Published October 25, 2026 in Market Update

Vienna moved fastest in South Lakes Pyramid, with 72.6% under contract in two weeks

The number that matters most right now: 72.6%. That is the share of homes in ZIP 22181 Vienna that went under contract within two weeks of listing, for the three months ending August 31, 2026, according to the Real Estate Data Aggregator. That figure jumped 23.7 points from the same period a year before. No other ZIP code in the South Lakes Pyramid came close.

Compare that to ZIP 20190 Reston, where the Real Estate Data Aggregator counted a median of 39 days on market for the same period. Only 42.7% of homes there went under contract in two weeks, and that share slipped 2.1 points from a year before. Same pyramid, very different pace.

How each area timed out

The Northern Virginia Association of REALTORs reported that homes across Northern Virginia averaged 28 days on market in September. ZIP 22181 Vienna beat that by 8 days. ZIP 20190 Reston ran 11 days slower than that same average.

Price and competition by ZIP

ZIP 22181 Vienna also had the tightest inventory: just 1.3 months of supply, down 0.9 months from a year before, according to the Real Estate Data Aggregator. Homes for sale there fell 24.4% from the same period in 2025. Fewer homes, faster sales, and sellers still getting 101.6% of list on average.

ZIP 22181 Vienna is zoned to Madison or Marshall High School. School zoning is one of the sharpest price and speed drivers in this market. That is not a coincidence.

The wider picture

Across all five ZIPs together, the Real Estate Data Aggregator counted 426 homes sold in the three months ending August 31, 2026. That was down 2.1% from the same period a year before. New listings rose 16.5% to 493. Homes for sale climbed 45.6% to 313. More supply, slightly fewer sales. That math is putting pressure on pricing in the slower ZIPs.

Mortgage rates topped 7% in September 2026, according to Realtor.com. That is slowing buyer pools in price-sensitive ZIPs. In ZIP 20190 Reston, inventory jumped 78% from a year before, per the Real Estate Data Aggregator. More choices for buyers there means sellers need to price sharper.

The Northern Virginia Association of REALTORs also reported that closed sales across Northern Virginia totaled 1,250 in September, down 7.5% from September 2025. The median sold price reached $744,950, up 4.2% from a year before. Prices are still rising. But not every seller is seeing that in their own result.

What this means for sellers and buyers

If you are selling in ZIP 22181 Vienna, the data says price it right and it moves fast. More than half of sellers there got above list price in the three months ending August 31, 2026.

If you are selling in ZIP 20190 Reston, supply is up 78% and days on market stretched to 39. Pricing to the current market, not last year, is the difference between selling and sitting.

If you are buying anywhere in this pyramid, speed varies by ZIP. In ZIP 22181 Vienna, nearly 3 in 4 homes were gone within two weeks. In ZIP 20190 Reston, fewer than half moved that fast. Know your ZIP before you set your timeline.