December Market Update and Newsletter

 

As we wrap up November and head into the final stretch of the year, the Northern Virginia real estate market is holding in a familiar pattern: tight inventory, steady demand, and numbers that continue to show how limited supply is shaping activity. From October to November, our available inventory dropped by another 25%. We normally expect some seasonal slowing this time of year, but this is more than the typical holiday dip. We were already operating with low inventory, and removing a quarter of the available homes in just 30 days only adds more pressure to an already thin market.

Not surprisingly, sales followed the same direction. Closed sales fell 23% over the same period, but not because buyers aren’t interested. The demand is there, we’re just short on homes to sell. When the right property hits at the right price, it still draws attention, and in many cases, competition. Sellers continue to benefit from only 1.8 months of inventory, which supports pricing, but makes it tough for buyers who are waiting for something to fit their needs.

There is one encouraging piece of news – interest rates today are lower than they were at this time last year. That’s helping maintain buyer activity, even as we move deeper into the slower holiday season.

People are still watching the market, still searching, and many are ready to move when the right opportunity appears. Demand hasn’t disappeared, it’s simply patient.

Economically, we’re in a middle ground. Inflation continues to cool, growth is still strong, significant layoffs are happening in certain sectors, the stock market moves but trends upward overall, and consumers are still spending—just with more caution. It’s not a boom, and it’s not a recession. We’re treading water, and in many ways, the housing market is doing the same.

A key factor right now is inflation. It has been moving consistently in the right direction, and because of that, most economists expect the Federal Reserve to reduce their rate in the upcoming meeting. The reasons are fairly straightforward: inflation is easing toward target levels, so the Fed doesn’t need to keep pressure on. Borrowing costs have been weighing on consumers and businesses, and other global banks have already begun cutting. A rate cut now isn’t about stimulating the economy, it’s about keeping us from slowing down too much.

If the Fed does cut rates, we could see some notable movement. Mortgage rates may tick down a bit more – not directly tied to the Fed rate, but typically influenced by the broader expectations it creates. More buyers who have been sitting on the sidelines may step forward, and sellers who have been holding tight to their 2–3% mortgages might finally consider a move. With inventory already down 25% and demand still present, even a slight increase in activity could heat the market quickly.

So, here’s the reality as we head into 2026: inventory continues to shrink, sales are down because supply is down, buyers are still present and engaged, interest rates are better than a year ago, and a Fed cut could push more activity into early 2026. This is a market where strategy matters – being prepared and moving decisively when the right opportunity appears is key. If you’d like to talk through what this means for your plans, whether you’re thinking about buying, selling, or simply exploring options, I’m always here to help. Wishing you a Merry Christmas, a wonderful holiday season and a strong start to the new year.

 

5 Smart Homeowner Moves to Make Before Your Next Move

As the year wraps up, December is a great time to take a quick look at your home and make sure everything is ready for the colder months ahead. A simple end-of-year check can save you from surprise repairs later. Start with the essentials: replace HVAC filters, check smoke and carbon monoxide detectors, clean gutters, and make sure outdoor hoses are disconnected. These small maintenance steps protect your home and your wallet.

This is also a good moment to take stock of your home’s overall condition. Walk through each room and note any small repairs or upgrades you’ve been putting off—touching up paint, tightening loose hardware, replacing burned-out bulbs, or refreshing caulking in kitchens and baths. These tiny improvements take very little time but make a big difference in how your home functions and feels going into the new year.

It’s also wise to review your homeowner “paperwork”—things like your mortgage, insurance policy, and property tax assessment. Rates and coverage change over time, and many homeowners don’t realize they’re either underinsured or overpaying. A quick review can help you adjust coverage, evaluate your home’s current equity, or explore whether refinancing or planning future improvements makes sense for your goals.

And if you’ve been thinking about buying or selling in the coming year, December is the perfect time to start planning. Review your finances, talk to a trusted lender if needed, and begin outlining what you hope to accomplish in 2026. Whether you’re preparing your home for a future sale, exploring your first purchase, or simply making sure you’re taking great care of the place you already love, a little preparation now sets you up to start the new year with clarity and confidence.

