Published October 25, 2026 in Market Update

One part of Oakton-Vienna is moving much faster than the rest

By Rio Mallari

Real estate, Oakton-Vienna

Nationally, Realtor.com reported that 20.8% of listings took a price cut in September. That is the highest share since October 2022. But in ZIP 22181, the Real Estate Data Aggregator counted just 1.3 months of supply for the three months ending August 31, 2026. That is the tightest reading of any ZIP code in Oakton-Vienna. Sellers there are not the ones cutting prices.

Here is the number that tells the real story. The Real Estate Data Aggregator found that 72.6% of homes in 22181 went under contract within two weeks of listing. That share jumped 23.7 points from the same period in 2025. Buyers in that ZIP are moving fast, or losing out.

The Real Estate Data Aggregator also found that 51.4% of homes in 22181 sold above list price. That share rose 12.1 points from a year before. More than half of sellers there got more than they asked. That does not happen everywhere in Oakton-Vienna.

How the four ZIP codes compare

All numbers below come from the Real Estate Data Aggregator for the three months ending August 31, 2026.

ZIP 22181: the tightest corner of the market

The Real Estate Data Aggregator counted 74 homes sold in 22181 in the three months ending August 31, 2026. That is up 32.1% from the same months of 2025. Pending sales rose 37.8% in the same period. Homes for sale fell 24.4%. Supply tightened while demand grew. That combination explains why the median sale-to-list ratio reached 101.6%.

The rest of Oakton-Vienna: still solid, but different

ZIP 22182 had 2.3 months of supply, the most of any ZIP here. The Real Estate Data Aggregator counted homes for sale up 36.1% from a year before in 22182. The median sale price there dipped 6.1% to $1,270,256. Not every home sold fast, and not every seller got above list.

ZIP 22180 told a more mixed story. The Real Estate Data Aggregator put the median sale price at $1,305,000, up 19.7% from a year before. But homes for sale fell 17.5%, and only 33.7% sold above list. Prices rose, yet the pace of sales slowed. Pending sales dropped 22% from a year before.

ZIP 22124 in Oakton sat in the middle. The Real Estate Data Aggregator found 44.9% of homes sold above list, up 15.9 points from a year before. Months of supply held at 1.7. The median sale price rose 19.3% to $1,192,500. That is a real gain, though the pace in 22124 was not quite as urgent as 22181.

The wider picture: rates and national cuts

Realtor.com reported that mortgage rates climbed above 7% for the first time since January 2025. CNBC put the average 30-year fixed rate at 7.41% as of October 21, 2026. CNBC also reported that purchase mortgage applications fell 7% for the week and were 18% lower year over year. Higher rates are slowing buyers nationally.

That makes the 22181 numbers stand out even more. While Realtor.com counted 20.8% of listings nationally taking price cuts, the Real Estate Data Aggregator showed 51.4% of 22181 homes selling above list. Those two facts point in opposite directions. Location within Oakton-Vienna matters a great deal right now.

Across all four ZIP codes together, the Real Estate Data Aggregator counted 309 homes sold in the three months ending August 31, 2026. That is down just 1.9% from a year before. New listings across Oakton-Vienna rose 3.8%. The overall market is close to steady. But the story inside each ZIP is its own.

These are ZIP-code averages. A single street, or even a block, can behave differently from the numbers above. If you want to know how your specific address fits into this picture, the answer is worth finding before you set a price or make an offer.