DC’s Million-Dollar Shakeup: Fall Market Surprises in Georgetown, Kalorama & Wesley Heights
Early Data Reveals Price Drops, Longer Waits, and New Opportunities for Savvy Buyers and Sellers—See Where Your Neighborhood Stands This September
Market conditions across Washington’s most distinguished neighborhoods—Georgetown, Kalorama, and Wesley Heights—tell a nuanced story as we step into Fall 2025. The city’s often-buzzed “seller’s market” label doesn’t ring evenly true anymore, especially for those watching these luxury enclaves closely.
Behind the Façade: Reality in Georgetown
Walking through the leafy streets of Georgetown lately, it’s obvious—even before looking at the numbers—that buyer urgency has cooled. The median sale price in August was $1.6 million, which marks a drop of nearly 17% from last year. Days on market continue to stretch (up to 44 days from just 32 a year ago), making patience a necessary virtue for both buyers and sellers. Yet, homes still move, especially if priced right. On average, sellers are accepting about 1.5% below their asking price, with a handful poised to grab multiple offers within days if the prep and pricing are spot on.
Kalorama’s Character: A Story of Contrasts
In Kalorama, that blend of historic grandeur and modern prestige isn’t protecting values from broader market headwinds. August data shows the median sale price to be $1.7 million—a sharp fall from where things stood just a year ago. The number of listings is up, pushing buyers into a more contemplative, selective mode. Inventory in June surged 25% month-over-month, and while some properties linger, hotly priced homes do move—the average time on the market sits at 84 days, a significant drop in waiting time over last year.
Wesley Heights: Big Swings at the Top
Wesley Heights continues to turn heads at the very top tier. The median sale price touched $3.5 million in April, but this is actually down 34% year-over-year, a reminder that even sought-after addresses aren’t immune to price shifts. Here, too, new listings are up, and sellers can expect homes to sit two months or more unless positioned for today’s market reality. Select properties still fetch above list—especially those with move-in appeal—but the old rules of “list it and they’ll come” are long gone.
How the Numbers Stack Up
Median Home Sale Price by DC Neighborhood - August 2025
Each of these neighborhoods presents a slightly different truth: prices are diverging, time on the market is up, and buyers are slower to commit. But well-prepared homes at the right price point still attract attention, proving that the DC luxury market, while softened, is far from lifeless. Sellers must be realistic, adopt strategic pricing, and showcase their homes at their best to succeed in this more balanced market landscape.
The “sellers’ market” days are over—for now—but opportunity favors those who adapt quickest.