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Important Notice: NVAR will be closed on Wednesday, November 11, in observance of Veterans Day.

We will resume regular business hours on Thursday, November 12. Thank you!

Author: Stephen Ottaviano

  • Standard Forms Changes — July 1, 2026

    Standard Forms Changes — July 1, 2026

    Standard Forms Changes — July 1, 2026 - Image

    The NVAR Board of Directors has approved the following Standard Forms changes, as proposed by the NVAR Standard Forms Committee. The changes will be effective July 1, 2026, and are inclusive of changes to the Virginia laws that go into effect on  July 1, 2026. 

    • K1231 – RESIDENTIAL SALES CONTRACT  
      • Added language to clarify parking space & storage unit information.
      • Updated Paragraph 19 (Title) to reflect all parties to the contract will sign and deliver required documents, clarified that only documents necessary to complete settlement and insure title can be required.   
      • PRACTICE TIP: A “limited common element” is provided by the HOA and not owned by the property owner. Be sure to verify if parking spaces are provided by the association or are owned by the seller.
    • K1360– PRIVATE WELL & SEPTIC ADDENDUM  
      • Amended paragraph 2.B.1 to address responsibility of removing impediments preventing access to the Septic Inspector and an automatic extension of the contingency if impediments are not removed prior to inspection.   
      • PRACTICE TIP – The law updated July 1, 2026 to define “readily accessible” as no more than 30 inches from the surface.
    • K1308- BUYERS ACKNOWLEDGEMENT OF POTENTIAL ADVERSE CONSEQUENCES 
      • Added Sale of Home Subject to Lease Addendum and Escalation Addendum for buyer to acknowledge risk of potentially adverse consequences if submitted with offer and ultimately ratified.   
      • PRACTICE TIP – This document does not get submitted with your offer. It is for internal use and should be filed with your agency documents.
    • K1354 – LEASE-VRLTA   
      • Brought subject property information back to page 1.
      • Added parking information.
      • Added when the 1st full months rent payment is due to begin.
      • Updated Occupants section to clarify the list is “authorized occupants” and added the definition from VRLTA, removed 2 lines in occupant list section.
      • Paragraph 12 – Added “well, septic” to paragraph 12 in list of items that are provided, if installed.
      • Paragraph 14 – Removed requirement for tenant to maintain exterior gutters.
      • Consolidated all provisions related to Early Termination of Occupancy to paragraph 24 .
      • Updated the Transfer Pursuant to the Servicemembers Civil Relief Act to reflect General Assembly updates that bring VRLTA in line with the federal guideline. Updates include removing requirement that lease cannot be terminated more than 60 days from date necessary to comply with orders and changes the requirement that proof of orders be provided at Notice to provided before termination date.
      • Paragraph 29B updated to reflect new VRLTA requirement that changes cure period for non-payment of rent be 14 days, up from 5 days.  
      • Removed some unnecessary information required on last page of lease in “For information purposes only” section.
    • K1387 – LANDLORD NOTICE REGARDING NONPAYMENT OF RENT 
      • Updated to reflect new VRLTA requirement that changes cure period for non-payment of rent be 14 days, up from 5 days.  

    ADMINISTRATIVE CHANGES

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  • Market Statistics: April 2026

    Market Statistics: April 2026

    Northern Virginia Housing Market Posts Steady Gains in April as Buyer Demand Remains Stable Amid Tight Inventory 
    Sales and prices rose alongside a double-digit increase in dollar volume 

     
    FAIRFAX, Va. (May 12, 2026) —  The Northern Virginia housing market delivered another month of steady growth in April 2026, with rising sales activity, increasing home values and strong buyer demand underscoring the continued resilience of the region’s real estate market, according to the Northern Virginia Association of Realtors® (NVAR). 

    Closed sales in April reached 1,650 units, representing a 4.2% increase compared to April 2025. The year-over-year increase reflects continued buyer activity during the traditionally competitive spring market, even as affordability pressures and limited inventory continued to shape market conditions. 

