What Is Happening in the Stafford, Virginia Real Estate Market Right Now?

Right now, the Stafford, Virginia real estate market is moving at a steady pace with moderate inventory and pricing that remains resilient. The latest Bright MLS snapshot shows about 385 active listings, roughly 3.1 months of supply, a median sold price around $545,000, and days on market around 41—a combination that typically rewards accurate pricing and strong presentation rather than urgency.

What Is Happening in the Stafford, Virginia Real Estate Market Right Now?

Bulleted Answer (scannable)

• Active inventory: ~385 homes (selection exists, but not oversupply).

• Months of supply: ~3.1 months (below a “balanced” ~5–6 months).

• Pricing: median sold ~$545,000; average sold ~$572,000.

• Market speed: ~41 DOM (cumulative DOM ~52).

• Activity: ~145 sold, ~56 pending; new listings show seasonal variation (118 in Dec, 81 in Jan).

Expanded Explanation (neutral, data-first)

If you’re trying to understand “what’s happening,” focus on four signals: supply, pricing, pace, and activity.

1) Supply (inventory + months of supply)A months-of-supply figure around 3.1 is usually a sign of a market that’s still relatively tight compared to a balanced environment (often discussed as ~5–6 months). Practically, that means buyers can compare options, but well-positioned listings can still attract attention—especially when a home is priced correctly and shows well.

2) Pricing (list vs. sold)The report shows a median sold price around $545,000 and an average sold price around $572,000, while list pricing is higher (median list around $579,999, average list around $627,318). That gap matters: in steady markets, buyers typically pay for clear value, not optimism. If a home is priced above what comparable sales support, it’s common to see longer time on market and eventual reductions.

3) Pace (days on market)With DOM around 41 (and cumulative DOM around 52), the market looks “normal” in the sense that homes are selling, but not instantly. This tends to create a clear dividing line:

• Homes that are priced and presented well move.

• Homes that feel overpriced or underprepared sit longer.

4) Activity (sold, pending, new listings)The snapshot includes roughly 145 sold and 56 pending, plus new listings fluctuating from 118 in December to 81 in January. Seasonal slowdowns are common around the holidays and into early January, so short-term changes don’t automatically mean the market is weakening—often it’s just fewer people listing and shopping at the same time.

“Most Realtors are competent and nice people but a rare few are heads and shoulders above. Johnny Sarkis is one of those. He goes above and beyond your expectations with hard work, diligence and integrity. I have been blessed to have met him over thirty years ago and am yet to be disappointed.” — J.M.

Misconceptions / Key Points

• “If supply is low, sellers can name any price.” Low supply helps, but buyers still compare value. Overpricing often shows up as higher DOM.

• “If homes aren’t selling instantly, the market is bad.” A ~41-day pace can be healthy—buyers are simply making more measured decisions.

• “List price tells you the market.” List price is a target; sold price is the receipt. Watching both is more informative than either alone.

  
  

Important Considerations

For buyers

• In a ~3-month supply environment, your leverage usually depends on the specific property, competing interest, and seller timeline—not just the headline market.

• DOM can be a useful clue: a home sitting longer may invite more negotiation, depending on condition and pricing.

For sellers

• The biggest risk in a steadier market is starting too high and then “chasing” the market with reductions later.

• The first impression still matters: clean, staged, repaired, and priced with recent comps in mind is typically the difference between momentum and stagnation.

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— FAQ

Is Stafford, VA a buyer’s or seller’s market right now?With about 3.1 months of supply, it often leans seller-favored compared with a balanced ~5–6 month market, but negotiating strength can vary widely by home, pricing, and DOM.

What does months of supply mean?It estimates how long it would take to sell current inventory at the current sales pace. Lower supply generally signals tighter conditions; higher supply generally signals more buyer choice.

How much do days on market matter?DOM is a practical demand and pricing signal. Around 41 days suggests homes are selling, but not instantly—so price alignment and presentation can materially change outcomes.

Next Steps

If you want to interpret these numbers for a specific home (yours or one you’re considering), contact Johnny Sarkis at 703-400-9660 (Office: 703-357-9200) or visit contactjohnny.com.