Reston Real Estate: The Autumn Report

by Roxanne Watts Fine Homes

Pumpkins are brightening Reston's doorways, leaves are falling, and Monarch butterflies are on their way back to Mexico as the local market enters its final quarter of 2025. Much like these signs of autumn, the market reflects abundance, transition, and a shift into winter's quieter season.

Signaling abundance, the number of sales in Q3 was up 3% to 275 despite higher rates and prices edging higher. In the past five years, Reston homeowners enjoyed a 50% increase in value, an unsustainable pace over the long term. Appreciation has now adjusted to 5% over the past year. Average days on market is 25, nearly double last year's pace, giving some buyers more breathing room. Rates bumped down in late September, which may set up another solid quarter at year’s end.

There is much talk in the national news about increased inventory, and Reston saw a surge earlier this year, but Q3 brought stabilization. A total of 317 properties were listed in the last quarter, compared to 320 last year, still below pre-pandemic levels (420 in Q3 2019).

Reston's diversity of home styles is part of its appeal. Sales ranged from $142,000 for a 426-square-foot studio on Sagewood Lane, a retirement complex, to $2,550,000 for a 5,100-square-foot lakefront home. In the luxury condo market, 1830 Fountain Drive #1305, a 2,700-square-foot unit at the Paramount, sold for $1,950,000 in eight days. Mid-range properties continue to draw the most attention. A townhouse at 1526 Poplar Grove, 1,800 square feet, listed at $599,000, escalated to $625,000, showing the value of five-star condition. The 2,400-square-foot townhome at 11804 Great Owl Circle, purchased for $690,000 in 2022, was beautifully updated and resold for $770,000 last month. In the single-family market, most homes are in the $900,000 to $1,500,000 range.

In July, we noted sellers aiming for higher prices and buyers negotiating harder due to higher rates and inventory. Now, more listings are being canceled as some sellers did not get the price they hoped for—not just in Reston, but throughout the Mid-Atlantic, where 13 of every 100 homes are withdrawn. In Reston, 49 homeowners pulled their listings in Q3. Inevitably, the market determines value, as buyers compare homes on price, features, and benefits. Value is a snapshot in time and can change quickly. Last year, homes sold at 100.4% of asking price; now they average 99.4%, a slight softening.

Sellers who prepare their homes thoughtfully and price them properly still attract attention and multiple offers. Here are some tips to make your home show better in fall and winter:

Light it up. With shorter days, natural light is limited, so keep blinds open and use lamps and warm-tone bulbs for a cozy glow.

Highlight warmth. Showcase the fireplace, or add soft throws and pillows in seasonal colors.

Keep it cozy. Set the thermostat comfortably so buyers want to linger. Avoid heavy scents; opt for cinnamon sticks or cider simmering in a crockpot.

Curb appeal still counts. Rake leaves, clear walkways, add mums, and a simple wreath on the door.

Highlight outdoor spaces. Decks and patios feel more appealing with lighting or a bistro set to suggest year-round enjoyment.

For buyers, contract terms are shifting. Home inspections, appraisals, financing contingencies, and repair credits are back. Currently, 66% of contracts include inspections, and 74% include financing contingencies. Sellers must focus on condition as well as appearance.

Reston's market is shaped by economic forces, with many households tied to federal agencies, contractors, or Dulles Corridor tech firms. Job confidence translates into housing confidence. For some families this means delaying a move; for others, it opens opportunity with less competition.

Looking ahead to Q4, the market is coming into balance, offering opportunities for both motivated buyers and realistic sellers. Stay tuned for the next quarterly update to see how the story unfolds.

Roxanne Watts, Coldwell Banker Realty. Living and working in the Reston market for 37 years. Top 2% Worldwide, Washingtonian’s Best. 703-618-1799, roxannebwatts@gmail.com