    “April’s results demonstrate that buyers remain active in the marketplace despite ongoing inventory constraints and elevated home prices,” said NVAR CEO Ryan McLaughlin. “Northern Virginia’s housing market remains fundamentally stable, with consistent demand and price growth persisting despite ongoing inventory limitations.” 

    Total sold dollar volume in April 2026 climbed to $1,578,919,560, marking an 11.2% increase over April 2025. The substantial rise in overall market volume outpaced the growth in closed transactions, indicating that higher home values and continued activity in upper-price segments contributed significantly to the market’s overall performance. 

    The median sold price in April 2026 rose to $815,000, an increase of 4.6% compared to the same month last year. The continued appreciation in home prices reflects persistent demand coupled with a limited number of available homes for sale throughout much of Northern Virginia. 

    “The continued growth in both pricing and total market volume highlights the long-term strength and desirability of the Northern Virginia housing market,” McLaughlin said. “Even as market conditions evolve, demand remains remarkably steady across many segments, particularly in areas offering strong connectivity to employment hubs and community amenities.” 

    Homes also spent more time on the market compared to last year, signaling a modest shift toward a more measured pace of transactions. The average days on market in April 2026 was 18 days, up 28.6% from April 2025. While homes are still selling relatively quickly by historical standards, the increase suggests buyers are taking somewhat more time to evaluate available options as inventory gradually improves. 

    Active listings in April 2026 totaled 2,556 units, a 1.9% increase compared to April 2025. Although inventory gains remained modest, the increase offered some additional housing choices during the spring market compared to the historically constrained conditions seen in recent years. 

    “The slight increase in active listings is an encouraging sign for the market because it reflects a gradual expansion in available housing options,” said NVAR Board Member Mary Bowen, Long & Foster Real Estate. “At the same time, inventory levels remain relatively limited compared to overall demand, which continues to create competitive conditions in many Northern Virginia communities.” 

    Months of supply of inventory measured 1.83 months in April 2026, down 1.1% compared to April 2025. A balanced housing market typically carries approximately five to six months of supply, meaning Northern Virginia continues to operate in a highly competitive seller’s market despite incremental inventory growth. 

    Loudoun County’s housing market also remained active in April 2026, with closed sales rising 4.2% year-over-year to 496 transactions and total sold dollar volume increasing 6.06% to $454,480,462. The median sold price held steady at $805,000 compared to April 2025, while homes spent an average of 17 days on the market, up 13.3% from last year. Inventory conditions remained tight, with active listings declining 8.5% to 702 units and months of supply falling 10.1% year-over-year to 1.6 months, reflecting continued competition for available homes throughout the county. 

    Across the region, Northern Virginia’s housing market continued to demonstrate resilience in April 2026, with increases in sales activity, home prices and total market volume reflecting sustained demand. While inventory levels showed slight improvement compared to last year, supply remained limited, continuing to create competitive conditions in many local markets as the spring housing season progresses. 

    To help mitigate the housing supply challenge, NVAR recently launched its NOVA Housing Supply Framework — a bold, regionally unified, and locally adaptable strategy to increase housing supply, protect affordability, and preserve Northern Virginia’s economic competitiveness. The Framework represents an unprecedented level of collaboration among Realtors®, builders, and the business community, uniting behind a single, focused policy platform designed to support predictable, efficient housing production and expanded homeownership opportunities. 


    Background 

    The Northern Virginia Association of Realtors® reports on home sales activity for Fairfax and Arlington counties, the cities of Alexandria, Fairfax, and Falls Church and the towns of Vienna, Herndon, and Clifton. Below are April 2026 regional home sales compared to April 2025 for Northern Virginia, with data derived from Bright MLS as of May 9, 2026 (total sales and listings may not include garage/parking spaces): 

    • The number of closed sales in April 2026 was 1,650 units. This was a 4.2% increase compared to April 2025.  
    • The volume sold in April 2026 was $1,578,919,560. This was an 11.2% increase compared to April 2025.  
    • The median sold price in April 2026 was $815,000. This was up 4.6% compared to April 2025.  
    • The average days on market was 18 days in April 2026. This was up 28.6% compared to April 2025.  
    • The number of new pending sales in April 2026 was 1,949 units. This was up 11.9% compared to April 2025.  
    • The number of active listings in April 2026 was 2,556 units. This number was up 1.9% compared to April 2025.  
    • The months of supply of inventory in April 2026 was 1.83. This was down 1.1% compared to April 2025.  

