Government Uncertainty in 2026: How It Could Impact the DMV Housing Market

by Damola Sogunro

If you live in DC, Maryland, or Virginia, you already know this. What happens in Washington doesn’t stay in Washington.

Any time there’s government uncertainty, whether that’s budget debates, potential shutdowns, or policy shifts, it naturally raises questions for people thinking about buying or selling a home in the DMV. I’ve been getting a lot of those questions lately, so let’s break this down clearly and realistically.

No hype. No panic. Just what actually matters.

Why Government Uncertainty Hits the DMV Differently

The DMV housing market is unique because of how closely it’s tied to federal employment.

We have federal employees, government contractors, consultants, vendors, and industries that support them.

When there’s uncertainty around government funding or stability, it can affect confidence, not necessarily demand. That distinction matters.

Historically, during periods of government uncertainty, some buyers pause briefly, some sellers hesitate to list, but housing activity doesn’t stop. It shifts.

What Buyers Are Feeling Right Now

For buyers, uncertainty usually shows up as hesitation.

I hear questions like:

Should I wait?
What if my job situation changes?
Will prices drop if things slow down?

Here’s the reality. Most buyers don’t exit the market entirely. They become more selective.

That can actually work in your favor.

Potential Buyer Advantages

There may be slightly less competition in certain price ranges. Some homes sit longer, which can create more room for negotiation. Sellers may also be more open to concessions or closing cost assistance.

For buyers who are financially stable and planning to stay in their home for several years, periods like this can create quiet opportunities.

What Sellers Should Pay Attention To

For sellers, timing and pricing matter more during uncertainty.

When confidence dips, overpriced homes sit. Well priced homes still move. Presentation becomes critical.

This isn’t the type of market where you test a high price just to see what happens. Buyers are more cautious and they are paying close attention to value.

What Still Sells in Uncertain Times

Homes that are priced correctly from day one. Properties that show well and feel move in ready. Locations with strong commuter access and nearby amenities.

Homes that check those boxes continue to sell, even when the headlines feel noisy.

Does Government Uncertainty Mean a Market Crash?

Short answer, no.

In the DMV, uncertainty usually causes temporary slowdowns, not dramatic drops. Housing demand here is supported by long term job stability, population density, and limited inventory, especially in popular neighborhoods.

What we tend to see instead is a slower pace, more thoughtful buyers, and a clearer separation between homes that are priced right and those that aren’t.

What This Means If You’re Thinking About Making a Move

Whether you’re buying or selling, the key is not to make decisions based solely on headlines.

Instead, focus on your personal financial situation, your timeline, and your specific neighborhood and price range.

Real estate is always local, and that’s especially true in a market like the DMV.

Final Thoughts

Government uncertainty can feel unsettling, but it doesn’t mean the DMV housing market stops working.

It simply becomes more strategic, more value driven, and more dependent on good information.

If you’re considering buying or selling in DC, Maryland, or Virginia this year, having a clear plan matters more than trying to time the news cycle.

As always, I’m here to help break things down and talk through what makes sense for your situation.

Thinking about buying or selling in the DMV this year?

Every situation is different, especially during times of uncertainty. If you’d like to talk through what the current market means for your specific goals, I’m always happy to help.

You can reach out for a one on one conversation to look at your options and decide what makes the most sense for you, whether that’s moving now or waiting.

Market Insights • January 20, 2026

DMV Housing Market Trends: What Buyers & Sellers Need to Know Right Now

by Damola Sogunro

If you’re thinking about buying or selling a home in Washington, DC, Maryland, or Virginia, you’ve probably seen a lot of confusing headlines about the housing market.

Some say prices are crashing.
Others say it’s still competitive everywhere.

The truth is more nuanced, and very local.

Here’s what’s actually happening in the DMV housing market, and what it means for you as a buyer or seller.

The Big Picture: A More Selective Market

Across the DMV, the market has shifted away from the frenzy of past years — but it hasn’t stalled.

What we’re seeing instead is a selective market:

Well-priced homes in strong locations are still selling
Overpriced or poorly presented homes are sitting longer
Buyers are more cautious, but still active

This means strategy matters more than timing.

Washington, DC: Still Competitive — But Smarter

In DC, demand remains strong, especially in walkable neighborhoods and desirable school districts.

