Neighborhood Pulse: Adams Morgan Jumps 11%, Cleveland Park Gives Back Its Rebound, Chevy Chase Pushes to +8.3%

This Week's Pulse

Forty-eight row home settlements closed across the tracked DC neighborhoods this week, and the biggest move belongs to a neighborhood that spent all spring at the bottom of the board. Adams Morgan's rolling 12-month median jumped 11.0% to $1.11M, and its annual reading went from -24.5% to -12.9% in seven days. That is the deepest single-week improvement in the dataset this year. Twelve trailing sales is a thin window, so treat the level as provisional. But the neighborhood that defined the correction just watched half of it evaporate as last summer's weakest comps aged out.

Last week this column called Cleveland Park's recovery a signal, not a verdict. The verdict came in. The annual reading slid back to -5.1% from -0.7% on the same nine-sale window that produced the rebound, and the list-to-sale ratio softened to 96.1% from 96.8%. Nothing happened on the ground in Cleveland Park this week. One closing rolled out of the window, one rolled in, and the number swung four points. That is what a nine-sale median does, in both directions. Woodley Park told the harder version of the same story: its decline deepened to -22.5% from -19.2%, with the median off 2.4% on the week.

The quiet strength is northwest of the park. Chevy Chase pushed to +8.3% from +1.0%, its second straight week of improvement, and it did it the way it always does: eight days to contract, 100% of ask, 20 trailing sales. Dupont Circle extended to +6.8% from +4.3%. Sixteenth Street Heights cut its decline nearly in half, to -4.0% from -7.4%. And Capitol Hill, the largest sample in the dataset at 327 sales, improved to -2.7% from -4.3% while its active inventory fell from 75 listings to 66. The big, liquid neighborhoods are grinding back toward flat.

Hill East gave up ground for the first time in five weeks, narrowing to +17.9% from +22.0% on 48 sales, with the median easing 2.0%. It is still the strongest large-sample number in DC, and its 13-day DOM says the bid has not gone anywhere. Shaw picked up what Hill East gave back: +10.4% from +9.0%, DOM down to 23 from 26, and a 99.2% list-to-sale ratio on 52 sales. The downside this week ran through Park View, where the annual reading fell to -11.8% from -7.9% and the median dropped 3.4% to $700K, with homes sitting 38 days.

The supply side moved more than the price side. Active inventory fell across nearly the whole board: Capitol Hill shed nine listings, Park View and Near Northeast five each, Eckington, Petworth, and Trinidad four each. Some of that is sales clearing, most of it is the July slowdown arriving on schedule. Wakefield posted the week's stealth number: its median DOM dropped to 18 days from 27, at 100% of ask. Nobody is watching Wakefield. The buyers who found it are not waiting around.

Top Movers

Adams Morgan $1.11M, -12.9% YoY, +11.0% MoM. DOM 21, L2S 97.2%. 12 trailing sales. The biggest weekly move on the board, and the most overdue. Adams Morgan carried the worst annual reading in the dataset for most of the spring at -24.5%. Half of that decline left the window in one week. Twelve sales is thin, and the next few closings will decide whether $1.11M is a level or a spike. Either way, the buyers who were told Adams Morgan was in free fall should check the tape again.

Cleveland Park $1.35M, -5.1% YoY, flat MoM. DOM 16, L2S 96.1%. 9 trailing sales. Last week's headline recovery lasted exactly one week. The annual reading gave back most of its improvement, sliding from -0.7% to -5.1% without a single dramatic sale driving it. This is the cost of reading a nine-sale window like a verdict. The neighborhood itself did not change: Connecticut Avenue access, deep housing demand, 16 days to contract. The number will keep swinging until the sample deepens. The fundamentals will not.

Chevy Chase $1.21M, +8.3% YoY, flat MoM. DOM 8, L2S 100.0%. 20 trailing sales. Flipped positive last week, extended hard this week. The velocity never wavered through the entire correction: eight days, full ask, every week. The annual line is now confirming what the clock said all along. School-zone demand is the most durable bid in residential real estate, and Chevy Chase is where it shows up first when the comps turn.

Hill East $1.00M, +17.9% YoY, -2.0% MoM. DOM 13, L2S 98.7%. 48 trailing sales. The five-week widening streak ended, and the median slipped back under $1.01M. Nobody should confuse this with a turn. Forty-eight sales, 13 days to contract, nearly full ask: the machine that converts priced-out Capitol Hill buyers into Hill East closings is still running. The eastside discount narrowed all spring. A one-week breather at +17.9% is what consolidation looks like, not what a top looks like.

Park View $700K, -11.8% YoY, -3.4% MoM. DOM 38, L2S 97.0%. 49 trailing sales. The week's clearest deterioration, and on a sample big enough to mean it. The median fell $25,000 to an even $700K, the annual decline widened four points, and homes are sitting 38 days between Petworth and Columbia Heights, which both clear faster. Park View is pricing like a connector neighborhood while its neighbors price like destinations. For buyers who believe in the Georgia Avenue corridor on a five-year horizon, this is what an entry point looks like.

