Neighborhood Pulse: Inventory Floods the Market, Adams Morgan Breaks $1M Floor, Dupont Keeps Running
Spring inventory dumped hard this week. Capitol Hill added 72 active listings in seven days. Adams Morgan's median slipped below $1M for the first time. Meanwhile, Dupont Circle is up 16.1% year-over-year and Hill East is up 18.8%. Same city, two very different markets.
This Week's Pulse
Spring inventory broke hard this week. Capitol Hill went from 23 active row home listings to 95. Petworth from 16 to 71. Trinidad from 8 to 63. Columbia Heights from 10 to 69. Brightwood Park from 8 to 53. Across nearly every tracked corridor, new supply came to market in volume. Buyers who have been waiting for choice now have it.
Adams Morgan's median sale price is now $999,900. That is below $1M for the first time in this data set, down 9.9% from last week's $1.11M on 13 trailing sales. The year-over-year figure is -24.5%. The neighborhood has been softening for months and this week it crossed a threshold. Whether it holds there depends on what the new spring inventory does to pricing over the next 60 days. At 23-day DOM and 96.8% list-to-sale, properties are still moving. But sellers are accepting less.
Eckington bounced 8% week-over-week to $675K on 55 trailing sales. The bounce is real. The context is also real: the neighborhood was $735K a year ago, the YoY is -8.0%, and the prior-week figure ($622K) was the low point of a multi-month slide. One week's move in a rolling 12-month sample does not reverse a trend. It may be a floor, or it may be noise. Watch the next two weeks.
The counter-narrative is concentrated and consistent. Dupont Circle is at +16.1% YoY on 53 sales with a $1.8M median. Hill East is at +18.8% YoY on 46 sales. These are not thin-sample readings. Both neighborhoods are showing what constrained supply plus committed buyer demand actually looks like in a correction year. Most of DC is down on a 12-month basis. These two are not, and the gap between them and the softening corridors is widening.
Navy Yard is finding a floor. DOM dropped from 30 to 25 days and the median moved up 5.6% WoW to just over $1M. The YoY is still -8.1% but the trajectory is improving for the first time in several months. The inventory surge elsewhere may slow that progress if buyers gain additional options across the waterfront corridor. But this week's data looks like stabilization rather than continued deterioration.
Top Movers
Adams Morgan slipped to $999,900 median, down 9.9% week-over-week on 13 trailing sales. YoY is -24.5%. The neighborhood has crossed below $1M for the first time in this data set. At 23-day DOM and 96.8% L2S, the market is still functioning, but buyer leverage is real and growing.
Eckington bounced to $675K, up 8.0% WoW on 55 sales. Still down 8.0% YoY and at 36-day DOM, but the single-week move is the largest positive shift in this neighborhood in months. A potential inflection; not yet confirmed.
Navy Yard moved to $1.01M, +5.6% WoW, with DOM falling from 30 to 25 days. YoY is -8.1%. First week in multiple months where both price and velocity moved in the same positive direction.
Dupont Circle added another week at +16.1% YoY with a $1.8M median on 53 sales. This has been the most consistent outperformer in the data set for the past two months. The 21-day DOM and 96.9% L2S confirm it is not a statistical artifact.
Columbia Heights deepened to -12.4% YoY on 84 trailing sales at $865K. The sample size removes any noise argument. The neighborhood is in a sustained correction. At 24-day DOM and 96.7% L2S, properties are moving, but at prices that are meaningfully below where they were 12 months ago.
