.png){kind=small}
Vienna VA Real Estate: The $1.3M "New Normal" and Why More Choice is a Good Thing
- Eva Swersey
- 6 days ago
- 3 min read
Have you noticed something different about the Vienna real estate market lately? It’s been a very snowy January here in Vienna, and even with all that winter weather (and the extra time spent shoveling and sipping hot coffee), the market hasn’t hit pause. In fact, it’s settling into a “new normal”: a little more breathing room, a little more choice, and a pace that feels refreshingly healthy.
Here’s the headline for Vienna VA real estate as we head into 2026: Vienna’s average sold price has crossed $1.3M, inventory is up, and “days on market” is trending back toward something wonderfully… normal. (Yes, you can actually sleep on a decision. Revolutionary.)
1) The $1.3M “New Normal” (aka: Vienna being Vienna)
Average sold price (YTD 2025): $1,313,575 (+5.5% vs. 2024)
Translation: if you’re a homeowner, your equity has been doing its job. If you’re a buyer, $1.3M is increasingly the baseline for many move-in-ready homes in town.
Why it makes sense: top-rated schools, that walkable-to-Maple vibe, access to Tysons + Metro, and the classic small-town energy that keeps “homes for sale Vienna VA” searches very alive.
2) Zip Code Snapshot
Vienna isn’t one market—it’s a few micro-markets wearing the same zip code sweater. Here’s the condensed view:
22182 (Wolftrap/Oakton border): $1,384,906 YTD (+6.2%)
22180 (Downtown/Central Vienna): $1,352,536 YTD (+5.8%)
22181 (Vienna/Dunn Loring): $1,159,498 YTD (+4.3%)
Takeaway: All three are appreciating—just at different price points,
which is exactly why hyper-local strategy matters.
3) Inventory + Days on Market: More Choice, Less Chaos
More inventory (as of Dec 2025):
68 active listings in Vienna (+25.9% vs. last year’s 54)
By zip:
22180: 39 active (+34.5%)
22181: 14 active (+75%)
22182: 15 active (-11.8%)
Days on Market (DOM):
23 DOM (2025 YTD) vs. 19 in 2024 (~+21%)
33 DOM in December 2025
Notable December detail: 22181 hit 45 DOM, while 22182 dropped to 25 DOM
Translation: This isn’t a slowdown—it’s a balanced market. The 2021–2023 “sell in 3 days with 15 offers” era was exciting… and also mildly unhinged.
4) If You’re Selling in Vienna: Keep it simple, do it right
In today’s Northern Virginia real estate “new normal,” the homes that win are the ones that feel effortless to say yes to.
Your punch list:
Price strategically from day one (buyers scroll fast; they also have calculators)
Stage + photograph professionally (first impressions are still doing heavy lifting)
Market creatively so your home shows up where buyers are actually looking (yes, including “homes for sale Vienna VA” search behavior)
Want the deeper seller playbook? Here it is: Selling a Home in Vienna VA: 10 Things You
5) If You’re Buying in Vienna: Use your leverage
Prices aren’t falling off a cliff, but you do have something you haven’t had in a while: options.
Smart buyer moves right now:
Don’t rush—with 23+ average DOM, you can think clearly
Revisit the “30+ day” listings—sometimes it’s timing, not a fatal flaw
Go hyper-local (22180 vs. 22181 vs. 22182 is not trivia—it’s strategy)
Still debating whether to buy now or wait? To Wait or Not to Wait? That's the Question.
The Bottom Line
Vienna’s market is shifting into a steadier, more sustainable lane: $1.3M+ pricing, more listings, and more normal timelines. That’s good news—whether you’re planning your next move, buying your first place, or selling a long-time home with confidence.
Curious what your Vienna home is worth right now? I’m happy to run a custom, street-by-
street valuation using real-time data with no pressure, just clarity.
Data provided by Bright MLS as of January 7, 2026. Market conditions change: let's talk about what today's numbers mean for your specific goals