Key trends in DC:

Buyers are taking more time before making offers
Condos and single-family homes are behaving differently
Negotiations, inspections, and seller credits are back

Homes that are priced correctly and show well continue to attract serious buyers. Those that don’t are often seeing price adjustments.

Maryland: Value, Space, and Flexibility

Maryland continues to attract buyers looking for more space and better value compared to DC.

What we’re seeing in Maryland:

Strong interest from buyers relocating from DC
Suburban areas performing well
More flexibility with pricing and terms in certain communities

Maryland is especially appealing for buyers who want room to grow without sacrificing access to the city.

Northern Virginia: Demand Driven by Location & Commute

Northern Virginia remains one of the most competitive areas in the DMV, particularly for buyers focused on commute access and employment hubs.

Current trends include:

Continued demand near major transit and job centers
Interest in newer construction and townhomes
Fewer bidding wars, but steady pricing

Buyers here are more intentional, but well-positioned homes still move quickly.

What This Means for Buyers

If you’re buying in the DMV right now, this market offers opportunities, if you’re prepared.

Smart buyer strategies include:

Focusing on total cost, not just interest rates
Being open to negotiation where appropriate
Prioritizing location and long-term value

This is one of the better environments we’ve seen in recent years to buy without rushing.

What This Means for Sellers

For sellers, pricing and presentation are more important than ever.

Key seller takeaways:

Overpricing is no longer forgiven
First impressions matter again
The first two weeks on the market are critical

Homes that are positioned correctly are still selling, but strategy matters.

Why Local Expertise Matters in the DMV

National headlines don’t reflect how different neighborhoods behave across DC, Maryland, and Virginia.

Each market, and even each price point, tells a different story. That’s why local guidance can make a meaningful difference in outcomes.

Final Thoughts

The DMV housing market isn’t crashing, it’s normalizing.

Buyers have more room to think.
Sellers need to be more strategic.
And informed decisions matter more than ever.

If you’re planning to buy or sell in the DMV and want insight tailored to your situation, getting local clarity is key.

Home Buying Tips • November 12, 2025

Understanding the 50-Year Mortgage: What It Is, How It Works, and Whether It’s Right for You

by Damola Sogunro

As a realtor serving the DC, Maryland, and Virginia region, it’s essential to help clients understand all the financing options (and trade-offs) that can affect their home-buying journey. One concept increasingly in the news is the idea of a 50-year mortgage—so let’s break it down, explore the benefits and drawbacks, and see how it might (or might not) make sense in our market.

What is a 50-Year Mortgage?

A 50-year mortgage simply means a home loan where you’re amortizing (paying down) the principal + interest over 50 years (600 monthly payments) instead of the standard 30 years (360 payments). Better Mortgage+2WHEC.com+2

Such a loan term is being discussed at the federal level as one potential tool to address housing affordability. For example:

The Federal Housing Finance Agency (FHFA) has floated the concept of allowing 50-year loans under their oversight. Politico+1
The idea is to reduce the monthly payment burden by stretching the term out. Better Mortgage+1

It’s important to note: Currently, most conventional mortgages (especially ones backed by the agencies) limit terms to 30 years, so a 50-year term would require regulatory and investor-market changes. AP News+1

Potential Benefits

Here are some of the reasons a 50-year mortgage might appeal to certain buyers:

Lower monthly payments
Because you’re spreading the repayment over a much longer period, your monthly payment (principal + interest) can be substantially lower compared to a 30-year term for the same loan amount. Better Mortgage+1
- For example: One estimation showed a median-priced home (~$415,200) at current rates might have a monthly payment of $2,288 under a 30-year loan, and ~$2,022 under a 50-year loan. AP News+1
- Another example: At 6.3% interest, with ~$200,000 loan size, the payment drop was ~$137/month. WHEC.com
  That payment relief might help buyers in higher-cost markets (like the DC metro area) qualify for a home they otherwise couldn’t.
“Foot in the door” effect / flexibility for future refinancing
Some buyers may view this as a strategic move: use the lower payment now to enter the market, and later refinance to a shorter term when their income rises or when home value has increased. Better Mortgage
- This might be especially relevant for younger buyers, or those expecting growth in income.
- It gives greater reach (you might afford a higher-priced home) than you could with a tighter 30-year payment constraint.
Affordability in high-cost markets
In expensive housing markets (like many parts of MD/VA/DC), the barrier to entry is high. A long‐term loan could make homeownership feasibly reachable for some who are otherwise priced out.

