Published November 1, 2026 in Market Update

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

By Doug Dane

Real estate, Oakton-Vienna

Rates matter. Realtor.com reported mortgage rates climbed above 7% for the first time since January 2025. That has slowed things in parts of Oakton-Vienna. But one ZIP code did not get the memo.

In ZIP 22181, the Real Estate Data Aggregator counted 72.6% of homes going under contract within two weeks of listing. That is for the three months ending August 31, 2026. It is the fastest pace of any ZIP code in this market.

That 72.6% share is up 23.7 points from the same period in 2025, according to the Real Estate Data Aggregator. No other ZIP in Oakton-Vienna came close to that jump.

How the four ZIPs compare on speed

ZIP 22181 also had the tightest supply. The Real Estate Data Aggregator put months of supply there at 1.3 months. That is down 0.9 months from a year before.

Compare that with ZIP 22182, where supply rose to 2.3 months, up 0.8 months year over year, per the Real Estate Data Aggregator. More choices for buyers there, and a little less urgency.

Supply across the market

Pricing in 22181 reflects that tightness. The Real Estate Data Aggregator showed homes there selling at 101.6% of list price on average. More than half, 51.4%, sold above list.

The median sale price in 22181 did dip 5.5% from a year ago, to $1,122,500. So prices are not climbing even as homes move fast. Buyers are competing on price, but sellers are not pocketing more than last year.

The rest of Oakton-Vienna tells a different story

Across all four ZIPs together, the Real Estate Data Aggregator counted 309 homes sold in the three months ending August 31, 2026. That is down 1.9% from the same period in 2025.

Pending sales across the market fell 2.9% year over year, to 264. New listings rose 3.8%, to 301. More homes coming on, fewer going under contract. That is a softer picture for the market as a whole.

ZIP 22124 in Oakton also showed strength. The Real Estate Data Aggregator found the median sale price there up 19.3% year over year, to $1,192,500. Nearly 45% of homes sold above list price, up 15.9 points.

ZIP 22180 saw its median price rise 19.7% to $1,305,000. But inventory there fell 17.5%, so fewer homes were available to buy. Pending sales dropped 22%.

ZIP 22182 had the most supply growth, up 36.1% year over year. Its median price slipped 6.1% to $1,270,256. Homes still sold at 100.4% of list on average, but the pace was softer.

Rates are real, but local conditions still differ

Realtor.com noted that mortgage rates climbed above 7% for the first time since January 2025. That is a real cost for buyers across every ZIP here.

Still, the Real Estate Data Aggregator shows 22181 tightened sharply, not loosened. Timing and pricing still matter a lot in that ZIP, even with higher borrowing costs.

These numbers cover the three months ending August 31, 2026. Your street may be moving faster or slower than the ZIP around it. If you want to know where your home sits, text me.