Neighborhood Pulse: Truxton Circle Flips Positive, Georgetown Halves Its Decline, Southwest Waterfront Swings to -6.2%

This Week's Pulse

Fifty-three row home settlements closed across the tracked DC neighborhoods this week, and Truxton Circle did something it has not done since the correction set in: it printed a positive annual number. The rolling 12-month median jumped 9.9% to $780K and the year-over-year reading swung from -8.1% to +1.0%. Before anyone declares a comeback, look at the rest of the row: 41 days on market and a 93.8% list-to-sale ratio, both still among the loosest in the city. The flip is real, but it is a comps story, not a velocity story. Sellers there are still negotiating. They are just negotiating from a higher floor.

The week's biggest large-sample move belongs to Georgetown. On 125 trailing sales, the annual decline went from -13.2% to -6.8% in seven days, and the median pushed up 1.5% to $1.85M. Three of the week's five priciest closings were Georgetown addresses, including a $4.1M sale on N Street that never technically hit the market. When the most expensive row home neighborhood in the city halves its decline on a triple-digit sample, that is not noise. The high end spent a year repricing, and it looks close to done.

The water went the other way. Southwest Waterfront swung from +1.4% to -6.2% and its median slipped 5.1% to $996K, back under the million mark, with DOM stretching to 20 days. Two weeks ago this column flagged its first green reading as thin-sample territory at 24 sales, and the window just proved the point in reverse. Navy Yard deepened from -5.0% to -9.9% on eight sales. And Mount Pleasant, the tightest market in the city at six days and 100% of ask, saw its annual line slip from +3.6% to -0.2%. Nothing about Mount Pleasant demand changed this week. The YoY column is an instrument that lags, in both directions.

East of the park, the healing is broad now. Trinidad cut its decline from -18.8% to -8.1% and shaved six days off its DOM, down to 44. Kingman Park improved to -3.8% from -7.3%. Adams Morgan extended its two-week climb, from -24.5% to -12.9% to -7.5%. Sixteenth Street Heights is nearly flat at -1.3%. And Petworth, on 148 sales, dropped its DOM from 32 to 27 while its decline narrowed to -7.0%. The neighborhoods that took the correction hardest are giving it back in order.

One backslide worth watching: Capitol Hill, the deepest sample in the dataset at 322 sales, slipped from -2.7% to -4.9% with its median easing to $1.09M. Hill East eased with it, to +17.2% from +17.9%, still the strongest big-sample number in DC. Supply told a split story: inventory rose in the affordable corridors (Near Northeast up four listings, Petworth up three, Park View and U Street up two each) while the northwest tightened further, with Woodley Park down to a single active listing and North Cleveland Park down to zero.

Top Movers

Truxton Circle $780K, +1.0% YoY, +9.9% MoM. DOM 41, L2S 93.8%. 31 trailing sales. The first positive annual reading since the correction set in, driven by a $70,000 jump in the rolling median. The velocity numbers have not caught up: 41 days and 93.8% of ask still make Truxton one of the most negotiable markets in the city. That combination, rising comps with soft terms, is the window. It does not usually stay open long, because the terms firm up after the comps do, not before.

Georgetown $1.85M, -6.8% YoY, +1.5% MoM. DOM 15, L2S 97.9%. 125 trailing sales. Cut its annual decline nearly in half on the largest luxury sample in the dataset. Georgetown spent a year as the poster child for high-end repricing, down double digits while cheaper neighborhoods held. This week it put three of the city's five biggest closings on the board, one of them at $4.1M with zero days on market. The buyers never left Georgetown. They were waiting for the prices to finish coming to them.

Southwest Waterfront $996K, -6.2% YoY, -5.1% MoM. DOM 20, L2S 99.0%. 24 trailing sales. Back under $1M and back in the red, three weeks after crossing into positive territory for the first time since winter. This column called that first green print a signal, not a verdict, and the verdict went the other way. Twenty-four sales is a thin window and it swings hard. What has not moved: 99% of ask, every week. Sellers are not conceding. The median is bouncing around on mix, not on weakness.

Trinidad $574K, -8.1% YoY, +1.0% MoM. DOM 44, L2S 94.7%. 62 trailing sales. The annual decline went from -18.8% to -8.1% in one week, on a sample big enough to trust. DOM dropped six days to 44 and the list-to-sale ratio firmed to 94.7%. Trinidad has been the cheapest tracked neighborhood and the slowest all year, which made it the market's designated cautionary tale. Sixty-two sales say the tale is changing. The entry point is still under $600K, and the negotiating room is still real. Both of those facts have expiration dates.

Mount Pleasant $1.48M, -0.2% YoY, flat MoM. DOM 6, L2S 100.0%. 55 trailing sales. The annual line slipped from +3.6% to a rounding error below zero, and it means almost nothing. Six days to contract. Full ask. Fifty-five sales. Mount Pleasant is the tightest market in the city by velocity, and it just posted a nominally negative annual number, which is everything you need to know about reading YoY in isolation. If you are waiting for the percentage to tell you Mount Pleasant is soft before you list, you will be waiting through the next cycle too.