Key Drawbacks & Risks

However, while the benefits may sound appealing, there are real trade-offs and risks that you (and your clients) should fully understand:

Much higher total interest paid & slower equity accumulation
- Because you’re borrowing for longer, far more of your payments go toward interest rather than principal in the early years. Over time, that adds up. Better Mortgage
- For example: One article estimated that compared to a 30-year loan, a 50-year loan could add as much as ~$389,000 in additional interest on a typical home. AP News+1
- Another example: On a $400,000 loan at 6.5% interest, a 30-year loan’s total cost might be ~$910,178 (of which ~$510,178 interest). A 50-year at same rate could cost ~$952,921 (interest >$550k). Better Mortgage
- Slower build-up of equity means if you need to sell or refinance earlier, you might have less flexibility or less net gain.
Risk of being “in debt” far longer—into retirement or beyond
- With a 50-year term, many buyers may still owe a large balance when they are in their 60s, 70s or even older. For example: If first-time homebuyer is ~40 years old today, they’d be ~90 by loan end. One article pointed out average U.S. life expectancy ~79 years. AP News
- That means the loan could extend past your working life, which raises questions about risk if income drops, or if you want to downsize in retirement.
Potential for higher interest rates & harder investor market
- Lenders (and investors) see longer-term loans as riskier (more time for things to go wrong, more inflation/interest-rate-risk). So even if the term is longer, the interest rate may be higher than what a 30-year loan gets. That reduces the monthly-payment benefit. Better Mortgage+1
- Also: Because current law limits many agency-backed mortgages to 30 years, a 50-year loan may not be “conforming” and may require higher down payment, stricter underwriting, or fewer lender options. AP News
Doesn’t solve all affordability issues—in fact could worsen some
- One major critique: Extending loan length doesn’t address the supply side of housing (i.e., lack of homes, rising raw material costs, labor shortage). So it may offer short-term relief but not long‐term affordability. Politico+1
- Also: If many buyers qualify for more expensive homes thanks to longer terms, demand may increase and push up home prices—making affordability still tougher. Better Mortgage
Potential risk if you don’t plan to refinance or pay down early
- If you simply take the 50-year term, stay in the home for decades, and never pay extra, you might end up with a large balance for a very long time, which might limit future options (selling, moving, leveraging equity).
- Some analysts caution that the “lower payment” may tempt buyers to overreach and stretch their budget in other areas. MarketWatch

How to Evaluate Whether It’s Right for You (or Your Client)

Here are some practical questions to run through:

How long do you plan to stay in the home? If you expect to move or refinance in 5-10 years, a 50-year term might be a stepping-stone. If you plan to stay 30+ years, weigh the long-term cost.
What’s your income / job stability like? The longer the loan, the longer your payment obligation extends. Consider what life looks like in 10, 20, 30 years.
Can you handle higher interest or refinance later? If the 50-year loan carries a higher rate, ensure you’re comfortable with that and have a plan (e.g., refinance when rates drop or when you are more financially stable).
Are you planning to build equity or treat home as long-term wealth instrument? If yes, then slower equity build‐up is a meaningful trade-off.
What’s your budget for monthly payments? If payment constraints are the main barrier and you’re okay with longer-term debt, then this may make sense—just be clear about the trade-offs.
Are you working with a skilled lender and advisor? Because this is a less-common structure (and possibly non-conforming in our region), you’ll want expert underwriting, clear disclosure, and a clear exit strategy.

What It Means for the DMV (DC-MD-VA) Market

In our region (Washington metro area, Maryland suburbs, Northern Virginia) housing costs are high and affordability is a challenge. A 50-year term could:

Enable some buyers to qualify for homes they thought were out of reach by reducing the monthly payment burden.
Be most relevant for younger buyers or buyers with expected income growth (perhaps working in federal government, contractors, tech) who plan to move or refinance later.
But also: many buyers in our market aim to build equity, move up, or use homeownership as a stepping stone. So slowing equity growth may not align with their goals.
Given supply constraints in the region, the extra “reach” may just fuel higher prices, meaning the long-term cost might outweigh the short-term benefit.

