Neighborhood Pulse: Spring Inventory Arrives, DOM Stays Flat
Spring inventory arrived this week. Capitol Hill added 14 listings. Brookland added 13. The DOM didn't move. 44 neighborhoods tracked, weekly.
This Week's Pulse
More listings hit the market this week than at any point since early March. Capitol Hill added 14 active listings. Brookland added 13. Eckington added 10. The instinct is to read that as a warning: inventory building ahead of a price drop. It is not.
Days on market has not moved. Capitol Hill is still clearing at 12 days. Shaw and Logan Circle are both running at 20. Petworth sits at 27. The listings are arriving and leaving fast enough that no meaningful backlog is forming. What is happening is seasonal activation: sellers who waited out February and March finally priced and listed. Spring.
What the data is clarifying is which neighborhoods were correctly priced heading into it, and which were not. Georgetown is off 6.5% year-over-year. Cathedral Heights is off 9%. Park View is at -10.6%. Eckington sits at -19.7%. None of that is a crash. All of it is correction from 2024 comps that were too high. The neighborhoods that never overshot are the ones holding. Hill East is at +21.2% year-over-year. Brookland is at +5.8%. Foxhall Village at +7.2%. Supply discipline and genuine demand. The spring reset is separating the two categories.
One note: the Georgia Avenue corridor is the weakest data story in the city right now. Park View, Eckington, Brightwood, and Petworth are all running negative year-over-year. The corridor needs a catalyst. The data does not show one yet.
Top Movers
Kalorama Triangle | DOM: 61 → 51 days
Price slipped 3.4% year-over-year to $1.7M median. But buyers are moving 10 days faster in a thin-sample market where velocity almost never improves. Discounts with velocity is not the same as deterioration. This is a market finding its level, not losing demand.
Brookland | Active listings: 35 → 48 (+13) | YoY: +5.8%
Supply and appreciation moving in the same direction is the healthiest market dynamic the data can show. Brookland is adding inventory while holding positive year-over-year gains. DOM is 23 days. This is what a functioning market looks like.
Capitol Hill | Active listings: 90 → 104 (+14) | DOM: 12 days | Median: $1.1M
341 sales in the rolling 12-month window. 104 active listings and still clearing at 12 days. Sellers are listing and selling with no backup forming. The largest and most liquid row house market in DC continues to absorb supply without blinking.
Dupont Circle | YoY: 21.3% → 17.4%
Still the second-strongest year-over-year appreciation signal in the city after Kalorama Heights. But the direction is down, which means the exceptional 2025 comp advantage is slowly normalizing. $1.8M median, 21-day DOM, $743/sqft. Nothing is broken here. The rate of outperformance is just decelerating.
Eckington | YoY: -19.7% | Median: $620K | DOM: 41 days
The Georgia Avenue corridor's softest data point, and it has been for two consecutive refreshes. The market is not collapsing (the list-to-sale ratio is still 96.8%), but price discovery is ongoing and buyers have time. 41-day DOM gives negotiating room that Capitol Hill buyers would take in a heartbeat. The entry price is real. The appreciation story is not proven.
Notable Sales
3308 Cathedral Ave NW | Woodley Park
$1,831,000 | 4BR | 2,763 sqft | $663/sqft | DOM 6 | 118% of ask
Six days on market, 18 points over ask. Cathedral Heights is supposed to be the deliberate, thin-inventory market where buyers take their time. This buyer did not. The waterfall views and the school district closed the gap fast.
1624 Swann St NW | Dupont Circle
$1,710,000 | 3BR | 1,624 sqft | $1,053/sqft | DOM 8 | 101% of ask
$1,053 per square foot in Dupont. That number tells the whole story of the neighborhood's pricing compression: buyers are paying Georgetown-level per-square-foot rates for significantly less space because the walkability and transit access are worth it to them.
212 5th St NE | Capitol Hill
$1,800,000 | 5BR | 2,916 sqft | $617/sqft | DOM 26 | 97% of ask
A large Capitol Hill example that landed just below ask after 26 days, the longest DOM of the three. That reflects the higher price tier, not weak demand. $617/sqft for a 5BR with this address is a fair execution in a market where buyers at this level take their time and negotiate.
