Neighborhood Pulse: Inventory Clears, Truxton Surges, Shaw Turns Positive
The spring inventory flood is being absorbed. Capitol Hill shed 51 active listings in a week. Truxton Circle jumped 9% to $710K. Shaw posted its first positive year-over-year in months. And Navy Yard has finished correcting.
This Week's Pulse
Last week, spring inventory broke hard across the city. This week, the market began absorbing it. Capitol Hill went from 95 active row home listings to 44, a loss of 51 in seven days. Petworth dropped from 71 to 27. Park View from 43 to 6. Trinidad from 63 to 20. Brightwood Park from 53 to 14. Active counts across nearly every corridor fell sharply. Some of those listings went under contract. Some expired. Either way, the supply that gave buyers leverage last week is considerably thinner this week.
Truxton Circle is the week's biggest single-neighborhood story. The median jumped 9.1% to $710K on 28 trailing sales. That is enough sample to move past noise. But the DOM also rose from 33 to 40 days, and the list-to-sale ratio sits at 92.0%. Price is rising faster than velocity. Buyers are paying more but taking longer to decide. That combination often appears when a neighborhood is repricing upward: sellers setting new ceilings and buyers needing time to catch up. The next 30 days will tell you if this holds.
Navy Yard is done correcting. The year-over-year gap improved from -8.1% to -3.2%, DOM held at 23 days, and the list-to-sale ratio is 98.0%. Last week the narrative was finding a floor. This week the floor appears to be in. The early-adopter premium that inflated the neighborhood's 2022 and 2023 pricing has fully unwound. What remains is a waterfront market priced at what it actually is rather than what development momentum said it would be.
U Street compressed again. DOM went from 29 to 24 days, now running nearly even with Logan Circle's 23. A year ago that gap was wide. It is not wide now. The price discount to Logan Circle on a per-square-foot basis is still real, but the velocity difference is largely gone. Buyers who dismissed U Street as a slower-moving market are looking at a neighborhood now moving at Logan Circle pace for a meaningful discount per square foot.
Shaw posted a positive year-over-year for the first time in months: +0.7% on 49 sales at $1.1M. Small, but directional. Hill East is still running at +18.8% YoY on 48 sales. Dupont Circle is at +13.3% on 55 sales. The constrained corridors are not participating in the correction. The softening neighborhoods are not recovering. Columbia Heights is at -13.5% on 83 sales. Adams Morgan is at -23.1%. That divergence is not narrowing.
Top Movers
Truxton Circle $710K, +9.1% WoW on 28 trailing sales. DOM rose from 33 to 40 days and L2S is 92.0%. Price ceiling is expanding while velocity slows. The neighborhood is repricing upward, not surging. Watch whether DOM compresses or widens over the next month.
Navy Yard $1.1M, +5.3% WoW. DOM 23, L2S 98.0%, YoY -3.2%. All three indicators pointed in the same direction this week for the first time in months. The correction that began in mid-2023 appears complete.
Shaw $1.1M, +2.1% WoW, YoY now +0.7% on 49 sales. First positive year-over-year reading in months. The sample is large enough to take seriously. Shaw is not leading the market right now, but it is no longer in a confirmed correction.
Hill East $987K, YoY +18.8% on 48 sales. Consistent outperformer. Limited supply, Capitol Hill adjacency, and a committed buyer pool continue to drive results well above the city average. 19-day DOM confirms the demand is real and moving.
SW Waterfront $970K, -4.0% WoW on 23 sales. DOM 35, YoY -9.8%. Moving in the wrong direction while Navy Yard stabilizes one corridor over. The two waterfront neighborhoods are diverging. Worth watching whether this is a single-week correction or a continuing trend.