As your real-estate trusted advisor, I’d recommend: If you’re considering a 50-year term, let’s run the numbers together: compare a 30-year, a possible 40-year, and the 50-year, evaluate interest rates, projected equity build-up, and future value scenarios.

Final Thoughts

A 50-year mortgage is not inherently good or bad—it depends entirely on your individual goals, timeline, finances, and risk tolerance. It might be a smart tactical choice for some, but a poor fit for others. The key is transparency: know what you’re trading (longer term, more interest, slower equity) for what you’re gaining (lower monthly payment, greater affordability today).

Call to Action

If you’re thinking of buying in the DC-Maryland-Virginia market and want to explore whether a 50-year mortgage (or any non-traditional financing term) could make sense for your situation, let’s talk. I’ll bring in trusted lenders who can pull actual numbers for our local market, we’ll walk through your goals (move timeframe, budget, income growth, equity goals), and we’ll decide together what loan term aligns best with your home-ownership strategy.

📞 Schedule a free consultation with me this week—let’s map out your buying power, compare term structures (30-year vs 40 vs 50), and ensure you’re making an informed move. Send me a message or call and we’ll get started!

Disclaimer: This information is for educational purposes only and should not be considered financial or lending advice. Always consult with a licensed mortgage professional before making any loan or financing decisions.

Research & Trends • November 7, 2025

How the Government Shutdown & Furloughs Are Impacting the DMV Housing Market

by Damola Sogunro

What buyers, sellers and renters in the D.C./Maryland/Virginia (DMV) region need to know now

A Quick Snapshot

The DMV region is especially sensitive to federal workforce changes, given the large number of federal employees, contractors and agencies in the area. With the federal government shut down (or at least funding lapsing) and many workers furloughed or facing job uncertainty, ripple effects are showing up in the housing market. 1

Key Areas of Impact

1. Buyer confidence & purchasing decisions

Some federal workers and contractors have paused home searches or switched from buying to renting because they’re uncertain about job or paycheck stability. 2
Government-backed loan programs (which many DMV buyers use) may slow down or face delays when agencies are short-staffed during a shutdown. 3
New listings are rising, and homes are staying longer on the market in some sub-markets. 4

2. Supply & inventory shifts

With some sellers delaying listing their homes (because they’re uncertain about where they’ll move or job status), inventory is being affected. At the same time, listings in some areas are increasing as people worry about economic instability. 5
The increase in inventory puts more choice in the hands of buyers but also creates pressure on sellers to price and market well.

3. Rental market stress

Multifamily and rental properties in the region are seeing rising concerns: tenants who are federal employees may miss rent payments due to furloughs; voucher payments and other government-administered support may be delayed. 6
Landlords and property owners are watching this closely because if rent collections drop, there could be knock-on effects on investment properties and new housing supply decisions.

What This Means for You

For Buyers:

If you’re confident in your job and finances, the current market may offer opportunity, more homes, perhaps better negotiation potential—but make sure you’re comfortable with your employment stability and the loan process.
Ask your lender how a shutdown or agency delays could affect your timeline or underwriting.
Consider the potential risk: if your job is tied to the federal government or a contractor, build in some buffer in your budget or contingency plan.

For Sellers:

Recognize that buyers might be more cautious. Highlight stability, minimize hurdles (inspection, financing contingencies) and be prepared for possibly longer time on market.
Make sure your pricing and presentation are strong, buyers now have more options and time to compare.
Emphasize value: low mortgage rates, good condition, location, these matter more when the market slows a bit.

For Renters & Landlords:

If you’re renting and are a federal employee or contractor, talk with your landlord about possible rent payment plans/contingencies if you are furloughed.
If you own rental property, have a plan for cash flows if a portion of your tenant base is impacted by the shutdown. Consider lease clauses, reserves, or flexible payment tracking.

In Summary

The DMV housing market has shown resilience, but it’s not immune. A government shutdown or widespread furloughs add uncertainty, which often slows decision-making in real estate. For those with employment and credit stability, this could be a moment of opportunity, but not without caveats. For sellers and landlords, the environment demands extra attention to how the market is shifting and what buyers/tenants are thinking.

If you’d like help navigating the current market (buying or selling) in the DMV area, I’d be happy to talk through your situation and options.

