROM GREATER RESTON LIVING AT COMPASS
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Reston Insider is written by Kathy and Graham Tracey of Greater Reston Living at Compass, and you can call or text us at (703) 231-7049.
Some homes featured in this issue are listed by other brokerages. Listing and sales data provided by Bright MLS and deemed reliable but not guaranteed.
Compass, 11943 Democracy Drive, Reston, VA 20190 | (703) 783-7485