 

Recipe of the Month | Swedish Meatball Soup

Recipe courtesy of Delish

Ingredients

For the Meatballs

  • ⅓ cup regular breadcrumbs
  • ½ cup milk
  • 2 tablespoons heavy cream
  • 1 large egg
  • 1½ teaspoons kosher salt
  • ¼ teaspoon freshly ground black pepper
  • ¼ teaspoon allspice
  • ¼ teaspoon nutmeg
  • 1 tablespoon minced fresh parsley
  • 1 tablespoon unsalted butter
  • 1 tablespoon oil
  • ½ medium yellow onion minced
  • 1 large clove garlic minced
  • 1 pound ground chicken or pork
  • 1½ pounds ground chuck

For the Sauce & Noodles

  • 4 tablespoons unsalted butter
  • ¼ cup all-purpose flour
  • 3 cups low-sodium beef broth
  • 3 cups low-sodium chicken broth
  • 2 cups heavy cream
  • ¾ cup sour cream
  • 1 teaspoon Beef instant bouillon granules
  • 1½ tablespoons low-sodium soy sauce
  • 2 teaspoons Worcestershire sauce
  • 1 teaspoon Dijon mustard
  • 2 teaspoons apple cider vinegar
  • 1 tablespoon granulated sugar
  • ½ teaspoon freshly ground black pepper
  • Salt if needed
  • 8 ounces egg noodles medium, narrow or Kluski egg noodles (1 standard package)
For the Meatballs
  • Adjust oven racks to upper-middle and lower-middle positions and preheat oven to 400°F. Cover 2 large baking sheets with foil and spray the foil with cooking spray.
  • In a large bowl, combine breadcrumbs, milk, cream, egg, salt, pepper, allspice, nutmeg, and parsley. Set the mixture aside to allow the milk to soak into the breadcrumbs, at least 10 minutes.
  • Heat 1 tablespoon butter and 1 tablespoon oil in a medium skillet over medium heat. Add the minced onion and sauté until translucent. Add the minced garlic and sauté 30 seconds. Transfer the onion/garlic mixture to the breadcrumb mixture.
  • Once the breadcrumb mixture is ready, add the ground chuck and chicken. Mix well (but don’t over-mix or meatballs will be tough) using a wooden spoon.
  • Roll the mixture into 1-inch balls (or use a 1-inch scoop) and place on the prepared sheet pan 1 inch apart.
  • Bake meatballs for about 12-15 minutes or until no longer pink in the center.
  • Remove from the oven and place the meatballs on a paper towel-lined baking sheet until ready to use.

For the Sauce & Noodles

  • While the meatballs are cooking, prepare the sauce.
  • Make a roux by melting the butter in a large skillet. Add the flour to the butter and whisk well. Cook over medium-low heat, whisking often, until mixture is creamy and turns a dark golden brown.
  • Add beef broth, chicken broth, cream, sour cream, bouillon granules, soy sauce, Worcestershire sauce, Dijon mustard, cider vinegar, sugar, and black pepper. Taste, then season with salt, only if needed.
  • Bring to a boil over medium heat, and add the noodles. Restore the soup to a boil and reduce heat to low to simmer until noodles are al dente.
  • Add the meatballs, and simmer, stirring gently & often, until noodles are cooked through and soup has reduced to desired consistency.

 

Monthly Home Maintenance Tips

-Inspect your exterior hose bibs and outdoor faucets to ensure they’re fully shut off and protected from sudden overnight freezes common in our region.

-Check weather seals on your attic access panel to prevent warm indoor air from escaping and driving up heating costs.

-Wipe down and lubricate door hinges and locks since cold, dry air can cause metal parts to stick or squeak.

-Run water through rarely used sinks, showers, and floor drains to keep traps from drying out and prevent sewer odors during winter.4

 

Investor Special!

89 Autumn Road, Stafford, VA

4 Beds | 3.5 Baths | 3,780 SF | 3 acres

This investor special presents an opportunity for investors to renovate and flip or buy and hold. Comps in the mid to upper 600’s. This incredible property is located on 3 rolling acres and has an outstanding floor plan. Some recent capital improvements have been done, including a new roof, appliances, and the whole house has been replumbed. Call for further details about the condition. Features include an enormous garage, a large outbuilding, and endless possibilities to develop the land.

Offered at $525,000