Published November 1, 2026 in Market Update

Vienna Prices Split Sharply by Part of Town

One number does not describe Vienna right now. The Real Estate Data Aggregator counted 231 homes sold across Vienna in the three months ending August 31, 2026. But the median price swung from $1,122,500 to $1,305,000 depending on which part of town you are in. That gap changes everything for sellers picking a list price and buyers building a budget.

The National Picture First

The Federal Housing Finance Agency reported U.S. home prices rose 2.4% from August 2025 to August 2026. Vienna as a whole beat that number in one ZIP code and fell behind it in two others. That is not a contradiction. It is what happens when school zones and commute routes cut a town into distinct markets.

ZIP 22180: Prices Climbed Hard

The Real Estate Data Aggregator put the median sale price in ZIP 22180 at $1,305,000 for the three months ending August 31, 2026. That is up 19.7% from the same period a year before. Ninety-two homes sold. Sellers got 99.9% of list price on average. Nearly 48% of homes went under contract within two weeks. Supply stayed tight at 1.6 months. This part of Vienna did not soften.

ZIP 22181: Prices Dipped, but Demand Jumped

The Real Estate Data Aggregator recorded a median sale price of $1,122,500 in ZIP 22181 for the three months ending August 31, 2026. That is down 5.5% from a year before. So prices softened. But look at what else happened. Sales volume rose 32.1%. Pending sales rose 37.8%. More than half of all homes sold above list price, 51.4%. Buyers found value here and moved fast. The median home went under contract in 20 days, 10 days faster than a year before. Supply dropped to 1.3 months.

ZIP 22182: Prices Fell and Inventory Rose

The Real Estate Data Aggregator put the median sale price in ZIP 22182 at $1,270,256 for the three months ending August 31, 2026. That is down 6.1% from a year before. Homes for sale rose 36.1%. Months of supply climbed to 2.3, up 0.8 months from a year before. Pending sales fell 9.4%. Sellers here faced more competition and more patient buyers. Homes still sold at 100.4% of list price on average, but that result required correct pricing from the start.

Side by Side: Three Very Different Markets

What This Means for Sellers

If you are in 22180, the data supports a firm price. The median rose 19.7% and homes sold in 34 days. If you are in 22181, price to the current $1,122,500 median, not last year's number. Buyers there are active and will pay over list for the right home, but they know the market. If you are in 22182, inventory is up 36.1% and pending sales are down 9.4%. Pricing above what recent sales support will cost you time and likely money.

What This Means for Buyers

In 22181, more than 72% of homes went under contract within two weeks, per the Real Estate Data Aggregator. That is not a market where you wait. In 22182, supply is building and sellers have more competition. You have more room to negotiate there. In 22180, only 33.7% sold above list price, but the median is the highest of the three ZIPs. Know which ZIP you are shopping in before you write an offer.

The Broader Context

The Northern Virginia Association of Realtors reported 1,250 closed sales across Northern Virginia in September 2026, down 7.5% from September 2025. The regional median reached $744,950. Vienna's three ZIPs all sit well above that regional median, which reflects how proximity to Washington, D.C. and school ratings drive prices here. Nationally, the Federal Housing Finance Agency reported a 2.4% price gain from August 2025 to August 2026. One Vienna ZIP beat that by a wide margin. Two did not.

Realtor.com reported that 20.8% of listings nationally took a price cut in September 2026, the highest share since October 2022. Vienna is not immune to that pressure, as 22182's rising inventory shows. But 22181 ran in the opposite direction entirely. That is the point of this post: Vienna is not one market right now.

These numbers describe each ZIP code as a whole. Your street, your school zone, and your home's condition can read differently from the ZIP average. I have seen two homes on the same block close $100,000 apart because one was priced to its actual part of the market and one was not.