Published October 11, 2026 in Market Update

Vienna prices are splitting, even as Northern Virginia edges up

The Northern Virginia Association of REALTORs put the Northern Virginia median sold price at $765,000 in August 2026, up 2.0% from a year before. That number is real. It is also not the whole story for Vienna.

The Real Estate Data Aggregator counted three Vienna ZIP codes for the three months ending August 31, 2026. One rose nearly 20%. Two fell. If you own or are buying in Vienna, the average tells you almost nothing useful.

Three ZIPs, three different markets

ZIP 22180: prices up sharply, but fewer homes sold

The Real Estate Data Aggregator counted 92 homes sold in ZIP 22180 for the three months ending August 31, 2026. That is down 14% from the same period a year before. The median sold price was $1,305,000, up 19.7%.

Fewer homes sold at higher prices. That combination can mean the lower-priced homes simply did not come to market. It does not mean every home in 22180 gained 19.7%.

ZIP 22181: prices dipped, but this is the fastest-moving part of Vienna

The Real Estate Data Aggregator counted 74 homes sold in ZIP 22181 for the three months ending August 31, 2026. That is up 32.1% from a year before. The median sold price was $1,122,500, down 5.5%.

More homes sold, faster, and more of them sold above list price. The Real Estate Data Aggregator shows 51.4% of homes in 22181 sold above list. That is up 12.1 points from a year ago. Median days on market was 20, ten days shorter than the same period last year.

A price dip with rising volume and rising sale-to-list ratios tells a different story than a soft market. Buyers here competed. They just paid less than sellers in 22180 asked.

ZIP 22182: prices down, inventory up, and more time on market

The Real Estate Data Aggregator counted 65 homes sold in ZIP 22182 for the three months ending August 31, 2026. That is down 14.5% from a year before. The median sold price was $1,270,256, down 6.1%.

Homes for sale in 22182 rose 36.1% year over year. Months of supply climbed to 2.3, up 0.8 months from a year ago. Pending sales fell 9.4%. That is more supply, less demand, and a longer wait. Sellers here have less room to hold firm on price.

Speed: where homes move fastest

The wider picture: rates and national trends

Mortgage rates climbed above 7% for the first time since January 2025, according to Realtor.com. CNBC reported the average contract rate on a 30-year fixed mortgage with a conforming loan balance reached 7.49% as of October 7, 2026. Rates at that level raise the monthly cost on a Vienna-priced home by a material amount.

Realtor.com also reported that 20.8% of listings nationally took a price cut in September 2026, the highest share since October 2022. That is nearly 1 in 5 listings. Vienna is not immune to that pressure, as the 22181 and 22182 data shows.

The Federal Housing Finance Agency reported U.S. house prices rose 2.6% from July 2025 to July 2026, and 0.3% from June to July 2026 on a seasonally adjusted basis. Northern Virginia's 2.0% gain, reported by the Northern Virginia Association of REALTORs, tracks close to that national pace. Parts of Vienna beat it sharply. Parts fell behind it.

What this means for sellers

Pricing your home off a Vienna-wide average, or even a Northern Virginia figure, can put you in the wrong place. The Real Estate Data Aggregator shows a $182,500 gap between the highest and lowest median sold price across Vienna's three ZIPs for the three months ending August 31, 2026. That gap is the difference between a price that moves your home and one that does not.

In 22182, inventory is up 36.1% and months of supply rose. Sellers there face more competition. In 22181, supply fell 24.4% and more than half of homes sold above list. Those two ZIP codes call for different strategies.

What this means for buyers

The Real Estate Data Aggregator counted 231 homes sold across Vienna for the three months ending August 31, 2026. That is down 3.3% from a year before. There are fewer closed deals, but the activity within each ZIP tells a different story.

In 22181, nearly 3 in 4 homes went under contract within two weeks. That is 72.6%, up 23.7 points year over year. If you are targeting that ZIP, you have very little time to decide. In 22182, 55.2% went under contract within two weeks, down 4.2 points. You have more room to think.