Published October 25, 2026 in Market Update

Falls Church Has a Split Market This Fall

By Rio Mallari

Real estate, Falls Church

The biggest thing to know this fall: Falls Church is not one market. It is at least two. The Real Estate Data Aggregator counted homes in ZIP 22046 sitting at just 1.7 months of supply. ZIP 22041 sits at 4.1 months. That gap tells sellers and buyers very different stories. These numbers cover the three months ending August 31, 2026.

Freddie Mac put the average 30-year fixed rate at 7.32% as of October 22, 2026. That is the backdrop for every deal in Falls Church right now. Higher rates slow buyers down. But tight supply in some ZIP codes keeps sellers in a strong position anyway.

Supply: The Number That Splits the Market

ZIP 22046 has 1.7 months of supply, according to the Real Estate Data Aggregator. That is the tightest reading in Falls Church. Fewer homes means sellers face less competition. ZIP 22041 has 4.1 months, up 2.4 months from a year ago. Buyers there have more room to compare and ask for terms.

Prices Tell the Same Split Story

The Real Estate Data Aggregator put the median sale price in ZIP 22046 at $1,187,255. That is up 21.8% from the same months of 2025. Homes there sold in a median of 27 days, 6 days faster than last year. That is the strongest reading across Falls Church.

ZIP 22041 is a different picture. The Real Estate Data Aggregator put the median sale price there at $425,000, down 7.6% from a year ago. Homes sold took a median of 61 days, which is 16 days longer than last year. Inventory nearly doubled: the Real Estate Data Aggregator counted homes for sale up 97.4% from the same period in 2025.

Where Sellers Still Have the Edge

In ZIP 22046, the Real Estate Data Aggregator found that 39.1% of homes sold above list price. The sale to list ratio was 100.3%. New listings fell 16.1% from a year ago, so supply stayed tight and competition stayed real.

ZIP 22043 also held up well. The Real Estate Data Aggregator counted 40.3% of homes selling above list price there. The sale to list ratio was 100.7%, the highest in Falls Church. Median days on market came in at 34, which was 6 days shorter than last year.

Where Buyers Have More Room

ZIP 22041 saw homes for sale nearly double, according to the Real Estate Data Aggregator. Sales fell 19.7% from the same months of 2025. The sale to list ratio was 98.9%, meaning sellers gave a little ground on average. Buyers in that ZIP code have more homes to weigh and more room to ask questions.

ZIP 22044 added inventory fast too. The Real Estate Data Aggregator counted homes for sale up 94.7% from a year ago. The median sale price fell 14.5% to $731,350. Still, 32.4% of homes there sold above list price, up 4.4 points from 2025. Pricing carefully still matters.

Speed: How Fast Are Homes Going Under Contract?

ZIP 22044 had the highest share of quick contracts. The Real Estate Data Aggregator found 45.7% of homes there went under contract within two weeks of listing. That is notable given the ZIP also saw a big jump in inventory. Well-priced homes still moved fast even where supply grew.

ZIP 22041 had the lowest share at 38.2%, down 1.5 points from a year ago. More supply and slower sales go together there. Not every home found a buyer quickly.

The Rate in the Room

Freddie Mac reported the 30-year fixed rate averaged 7.32% as of October 22, 2026. That is the rate most buyers are working with right now. It shapes what they can afford and how long they take to decide. In tight ZIP codes like 22046, buyers still moved. In softer ones, the rate gives them one more reason to wait.

ZIP 22042: The Middle Ground

ZIP 22042 sits between the two extremes. The Real Estate Data Aggregator put the median sale price at $781,000, down just 1.5% from a year ago. Sales rose 6.8%. Months of supply held at 2.2, down slightly from 2025. The sale to list ratio was 100.2%. Homes took a median of 48 days to sell, which is 14 days longer than last year. That is a real shift worth watching.