November 2026 Loudoun County Real Estate Market Update

The Loudoun County market has softened this fall. Fewer homes are going under contract, fewer are closing, and more sellers are cutting prices. It's still a seller's market on paper, with under a two-month supply countywide, but it's acting more like a balanced one.

Below are the numbers for all of Loudoun County at every price point, then Leesburg and Western Loudoun on their own, and finally the luxury market over $1.4 million. At the end: what it all means if you're buying or selling.

Loudoun County market: all price points

Inventory came down. It went from 1,041 homes in early October to 960 now. Part of that is absorption, and part is fewer sellers listing ahead of the holidays. That's good news if you're already on the market: less new competition is coming.

Pending sales keep sliding. They're down from 434 in July and 370 in August to 259 now. A fall slowdown is normal, and 2025 followed the same pattern. This year it's just steeper.

Closings dropped more than usual. Closed sales fell about 41% from July to November. Over the same months in 2025, the drop was 26%.

Still a seller's market on paper. Anything under a three-month supply technically favors sellers. But at 1.75 months, the county is behaving more like a balanced market:

• Sellers got at or above asking 54% of the time.
• Median days on market was 18. The average was 52, pulled up by the homes that sat.
• 30% of closed homes had a price reduction before going under contract. That's about one in three sellers.

Leesburg housing market

Contracts rebounded. Pending sales rose to 60 from 44 the month before. Countywide also saw a small uptick in homes absorbed over the last 30 days.

Closings are well behind last year. Leesburg had 57 closings this period, compared with about 115 at this time in 2025. That's down roughly 50%.

Supply is stable at about two months. Median days on market is 26, and the average is 36. Sellers are getting at or above asking about 54% of the time, in line with the county.

Western Loudoun housing market

Western Loudoun here means every town west of Leesburg, not including Leesburg itself.

Inventory is up about 40% from a year ago, and that's a good thing. In 2025 there were too few homes. Buyers couldn't find options, and the homes that did list drew multiple offers. Now buyers have choices. Higher interest rates have softened demand somewhat.

Activity is holding up. Pending sales were 38 this period, down from 45 but up from 29 in September. Closings rose to 41 from 37.

Closings are down about 30% from 2025. This period saw 41, compared with 58 a year ago.

Supply is steady. It has held between 2.3 and 2.4 months for three straight months.

Loudoun luxury market: homes over $1.4 million

All of Loudoun County

Luxury contracts picked up, from 20 to 28. Median days on market is 16, and the average is 27.

Negotiation is more common at this price point. Only 36% of luxury sellers got at or above asking, compared with 54% countywide. And 25% of sold luxury homes, one in four, had a price reduction first.

Western Loudoun luxury

Western Loudoun luxury is the slowest corner of the market:

• Median days on market is about 100.
• Supply is 4.9 months, up from 2.75 in October.
• Closings are down. Four closed this period, compared with 12 at this time in 2025.
• One in four sellers cut their price before going under contract.

What this means if you're buying

You have room to negotiate right now. Sellers are working with buyers, and there's more selection than there has been in years. A few ways to use that:

• Ask for a rate buydown. Seller funds can pay down your interest rate.
• Ask for credits toward updates. Then keep the closing-cost money you set aside for upgrades you'll do later.
• Don't wait on rates alone. You can refinance a rate later. You can't renegotiate the price.

What this means if you're selling

Today's buyers are stretched by their monthly payments. Most don't have the cash to fix up a home after they move in, and they'll pass on one that needs work. That matters more as the market softens.

• Fix what buyers don't want to. Fresh paint, new carpet, and updated lighting give you the most for the least.
• Don't overspend on the wrong things. An agent who knows your market can tell you what's worth doing and what isn't.
• Even "as-is" needs a cosmetic refresh. Buyers won't take on renovation costs on top of their mortgage.
• Short on cash but have equity? Long & Foster's LIFT program covers pre-listing improvements so you can sell faster and for more. Many of my sellers have used it.
• The basics still apply. Declutter and neutralize.

Frequently asked questions

Is Loudoun County a buyer's or seller's market in November 2026?

Technically still a seller's market, with a 1.75-month supply countywide. In practice it's acting more like a balanced market. One in three sellers reduced their price before going under contract.

How many homes are for sale in Loudoun County right now?

About 960 homes are active or coming soon across all price points, down from 1,041 in early October.

How long are homes taking to sell in Loudoun?

The median is 18 days countywide and 26 days in Leesburg. Luxury homes over $1.4M in Western Loudoun have a median of about 100 days.

Is the Loudoun luxury market slowing down?

In Western Loudoun, yes. Supply over $1.4M rose to 4.9 months, and only four luxury homes closed in the last 30 days, compared with 12 a year ago. Countywide, luxury contracts actually rose, from 20 to 28.

Can buyers negotiate in Loudoun right now?

Yes. Only 54% of sellers countywide got at or above asking, and just 36% in the luxury segment. Rate buydowns and repair credits are on the table.

Questions about your home or your search?

If you're thinking about buying or selling in Loudoun County, reach out. I'm happy to walk through what these numbers mean for your neighborhood and price point.

Call or text 703-587-5403, or email [email protected].

Diana Geremia | Long & Foster Real Estate | Forbes Global Properties