Published October 4, 2026 in Market Update

Falls Church has more listings, but buyers are still active

By Elizabeth Sachero-Perez

Real estate, Falls Church

More homes are sitting on the market in Falls Church. That is the one fact that changes what sellers need to think about right now. It does not mean buyers have gone away. It means preparation and pricing matter more than they did a year ago.

The Real Estate Data Aggregator counted 293 homes for sale across ZIP codes 22041, 22042, 22043, 22046, and 22044 in the three months ending July 31, 2026. That is up 26.3% from the same months in 2025. Realtor.com reported active listings were up 5.5% year over year nationally, topping 1.16 million homes for sale, so Falls Church is seeing a bigger jump than most of the country.

For buyers, more choice is a real shift. For sellers, it means your home is competing with more options than it was last summer.

Buyers are still closing deals

Here is the honest part: buyers did not stop. The Real Estate Data Aggregator counted 354 homes sold across Falls Church in the same period, unchanged from a year before. More listings came on, and roughly the same number sold. That is a market in balance, not one in retreat.

Pending sales were down 5.9% from a year before, according to the Real Estate Data Aggregator. That is a small dip worth watching. It tells you buyers are a little more selective, not that they have left.

Each ZIP code tells a different story

Falls Church covers five ZIP codes, and the numbers inside each one are not the same. Here is what the Real Estate Data Aggregator counted for the three months ending July 31, 2026.

22046: The fastest ZIP in Falls Church

ZIP 22046 had a median of just 13 days on market, 15 days shorter than the same period in 2025, according to the Real Estate Data Aggregator. Nearly half of homes there, 46.3%, sold above list price. And more than half, 50.8%, went under contract within two weeks of listing. The median sale price was $1,150,000, up 8.7% from a year before.

One note: homes sold in 22046 fell 20.2% from a year before, and new listings dropped 27%. Fewer homes came on, fewer sold. The ones that did sold fast and above asking. That is a tight market with limited supply.

22044: Quick contracts, more inventory

ZIP 22044 had the highest share of homes going under contract within two weeks: 59.5%, up 9.5 points from a year before, per the Real Estate Data Aggregator. That is the strongest two-week number in Falls Church. At the same time, homes for sale there jumped 66.7%. More options came on, and buyers moved on them quickly.

The median sale price in 22044 was $892,450, up 14.4% from a year before. Pending sales rose 50% from the same period in 2025. That is real buyer activity.

22041: More inventory, buyers a bit slower

ZIP 22041 had the most inventory growth of any ZIP in the market. Homes for sale rose 54.2% from a year before, the Real Estate Data Aggregator reported. The median sale price was $462,500, up 12.4%. Homes sold at 99.8% of list price on average. Days on market held at 40, unchanged from a year before. Buyers are still buying, but they have more to choose from.

22042 and 22043: Buyers paying above asking

In ZIP 22042, the Real Estate Data Aggregator counted 93 homes sold, up 2.2% from a year before. The average sale price came in at 101.2% of list price, up 1.9 points. More than 4 in 10 homes, 44.1%, sold above asking. The median sale price held at $800,000, unchanged from a year before.

ZIP 22043 saw homes sold jump 31.3% from a year before. The median sale price was $1,035,000, down a small 2.5%. Homes sold at 101.3% of list price on average. The median days on market fell to 27, which is 8 days shorter than a year ago. Buyers moved faster and still paid above asking.

What about mortgage rates?

Freddie Mac put the average 30-year fixed rate at 7.28% as of October 1, 2026. The 15-year fixed averaged 6.60%. Realtor.com noted that rates topped 7% for the first time since January 2025. Higher rates slow some buyers down. They also keep some sellers in place, which limits new listings. Both effects are visible in this market.

Realtor.com also reported that price cuts hit 20.8% of listings nationally in September, the highest share since October 2022. Falls Church is not immune to that pressure. With more homes for sale here and buyers watching rates, pricing a home right from the start matters more than it did a year ago.

What this means if you are selling

More competition means first impressions matter more. Homes that are well prepared and priced to match what buyers are actually paying are still selling. Some are selling fast and above asking. Homes that are not prepared or priced well are sitting longer. The data shows both outcomes happening at the same time across Falls Church.

What this means if you are buying

More listings give you a little more room to compare. But well-priced homes in 22046, 22043, and 22042 are still going quickly, sometimes above asking. In 22044, nearly 6 in 10 homes went under contract within two weeks. Being prepared with financing and knowing what you want will help.