Market Snapshot: July 6, 2026

Neighborhood	Median Price	MoM	DOM	$/sqft	L2S	YoY	Sales
Kalorama Heights	$2.60M	—	51	$719	94.3%	-14.5%	25
Georgetown	$1.82M	+0.6%	15	$1032	98.0%	-13.2%	122
Dupont Circle	$1.80M	—	15	$760	97.8%	+6.8%	59
Kalorama Triangle	$1.71M	—	51	$761	95.1%	-3.0%	8
Woodley Park	$1.66M	-2.4%	13	$812	100.0%	-22.5%	15
Lanier Heights **	$1.60M	—	20	$718	97.2%	-0.2%	5
N Cleveland Park	$1.53M	—	10	$767	98.5%	+2.3%	12
Mount Pleasant	$1.48M	—	6	$692	100.0%	+3.6%	55
Burleith-Hillandale	$1.45M	—	8	$956	98.0%	-22.7%	34
Logan Circle	$1.45M	—	22	$777	97.5%	-12.7%	40
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	-0.7%	7	$795	100.0%	-4.9%	18
Glover Park	$1.25M	-0.4%	12	$851	98.2%	-5.3%	41
Friendship Heights	$1.23M	—	7	$716	100.0%	+16.6%	11
Chevy Chase	$1.21M	—	8	$686	100.0%	+8.3%	20
Shaw	$1.19M	+1.3%	23	$668	99.2%	+10.4%	52
Adams Morgan	$1.11M	+11.0%	21	$690	97.2%	-12.9%	12
American Univ Park	$1.11M	+4.0%	7	$797	98.9%	-8.5%	6
Capitol Hill	$1.10M	—	10	$714	98.7%	-2.7%	327
Navy Yard	$1.08M	—	25	$575	98.3%	-5.0%	8
Southwest Waterfront	$1.05M	—	18	$522	99.0%	+1.4%	24
16th St Heights	$1.01M	+0.1%	24	$537	96.3%	-4.0%	35
Hill East	$1.00M	-2.0%	13	$691	98.7%	+17.9%	48
U Street	$995K	-0.3%	19	$705	98.1%	-18.0%	49
Bloomingdale	$989K	—	31	$573	98.5%	-8.8%	40
Foggy Bottom	$910K	—	33	$878	97.0%	-7.1%	6
LeDroit Park	$871K	-1.3%	24	$552	98.2%	-8.2%	22
Near NE / NoMa / H St	$867K	-0.9%	18	$594	97.5%	-7.7%	89
Columbia Heights	$860K	-0.6%	13	$533	97.3%	-12.9%	90
Petworth	$787K	-1.2%	32	$515	96.5%	-8.4%	148
Eckington	$727K	—	34	$487	96.9%	+6.2%	60
Truxton Circle	$710K	—	40	$476	93.4%	-8.1%	30
Park View	$700K	-3.4%	38	$505	97.0%	-11.8%	49
Brightwood Park	$685K	—	33	$504	97.0%	+7.9%	82
Kingman Park	$625K	—	25	$548	97.6%	-7.3%	66
Wakefield	$619K	+0.7%	18	$419	100.0%	+1.6%	14
Brookland	$610K	-0.7%	22	$483	98.6%	—	100
Brightwood	$605K	—	27	$446	94.5%	-4.0%	90
Trinidad	$568K	+0.3%	50	$400	94.1%	-18.8%	61
West End *	$1.28M	—	35	$717	98.3%	+94.7%	2
Forest Hills *	$1.23M	—	8	$751	98.9%	-12.1%	2
Crestwood *	$990K	—	0	$377	100.0%	-29.9%	1
Mt Vernon Sq *	$977K	—	31	$392	85.8%	-36.4%	2

Source: BrightMLS via Compass, closed row home sales trailing 12 months as of 7/6/2026. MoM = change from 6/29/2026. 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

2816 R St NW (Georgetown): $3,450,000. 1 day on market. 5BR, 3,506 sqft. The week's top row home sale went under contract in a single day at 98.7% of its $3.495M ask. Last week the high end wobbled: a Capitol Hill trophy took a $200,000 cut after a month. This week Georgetown answered. When the product is right, on the right block, the top of this market still clears in 24 hours. The wobble was about the listings, not the buyers.

3515 17th St NW #9 (Mount Pleasant): $1,165,000. 5 days on market. 3BR, 2,389 sqft. Sold at 129.6% of an $899,000 list, $266,000 over ask, in five days. That is the largest over-ask premium in the dataset this year. Mount Pleasant carries a 6-day median DOM and a 100% list-to-sale ratio, the tightest combination in the city, and this is what that tightness looks like when a renovated home hits a starved block. Price under the market in Mount Pleasant and the market corrects you upward, violently.

561 23rd Pl NE (Kingman Park): $375,000. 295 days on market. 2BR, 1,405 sqft. Sold at 62.6% of its $599,000 original list, a $224,000 surrender, after ten months. Kingman Park's median DOM is 25 days. This listing took twelve times that and still gave up more than a third of its opening number. The first price was a wish, and the market spent 295 days saying no before the seller heard it. Every week this column shows the same pair: the accurately priced home that clears in days, and the hopeful one that pays in time and dollars. Choose which one you want to be before you list.

Bottom Line

This was the week the correction's poster child got up off the floor. Adams Morgan halved its annual decline in seven days, not because buyers rushed in, but because the trailing window finally aged past the comps that were dragging it down. The same math that rescued Adams Morgan took back Cleveland Park's rebound and trimmed Hill East's streak: small windows swing, and the annual line is a lagging instrument everywhere. What did not swing was velocity. Chevy Chase at eight days and full ask, Mount Pleasant clearing a listing $266,000 over, Wakefield's DOM collapsing to 18, Capitol Hill's inventory down nine listings into the July lull. The YoY column tells you where the market was a year ago. The clock tells you where it is now, and the clock says the well-priced home in a supply-starved neighborhood has never stopped being scarce. Watch the days, not the percentages.