Market Insights • Research & Trends • October 15, 2025

2025 Housing Market Recap: What Trends Defined DC, Maryland & Virginia

by Damola Sogunro

Introduction

The 2025 housing market across the D.C., Maryland, and Virginia (DMV) region painted a picture of resilience amid cooling national trends. While rising interest rates and affordability concerns tempered buyer activity, the region’s strong economy, limited inventory, and steady migration kept prices stable — and in some areas, still climbing.

In this post, we’ll break down what shaped the DMV market in 2025, highlight local differences across DC, Maryland, and Virginia, and share insights for homebuyers and sellers heading into 2026.

1. Price Growth Slowed but Stayed Positive Across the Region

Washington, DC: Median sold price around $640,000, up ~2.4% year-over-year. (Foxes Sell Faster, 2025)
Maryland: Median home price $450,000, up ~3.3% year-over-year. (Maryland REALTORS® June Report)
Virginia (Northern VA): Median sold price near $670,000, up about 3–4%, driven by Fairfax, Arlington, and Loudoun counties. (Bright MLS 2025 Snapshot)

📊 Takeaway:
Home prices across the DMV continued to inch upward — not the explosive growth of 2021–2022, but steady and sustainable. This stability shows that the region’s fundamentals (strong job base, limited land, and high desirability) are still in play.

2. Inventory Eased Slightly — but Supply Remains Tight

Maryland: New listings dropped 18% year-over-year, keeping competition strong for well-priced homes.
Northern Virginia: Active listings increased modestly (~4%), giving buyers a bit more room to negotiate, but total supply is still below pre-pandemic levels.
DC: Slight uptick in listings, but the market remains competitive, especially inside the Beltway.

📉 Takeaway:
Inventory is improving slowly, but it’s still a seller-favored market overall. Well-priced homes sell faster; overpriced or poorly staged listings linger longer.

3. More Balanced Negotiations & Price Adjustments

About 28% of DC listings saw price cuts in 2025 — up from 20% the year prior.
In Maryland and Virginia, price reductions occurred in over 40% of listings, suggesting more flexibility for buyers.
Average days on market stretched to ~35–40 days in many DMV submarkets.

🤝 Takeaway:
The power dynamic is shifting slightly toward buyers. Sellers still have leverage, but gone are the days of bidding wars on every property. Negotiation strategy now matters more than ever.

4. Buyer Behavior: Cautious, but Ready When the Right Home Appears

Mortgage rates remained in the 6.5–7% range most of the year, keeping some buyers on the sidelines.
Despite that, pending sales in Maryland and Virginia rose modestly in late 2025 — a sign that pent-up demand is waiting for rate relief.
First-time buyers and move-up buyers are especially active in the $400K–$700K range across Prince George’s, Montgomery, and Fairfax counties.

🔑 Takeaway:
Buyers are choosier but serious. They’re looking for turnkey homes, fair pricing, and clear value.

5. Policy & Local Market Factors to Watch

Montgomery County’s “Missing Middle” housing law (passed 2025) may increase smaller multi-unit builds, expanding affordability options.
Virginia continues to attract relocation buyers from DC seeking more space and favorable taxes. Loudoun and Prince William counties lead in new construction.
DC zoning changes under review may modestly boost accessory dwelling units (ADUs) and multi-family conversions in 2026.

🏗️ Takeaway:
Local policy changes are quietly reshaping the housing mix. Expect gradual growth in supply over the next few years — but it won’t be enough to cause price drops across the DMV.

6. Forecast for 2026

Here’s what to expect moving forward:

Trend	Outlook	Impact
Prices	+3% to +5% growth region-wide	Favorable for sellers; buyers should act before spring 2026 competition rises.
Mortgage Rates	Expected to edge down slightly if inflation cools	May release pent-up buyer demand.
Inventory	Slowly improving but still below normal	Well-maintained homes will continue to sell faster.
Buyer Demand	Gradual rebound	Especially strong in Maryland suburbs and Northern Virginia.

Final Thoughts

2025 proved the DMV real estate market is resilient, adaptable, and still moving forward.
For sellers, strategic pricing and presentation are key. For buyers, patience and preparation pay off — as more homes hit the market in 2026, opportunities will expand.