Published October 18, 2026 in Market Update

One part of Vienna is moving much faster than the rest

These are numbers from the three months ending August 31, 2026. I am writing this on October 18, 2026, so they are the most current local counts available. The Real Estate Data Aggregator tracked all three Vienna ZIP codes. The gap between them is wide enough that your ZIP code changes your strategy.

ZIP 22181: the fastest corner of Vienna

The Real Estate Data Aggregator counted 74 homes sold in ZIP 22181 in the three months ending August 31, 2026. That is up 32.1% from the same period in 2025. The median sold price was $1,122,500, down 5.5% year over year. Prices dipped, but demand did not.

That 72.6% figure is the one sellers and buyers need to sit with. The Real Estate Data Aggregator shows it jumped 23.7 points from a year earlier. Nearly 3 in 4 homes did not linger. Buyers in 22181 are making decisions fast.

A sale-to-list ratio above 100% means homes are closing above asking price on average. The Real Estate Data Aggregator put that figure at 101.6% for ZIP 22181. More than half of all sales, 51.4%, closed above list. That is a competitive market by any measure.

ZIPs 22180 and 22182: still selling, but at a different pace

ZIP 22180 is not slow. The Real Estate Data Aggregator counted 92 homes sold there in the same period, the highest volume of any Vienna ZIP. The median sold price was $1,305,000, up 19.7% year over year. But the speed numbers tell a different story.

ZIP 22182 had 65 homes sold and a median price of $1,270,256, down 6.1%. Its under-contract-in-two-weeks rate was 55.2%, down 4.2 points from a year ago. Homes for sale there rose 36.1% year over year. More inventory, more time. The Real Estate Data Aggregator put its months of supply at 2.3, the highest of the three ZIPs.

What the wider market adds

The Northern Virginia Association of REALTORs reported a regional median sold price of $744,950 in September 2026, up 4.2% year over year. Vienna's three ZIP codes all priced well above that regional figure. Active listings across Northern Virginia rose 30.7% year over year, the Northern Virginia Association of REALTORs reported on October 16, 2026. Vienna's own inventory moved the other direction: the Real Estate Data Aggregator counted homes for sale across all three ZIPs down 5.2% year over year.

Nationally, Realtor.com reported mortgage rates climbed above 7% for the first time since January 2025. Fannie Mae, as reported by CNBC on October 14, 2026, forecast the 30-year fixed rate at 7.4% for the fourth quarter of 2026. Higher rates slow buyers in many markets. In ZIP 22181, the data does not show that slowdown yet.

Nationally, Realtor.com reported that 20.8% of listings took a price cut in September 2026, the highest share since October 2022. Vienna's tightest ZIP, 22181, had a sale-to-list ratio of 101.6%. Those two facts can both be true at once. Vienna is not the national average.

What this means if you are selling

If your home is in ZIP 22181, the Real Estate Data Aggregator data supports pricing at or near list. More than half of homes there closed above asking. The median time to a contract was 20 days. Price it right and it moves.

In ZIP 22180, 33.7% of homes sold above list, down 3.7 points. Median days on market was 34. That is still a functioning seller's market, but the margin for error on price is smaller. In ZIP 22182, inventory rose sharply and months of supply hit 2.3. Buyers there have more choices. Sellers need to account for that.

What this means if you are buying

In ZIP 22181, waiting costs you. The Real Estate Data Aggregator shows pending sales up 37.8% year over year. Competition is real. Have your financing in place before you look. In ZIP 22182, you have a little more room. Months of supply rose 0.8 months year over year. That does not mean prices are falling to a deal, but you are less likely to face five offers on day one.