Published November 1, 2026 in Market Update

Centreville split in two: one part moved faster, one part slowed

Most people think of Centreville as one market. The Real Estate Data Aggregator says it is not. For the three months ending August 31, 2026, one ZIP code sat at 31 days on market. The other sat at 42. That is an 11-day gap. If you price or make an offer based on the wrong ZIP, you can miss by weeks and by leverage.

The Northern Virginia Association of REALTORs reported the region averaged 28 days on market in September. ZIP 20120 is close to that. ZIP 20121 is two weeks slower. That is not a small difference. It changes how you write an offer and how you set a list price.

ZIP 20120: more sales, faster pace, prices dipped slightly

The Real Estate Data Aggregator counted 145 homes sold in ZIP 20120 for the three months ending August 31, 2026. That is up 22.9% from the same period in 2025. Demand rose. The median sale price came in at $665,000, down 2.2% from a year before. Prices dipped a little, but volume grew. Nearly 3 in 5 homes went under contract within two weeks of listing.

The Real Estate Data Aggregator shows 46.2% of homes in 20120 sold above list price. That is up 8.9 points from a year ago. Sellers in this ZIP are still getting more than they asked. Buyers need to plan for competition.

ZIP 20121: slower pace, fewer sales, prices fell harder

ZIP 20121 tells a different story. The Real Estate Data Aggregator counted 69 homes sold in the three months ending August 31, 2026. That is down 18.8% from the same period in 2025. The median sale price was $516,000, down 9.5% year over year. Inventory jumped 71.4%. More homes, fewer buyers, longer waits.

Only 48.5% of homes in 20121 went under contract within two weeks of listing. That is down 12.4 points from a year ago. In 20120, the same figure was 59.4%, up 6.4 points. Those two trends are moving in opposite directions. That is the split.

What the wider picture adds

The Northern Virginia Association of REALTORs reported the region's median sold price hit $744,950 in September, up 4.2% from September 2025. Both Centreville ZIP codes sit below that figure. The region also saw 1,250 closed sales in September, down 7.5% from a year before. Centreville as a whole bucked that trend: the Real Estate Data Aggregator counted 214 homes sold across both ZIPs, up 5.4% from the same period in 2025.

Nationally, Realtor.com reported that 20.8% of listings took a price cut in September, the highest share since October 2022. Mortgage rates climbed above 7% for the first time since January 2025, according to Realtor.com. That backdrop matters. Buyers in the slower ZIP have more room to negotiate. Sellers in the faster ZIP still have the edge, but rates are a headwind for everyone.

What this means if you are selling

In 20120, 1.4 months of supply and a 101% sale-to-list ratio say you can price firmly. Nearly half of all homes sold above list. In 20121, 2.1 months of supply and a sale-to-list ratio of exactly 100% say price carefully. One wrong number and you sit for six weeks instead of two.

What this means if you are buying

In 20120, plan for competition. The Real Estate Data Aggregator shows 59.4% of homes went under contract within two weeks. In 20121, you have more time. Median days on market is 42. Inventory is up 71.4% from a year ago. You have more options and more room to negotiate.