Market Snapshot: May 11, 2026
| Neighborhood | Median Price | WoW | DOM | $/sqft | L2S | YoY | Sales |
|---|---|---|---|---|---|---|---|
| Kalorama Heights | $2.7M | -3.6% | 56 | $719 | 94.3% | +7.0% | 25 |
| Georgetown | $1.85M | — | 14 | $1072 | 97.8% | -7.4% | 126 |
| Dupont Circle | $1.8M | +2.1% | 21 | $760 | 96.9% | +16.1% | 53 |
| Woodley Park | $1.73M | — | 12 | $836 | 100.0% | -7.1% | 17 |
| Kalorama Triangle | $1.71M | — | 51 | $773 | 95.1% | -4.9% | 8 |
| Lanier Heights | $1.5M | — | 20 | $686 | 97.1% | +37.9% | 4 |
| N Cleveland Park | $1.48M | — | 12 | $761 | 98.2% | +3.9% | 9 |
| Mount Pleasant | $1.48M | -1.3% | 6 | $704 | 100.0% | +5.5% | 53 |
| Burleith-Hillandale | $1.45M | — | 6 | $956 | 99.6% | -24.9% | 26 |
| Logan Circle | $1.45M | -2.7% | 23 | $763 | 97.2% | -10.1% | 29 |
| Foxhall Village | $1.4M | +1.8% | 7 | $781 | 98.9% | +5.3% | 15 |
| Cathedral Heights | $1.36M | — | 28 | $709 | 96.0% | -9.0% | 17 |
| Cleveland Park | $1.32M | — | 17 | $742 | 97.1% | -10.9% | 8 |
| Forest Hills | $1.29M | — | 8 | $533 | 94.9% | -6.0% | 2 |
| Glover Park | $1.26M | +0.8% | 10 | $867 | 98.7% | -3.1% | 41 |
| Chevy Chase | $1.21M | +1.9% | 7 | $695 | 100.0% | -6.4% | 20 |
| Crestwood | $1.2M | — | 6 | $600 | 100.0% | -16.9% | 2 |
| Friendship Heights | $1.15M | — | 5 | $727 | 100.0% | +8.7% | 12 |
| Capitol Hill | $1.1M | -0.1% | 12 | $709 | 98.6% | -4.4% | 340 |
| Shaw | $1.07M | — | 21 | $656 | 98.5% | -1.7% | 50 |
| Bloomingdale | $1.02M | +1.5% | 22 | $642 | 98.9% | -8.7% | 41 |
| Navy Yard | $1.01M | +5.6% | 25 | $687 | 97.8% | -8.1% | 8 |
| SW Waterfront | $1.01M | +4.1% | 37 | $522 | 96.8% | -6.0% | 22 |
| American Univ Park | $1M | — | 7 | $711 | 100.0% | -17.7% | 5 |
| 16th St Heights | $1M | — | 24 | $522 | 96.3% | -2.4% | 37 |
| Adams Morgan | $999,900 | -9.9% | 23 | $710 | 96.8% | -24.5% | 13 |
| U Street | $990,000 | -1.0% | 29 | $657 | 95.5% | -10.0% | 43 |
| Hill East | $987,500 | -1.2% | 20 | $675 | 98.3% | +18.8% | 46 |
| Mt Vernon Sq * | $977,500 | -11.1% | 31 | $392 | 85.8% | -36.4% | 2 |
| Foggy Bottom | $920,000 | — | 54 | $883 | 95.8% | -0.9% | 7 |
| Le Droit Park | $883,500 | — | 27 | $567 | 98.2% | -2.6% | 23 |
| Columbia Heights | $865,000 | -3.1% | 24 | $497 | 96.7% | -12.4% | 84 |
| Near NE / NoMA / H St | $848,500 | — | 23 | $592 | 97.0% | -11.6% | 89 |
| Petworth | $816,000 | +2.1% | 27 | $523 | 96.5% | -4.6% | 153 |
| Park View | $700,000 | — | 35 | $518 | 97.1% | -12.4% | 45 |
| Brightwood Park | $685,000 | +0.4% | 34 | $499 | 96.6% | +7.5% | 87 |
| Eckington | $675,000 | +8.0% | 36 | $477 | 96.8% | -8.0% | 55 |
| Trinidad | $665,000 | -0.7% | 61 | $396 | 94.1% | +4.7% | 47 |
| Truxton Circle | $651,000 | +1.7% | 33 | $476 | 93.4% | -17.6% | 28 |
| Brookland | $635,000 | — | 23 | $476 | 98.3% | +5.8% | 112 |
| Kingman Park | $632,500 | -1.9% | 23 | $547 | 97.6% | -9.6% | 74 |
| Brightwood | $605,000 | — | 29 | $450 | 94.5% | -3.5% | 91 |
| Wakefield | $599,999 | -1.2% | 38 | $423 | 98.5% | -4.8% | 13 |
| West End * | $518,000 | +26.3% | 92 | $491 | 93.1% | -42.4% | 2 |
Source: BrightMLS via Compass, closed sales trailing 12 months as of 5/11/2026. WoW = change from 5/4/2026. * Mt Vernon Sq and West End: n≤2, figures unreliable.
Notable Sales
3255 O St NW (Georgetown): $3,300,000. 0 days on market. 101.5% of ask. $1,128/sqft. 4BR, stud-to-stud renovation. Listed and under contract before formal market entry.
2214 Hall Pl NW (Glover Park): $2,047,000. 0 days on market. 108% of ask. $791/sqft. 4BR. Went over ask by 8 points on a same-day offer.
1616 D St SE (Hill East): $925,000. 4 days on market. 105.7% of ask. $559/sqft. 2BR. Hill East buyers are competing and paying for it.
Bottom Line
Spring delivered its inventory flush and the data is now showing you what that flush means: more choice in the softening corridors, more competition in the constrained ones. Adams Morgan below $1M and Columbia Heights down 12.4% on 84 sales are not anomalies. They are the middle-tier correction printing clearly in the data. Dupont at +16.1% on 53 sales and Hill East at +18.8% on 46 sales are not anomalies either. They are what happens when supply is genuinely tight and buyers have decided. The two markets are operating under the same city header, and the distance between them is not closing.