Market Snapshot: July 13, 2026

Neighborhood	Median Price	MoM	DOM	$/sqft	L2S	YoY	Sales
Kalorama Heights	$2.60M	—	51	$719	94.3%	-14.5%	25
Georgetown	$1.85M	+1.5%	15	$1023	97.9%	-6.8%	125
Dupont Circle	$1.78M	-1.0%	15	$752	97.6%	+3.3%	58
Kalorama Triangle	$1.71M	—	51	$761	95.1%	-5.3%	8
Woodley Park	$1.66M	—	13	$812	100.0%	-22.5%	15
Lanier Heights **	$1.60M	—	20	$718	97.2%	-0.2%	5
N Cleveland Park	$1.55M	+1.0%	9	$773	98.7%	+3.3%	13
Mount Pleasant	$1.48M	—	6	$692	100.0%	-0.2%	55
Burleith-Hillandale	$1.45M	—	8	$943	98.0%	-22.7%	34
Logan Circle	$1.45M	—	22	$778	97.4%	-12.7%	41
Cathedral Heights	$1.36M	—	29	$715	96.0%	-8.1%	17
Cleveland Park	$1.35M	—	16	$747	96.1%	-5.1%	9
Foxhall Village	$1.33M	—	7	$795	100.0%	-6.2%	18
Glover Park	$1.25M	+0.4%	11	$856	98.0%	-4.2%	40
Friendship Heights	$1.23M	—	7	$716	100.0%	+20.0%	11
Chevy Chase	$1.21M	—	8	$686	100.0%	+8.3%	20
Shaw	$1.19M	—	23	$668	99.2%	+10.0%	54
Adams Morgan	$1.11M	—	21	$690	97.2%	-7.5%	12
Capitol Hill	$1.09M	-0.7%	10	$714	98.7%	-4.9%	322
Navy Yard	$1.08M	—	25	$575	98.3%	-9.9%	8
American Univ Park **	$1.06M	-3.8%	7	$797	100.0%	-7.4%	5
16th St Heights	$1.01M	-0.1%	21	$548	96.7%	-1.3%	36
Southwest Waterfront	$996K	-5.1%	20	$522	99.0%	-6.2%	24
U Street	$995K	—	19	$705	98.1%	-18.0%	49
Bloomingdale	$989K	—	31	$563	98.5%	-9.2%	38
Hill East	$989K	-1.3%	13	$697	99.0%	+17.2%	47
Foggy Bottom **	$920K	+1.1%	54	$828	95.8%	-6.1%	5
LeDroit Park	$883K	+1.3%	27	$567	98.2%	-7.0%	23
Near NE / NoMa / H St	$871K	+0.4%	17	$594	97.5%	-7.3%	92
Columbia Heights	$860K	—	13	$538	97.4%	-11.8%	91
Petworth	$799K	+1.5%	27	$523	96.5%	-7.0%	148
Truxton Circle	$780K	+9.9%	41	$483	93.8%	+1.0%	31
Eckington	$730K	+0.3%	34	$500	96.9%	+6.6%	63
Park View	$725K	+3.6%	39	$508	97.0%	-7.1%	48
Brightwood Park	$687K	+0.4%	33	$511	97.2%	+8.3%	84
Kingman Park	$625K	—	25	$554	97.7%	-3.8%	65
Wakefield	$619K	—	18	$419	100.0%	+1.6%	14
Brookland	$610K	—	23	$483	98.6%	—	100
Brightwood	$600K	-0.8%	31	$445	94.5%	-4.8%	89
Trinidad	$574K	+1.0%	44	$401	94.7%	-8.1%	62
Crestwood *	$1.28M	+29.5%	5	$524	100.0%	-9.2%	2
Forest Hills *	$1.23M	—	8	$751	98.9%	-12.1%	2
West End *	$1.10M	-13.8%	11	$795	95.7%	+67.9%	3
Mt Vernon Sq *	$977K	—	31	$392	85.8%	-36.4%	2

Source: BrightMLS via Compass, closed row home sales trailing 12 months as of 7/13/2026. MoM = change from 7/6/2026. Structure type filter: Interior Row/Townhouse, End of Row/Townhouse, Twin/Semi-Detached only. * Small sample (n<5): figures directional only. ** n=5: small sample.

Notable Sales

3019 N St NW (Georgetown): $4,100,000. 0 days on market. 4BR, 3,646 sqft. The week's top sale, and it never publicly listed: zero days on market at 93.3% of a $4.395M ask. That combination reads like a deal negotiated before the sign went up, which is how a growing share of Georgetown's top tier trades. The best inventory in the most expensive neighborhood changes hands through agents' phones, not open houses. If you are shopping above $3M and only watching the portals, you are seeing the leftovers.

315 11th St SE (Capitol Hill): $1,026,000. 6 days on market. 2BR, 1,200 sqft. Sold at 114.0% of a $900,000 list, $126,000 over ask, in six days. A 1,200-square-foot two-bedroom clearing over a million at 14% above list, in the same week Capitol Hill's annual reading slipped to -4.9%. The neighborhood number says softening. The block-level result says a correctly priced Hill rowhouse still starts a bidding war. Both are true, and the second one is the one that decides what your house sells for.

607 K St NE (H Street corridor): $1,055,000. 274 days on market. 4BR, 1,953 sqft. Sold at 75.4% of its $1,399,990 original list, a $345,000 concession, after nine months. The corridor's median DOM is 17 days. This listing opened at a number the comps never supported, then chased the market down through an entire school year. The arithmetic is brutal: priced to the comps, it likely clears near $1.1M last fall. Instead it cost nine months of carrying costs and closed lower anyway. Aspiration is not a pricing strategy.

Bottom Line

The recovery is running east to west. Truxton Circle flipped positive, Trinidad halved its decline, Kingman Park and Adams Morgan kept climbing, and Petworth got five days faster on 148 sales. Meanwhile the market's designated safe harbors wobbled on paper: Mount Pleasant nominally negative at six days and full ask, Capitol Hill slipping while a two-bedroom on 11th Street cleared $126,000 over. The lesson of this summer is that the YoY column and the market are two different things, related the way a rearview mirror is related to the road. Georgetown's buyers figured that out first, which is why the city's most expensive neighborhood just halved its decline while its best house traded in zero days. The neighborhoods are recovering in order of how hard they fell. The sellers who win in each of them will be the ones who price to where the road is, not to where the mirror says they have been.