The housing market is beginning to wake up. According to new data from NerdWallet, buyer intent is climbing, with 17% of Americans planning to purchase a home in the next 12 months—up from 15% last year.

While a 2% national increase might seem modest on paper, in the high-velocity markets of Northern Virginia and Washington DC, even a slight uptick in demand can significantly alter the landscape. When more buyers enter the arena in Arlington, Fairfax, or Loudoun County, inventory tightens, and the pace of the market accelerates.

If buying a home is on your roadmap for 2026, relying on luck isn’t a strategy. Whether you are looking for a townhome in Reston or a single-family home in Vienna, you need a plan. Here is how to position yourself for success in our local market this year.

Planning a Move in Early 2026? Execute These 4 Steps Now

If you are hoping to be in a new home by spring, the timeline is shorter than you think. The "Spring Market" in Northern Virginia often kicks off as early as February. Here is your immediate checklist:

1. Go Beyond the Basic Pre-Approval

In a competitive market like McLean or Falls Church, a generic pre-approval letter from an online portal often isn't enough to sway a seller.

• The Strategy: Connect with a trusted local lender who knows the DC metro area nuances. Aim for a fully underwritten pre-approval. This signals to sellers that your financing is rock-solid and allows you to compete with cash offers.

• Resource: Check current mortgage rate trends via Freddie Mac to understand the broader lending environment.

2. Audit Your "All-In" Monthly Budget

Don’t just look at the purchase price. Northern Virginia has varying property tax rates (e.g., Fairfax County vs. Prince William County) and HOA fees that can drastically change your monthly bottom line.

• The Strategy: specific numbers. If you are looking at condos in DC or townhomes in Ashburn, factor in condo fees and commuting costs (tolls on the Dulles Toll Road or Metro fares). This ensures you buy a home that fits your life, not just your loan limit.

3. Define Your Non-Negotiables vs. "Nice-to-Haves"

Inventory remains tight in our region. You may find the perfect layout in Oakton but realize it adds 20 minutes to your commute.

• The Strategy: Be ruthless about your criteria before you tour. Is a specific school pyramid in Fairfax County your top priority? Do you absolutely need walkability to a Metro station? Knowing where you are willing to compromise prevents decision fatigue later.

4. Align With a Local Expert Early

Finding a home online is easy; winning the contract is the hard part. You need an agent who understands escalation clauses, void-only inspections, and local pricing strategies.

• The Strategy: Don't wait until you see a "For Sale" sign to hire an agent. Schedule a Strategy Session with us now so we can brief you on off-market opportunities and neighborhood trends before the general public sees them.

Aiming for Late 2026? Build Your Foundation Now

If you aren't planning to move until the latter half of the year, you have a distinct advantage: Time. Use this window to strengthen your financial leverage so you can strike when the right property hits the market.

Strengthen Your Credit Profile

You don’t need a perfect score to buy, but in the jumbo loan markets typical of North Arlington and Great Falls, a higher credit score can save you thousands in interest.

• Action Item: Keep credit utilization low and avoid opening new lines of credit (like car loans) until after you close on your home.

Automate Your "Cash to Close"

In Northern Virginia, your down payment is only half the battle. You also need liquid cash for Closing Costs and the Earnest Money Deposit (EMD).

• Local Insight: In our area, EMDs are often 1% to 3% of the purchase price. On a $900,000 home, you may need to write a check for $27,000 within days of contract ratification. Automate your savings now so this liquidity isn't a shock later.

Monitor the Micro-Markets

Real estate is hyper-local. The market in Alexandria behaves differently than the market in Leesburg.

• Action Item: Watch the areas you love. Are homes lingering on the market in your target neighborhood? Are price drops becoming common? This intelligence helps us time your entry perfectly.

Your Next Move

Momentum is building for 2026. Whether you are looking to buy next month or next winter, the buyers who win in the DC Metro area are the ones who prepare in advance.

You don't have to navigate this market alone. Let’s start the conversation today—not to rush you into a sale, but to ensure that when your dream home hits the market, you are ready to write the winning offer.