Market Snapshot: May 18, 2026
| Neighborhood | Median Price | WoW | DOM | $/sqft | L2S | YoY | Sales |
|---|---|---|---|---|---|---|---|
| Kalorama Heights | $2.6M | -1.9% | 53 | $720 | 94.0% | -1.8% | 26 |
| Georgetown | $1.9M | — | 15 | $1065 | 97.7% | -7.3% | 127 |
| Dupont Circle | $1.8M | — | 21 | $770 | 96.9% | +13.3% | 55 |
| Woodley Park | $1.7M | +0.9% | 10 | $824 | 100.0% | -6.3% | 18 |
| Kalorama Triangle | $1.7M | — | 51 | $773 | 95.1% | -4.9% | 8 |
| Lanier Heights | $1.5M | — | 20 | $686 | 97.1% | +37.9% | 4 |
| N Cleveland Park | $1.5M | — | 12 | $761 | 98.2% | +3.9% | 9 |
| Mount Pleasant | $1.5M | — | 6 | $708 | 100.0% | +5.5% | 55 |
| Burleith-Hillandale | $1.4M | — | 7 | $965 | 100.0% | -27.0% | 29 |
| Logan Circle | $1.4M | — | 23 | $763 | 97.2% | -10.8% | 31 |
| Foxhall Village | $1.4M | -0.5% | 6 | $766 | 99.5% | +4.8% | 16 |
| Cathedral Heights | $1.4M | — | 28 | $709 | 96.0% | -9.0% | 17 |
| Cleveland Park | $1.4M | +1.9% | 19 | $747 | 96.1% | -5.1% | 7 |
| Forest Hills | $1.3M | — | 8 | $533 | 94.9% | -6.0% | 2 |
| Glover Park | $1.2M | -0.8% | 12 | $862 | 98.7% | -3.8% | 39 |
| Chevy Chase | $1.2M | +0.7% | 8 | $673 | 100.0% | -5.1% | 19 |
| Crestwood | $1.2M | — | 6 | $600 | 100.0% | -16.9% | 2 |
| Friendship Heights | $1.2M | +2.4% | 7 | $737 | 100.0% | +10.3% | 11 |
| Capitol Hill | $1.1M | — | 12 | $708 | 98.6% | -4.3% | 341 |
| Shaw | $1.1M | +2.1% | 22 | $655 | 98.5% | +0.7% | 49 |
| Navy Yard | $1.1M | +5.3% | 23 | $686 | 98.0% | -3.2% | 9 |
| Bloomingdale | $1.0M | — | 22 | $642 | 98.9% | -8.7% | 43 |
| American Univ Park | $1.0M | — | 7 | $711 | 100.0% | -17.7% | 5 |
| 16th St Heights | $1M | — | 24 | $526 | 96.2% | -2.4% | 35 |
| Adams Morgan | $999K | — | 23 | $710 | 96.8% | -23.1% | 13 |
| U Street | $997K | +0.8% | 24 | $676 | 96.7% | -7.8% | 46 |
| Hill East | $987K | — | 19 | $681 | 98.7% | +18.8% | 48 |
| Mt Vernon Sq * | $977K | — | 31 | $392 | 85.8% | -36.4% | 2 |
| SW Waterfront | $970K | -4.0% | 35 | $508 | 97.4% | -9.8% | 23 |
| Foggy Bottom | $920K | — | 54 | $883 | 95.8% | -0.9% | 7 |
| Le Droit Park | $883K | — | 27 | $567 | 98.2% | -2.6% | 23 |
| Columbia Heights | $860K | -0.6% | 25 | $496 | 96.7% | -13.5% | 83 |
| Near NE / NoMA / H St | $859K | +1.2% | 22 | $592 | 97.1% | -9.8% | 89 |
| Petworth | $825K | +1.1% | 27 | $527 | 96.5% | -3.5% | 150 |
| Truxton Circle | $710K | +9.1% | 40 | $466 | 92.0% | -9.3% | 28 |
| Park View | $700K | — | 36 | $514 | 97.0% | -12.5% | 46 |
| Brightwood Park | $687K | — | 33 | $503 | 96.6% | +8.5% | 86 |
| Eckington | $687K | +1.9% | 35 | $482 | 96.9% | -6.3% | 56 |
| Trinidad | $665K | — | 58 | $399 | 94.1% | +0.3% | 51 |
| Brookland | $635K | — | 23 | $479 | 98.3% | +5.8% | 108 |
| Kingman Park | $630K | — | 22 | $547 | 97.7% | -7.4% | 75 |
| Brightwood | $605K | — | 27 | $449 | 94.8% | -3.9% | 90 |
| Wakefield | $599K | — | 38 | $423 | 98.5% | -4.0% | 13 |
| West End * | $518K | — | 92 | $491 | 93.1% | -42.4% | 2 |
Source: BrightMLS via Compass, closed row home sales trailing 12 months as of 5/18/2026. WoW = change from 5/11/2026. Structure type filter: Interior Row/Townhouse, End of Row/Townhouse, Twin/Semi-Detached only. * Mt Vernon Sq and West End: n≤2, figures unreliable.
Notable Sales
1740 13th St NW (Logan Circle): $2,400,000. 7 days on market. 106.7% of ask. $1,025/sqft. 5BR semi-detached. Over ask by 6.7 points on a seven-day close in a neighborhood where the rolling median is down 10.8% year-over-year. One well-positioned property does not reverse a trend, but it confirms the demand is there at the right address.
2855 29th St NW (Woodley): $1,950,000. 6 days on market. 109.2% of ask. $685/sqft. 4BR. Over ask by more than 9 points in under a week. Woodley Park is running at 100% list-to-sale on a rolling basis; individual transactions are confirming what the aggregate data shows.
1726 Kenyon St NW (Mount Pleasant): $1,822,000. 0 days on market. 108.1% of ask. $990/sqft. 5BR. Sold before public listing. Multiple offers received. Mount Pleasant is at 100% list-to-sale on 55 trailing sales. This transaction is consistent with the aggregate, not an outlier.
Bottom Line
The inventory that flooded the market last week did not sit. It cleared, or it expired, and either way the supply overhang has already thinned. The constrained neighborhoods absorbed the pressure. The softer ones did not generate enough new demand to do anything with additional supply. Truxton Circle at +9.1% and Navy Yard finishing its correction are not contradictions: one is repricing upward after long underperformance, the other is finishing a correction after overperformance. Both are moving toward accurate prices. The Adams Morgan and Columbia Heights corrections are not over. The distance between the two halves of this market is not a temporary condition. It is the data showing you which neighborhoods have structural demand and which ones have been pricing on narrative.