Full Market Snapshot: April 20, 2026
| Neighborhood | Median Price | MoM | DOM | $/SqFt | List/Sale | YoY |
|---|---|---|---|---|---|---|
| Kalorama Heights | $2.8M | +0.4% | 57d | $724 | 93.2% | +19.7% |
| Georgetown | $1.9M | -1.2% | 13d | $1,080 | 98.0% | -6.5% |
| Dupont Circle | $1.8M | -0.9% | 21d | $743 | 96.8% | +17.4% |
| Woodley Park | $1.7M | -3.2% | 10d | $844 | 100.0% | -4.4% |
| Kalorama Triangle | $1.7M | -3.4% | 51d | $773 | 95.1% | -4.9% |
| Burleith/Hillandale | $1.6M | N/A | 6d | $946 | 99.6% | -14.4% |
| Logan Circle | $1.5M | -2.7% | 20d | $763 | 97.4% | -5.0% |
| Lanier Heights | $1.5M | +9.1% | 20d | $686 | 97.1% | +37.9% |
| North Cleveland Park | $1.5M | +1.4% | 12d | $752 | 97.7% | N/A |
| Mount Pleasant | $1.5M | -2.3% | 5d | $703 | 100.0% | +4.9% |
| Foxhall Village | $1.4M | +1.8% | 9d | $763 | 98.8% | +7.2% |
| Cathedral Heights | $1.4M | -0.7% | 28d | $709 | 96.0% | -9.0% |
| Cleveland Park | $1.4M | N/A | 15d | $747 | 98.0% | -10.4% |
| Forest Hills | $1.3M | N/A | 8d | $533 | 94.9% | -6.0% |
| Glover Park | $1.2M | -1.0% | 10d | $862 | 98.7% | -9.4% |
| Chevy Chase | $1.2M | N/A | 5d | $673 | 100.0% | -7.0% |
| Crestwood | $1.2M | N/A | 6d | $600 | 100.0% | -16.9% |
| Adams Morgan | $1.1M | N/A | 20d | $710 | 97.6% | -14.8% |
| Friendship Heights | $1.1M | -2.4% | 4d | $716 | 100.0% | +6.1% |
| Capitol Hill | $1.1M | +0.1% | 12d | $709 | 98.4% | -4.3% |
| Shaw | $1.1M | +1.0% | 20d | $656 | 98.5% | -2.1% |
| Bloomingdale | $1.0M | -1.4% | 25d | $596 | 98.5% | -6.0% |
| U Street | $1.0M | N/A | 36d | $657 | 95.5% | N/A |
| SW Waterfront | $1.0M | -3.8% | 37d | $522 | 96.8% | -6.0% |
| 16th Street Heights | $1.0M | N/A | 24d | $524 | 96.3% | +1.0% |
| American Univ. Park | $1.0M | N/A | 7d | $711 | 100.0% | -17.7% |
| Hill East | $987K | N/A | 21d | $668 | 98.0% | +21.2% |
| Navy Yard | $960K | N/A | 30d | $716 | 97.8% | -15.8% |
| Foggy Bottom | $920K | N/A | 54d | $883 | 95.8% | -0.9% |
| LeDroit Park | $902K | -1.8% | 27d | $574 | 98.2% | -0.6% |
| Columbia Heights | $899K | -0.3% | 24d | $510 | 96.8% | -6.5% |
| Near NE / NoMa / H St | $848K | +0.1% | 23d | $592 | 96.8% | -10.7% |
| Petworth | $816K | -0.8% | 27d | $527 | 96.4% | -4.5% |
| Park View | $709K | -1.3% | 32d | $531 | 97.2% | -10.6% |
| Brightwood Park | $682K | -1.5% | 33d | $506 | 96.5% | +2.6% |
| Trinidad | $665K | N/A | 46d | $399 | 94.1% | -5.0% |
| Truxton Circle | $651K | +14.2% | 40d | $469 | 93.4% | -18.4% |
| Kingman Park | $650K | +0.8% | 26d | $550 | 96.6% | -4.1% |
| Brookland | $635K | N/A | 23d | $471 | 98.2% | +5.8% |
| Eckington | $620K | N/A | 41d | $476 | 96.8% | -19.7% |
| Wakefield | $607K | N/A | 44d | $429 | 98.0% | -2.8% |
| Brightwood | $605K | -1.2% | 29d | $450 | 94.5% | -4.7% |
| Mount Vernon Square | $1.1M* | -23.5%* | 35*d | $308* | 73.3%* | -28.5%* |
Source: BrightMLS via Compass. Row house closed sales (fee simple + condo), trailing 12 months as of Apr 20, 2026. MoM vs. Apr 13, 2026 snapshot. YoY compares current 12-month median to prior 12-month median. *Mount Vernon Square: n=1 sale this period, all metrics unreliable.
Bottom Line
Spring brought inventory, not weakness. The neighborhoods where listings piled up and DOM stayed flat are absorbing supply the way healthy markets do. The neighborhoods where year-over-year is negative and falling are repricing from elevated 2024 comps. Those are different problems with different solutions. Buyers in the first category have to move fast. Buyers in the second have negotiating room they did not have a year ago. Neither set of conditions lasts forever.
Source: BrightMLS via Compass. All figures reflect row house closed sales only (fee-simple and row house condos), trailing 12 months as of 2026-04-20. MoM compares current median to 2026-04-13 snapshot. YoY compares current 12-month median to prior 12-month median. Active listings are week over week. Mount Vernon Square reflects n=1 sale; all metrics unreliable. This is market commentary, not investment advice. Verify all figures independently before making purchase decisions.