    NVAR Charts, Graphs, Social Media for April 2026 NVAR Housing Stats   
    April Housing Data: Click here.  
    Regional Jurisdiction Infographic: Click here.  
    NVAR Region Infographic: Click here. 
    2026 Regional Housing Market Forecast: Click here. 
    These links are accessible from the Market Stats page here: Click here. 
     
    About NVAR
    The Northern Virginia Association of Realtors® (NVAR) serves as the voice of real estate in the Greater Northern Virginia Region. NVAR is dedicated to enhancing Realtor® success by delivering exceptional value, driving innovation, and impacting the industry. Headquartered in Fairfax, Virginia, with a new Member Experience Center located in Loudoun County, NVAR supports its 13,000 members with essential resources, including industry education, advocacy, networking, and professional development opportunities. The Association is committed to promoting ethical practices and excellence in real estate. It advocates on behalf of homebuyers, sellers, renters, and commercial tenants who are directly affected by local, state, and federal policy decisions impacting affordability, property rights, and quality of life. NVAR strives to elevate the standards of the real estate industry and to contribute to the overall growth and prosperity of the Washington DC Metropolitan Area and beyond. nvar.com. 

    Follow us on X: @nvar
    Visit us on Facebook: facebook.com/nvar.realestate 
    Join us on LinkedIn: NVAR
    Follow us on Instagram: nvarofficial

    Market Statistics: April 2026 - Image
    Market Statistics: April 2026 - Image

    Home Sales Report – April 2026

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  • The History of Fair Housing in Fairfax County

    The History of Fair Housing in Fairfax County

    The History of Fair Housing in Fairfax County - Image

    Written by NVAR Member Tasia Craig

    Introduction 


    Fair Housing is more than a legal requirement — it’s a commitment to building communities where everyone has equal access to safe, stable, and affordable housing. Fairfax County’s journey toward fair and equitable housing has been shaped by decades of national civil rights movements, local policy decisions, and the evolving understanding of how discrimination impacts families, opportunity, and quality of life. This blog explores historic events, examples of housing discrimination, and how those legacies still influence the housing landscape today. 

      

    What Fair Housing Means Today 


    Fair Housing laws protect individuals from being denied housing opportunities based on characteristics such as race, color, national origin, religion, sex (including gender identity and sexual orientation), familial status, disability, and other locally protected traits. In Fairfax County, these protections guide local housing programs, zoning practices, and enforcement efforts that aim to ensure equal access for all residents. 

      

    A Brief History of Housing Discrimination 


    Housing discrimination in the United States has deep roots and long-lasting effects. Some key historical practices include: 

    • Redlining — Beginning in the 1930s, federal and local entities graded neighborhoods based on their racial composition, marking many minority communities as “hazardous” for lending. This restricted access to mortgages, depressed home values, and limited generational wealth-building. 

    • Restrictive Covenants — Home deeds often included clauses barring the sale of property to nonwhite, non-Christian, or immigrant families. These covenants remained enforceable until the mid-20th century and left a lasting imprint on neighborhood demographics. 

    • Urban Renewal and Highway Construction — Projects in the mid-1900s frequently displaced minority communities, eliminating housing stock and disrupting longstanding social networks. 

    • Discriminatory Lending and Real Estate Practices — Even after Fair Housing laws passed, biased lending decisions, steering by real estate agents, and unequal appraisals continued to shape housing opportunities. 

      

    How Historic Patterns Influenced Fairfax County 


    While Fairfax County is now one of the most diverse and economically dynamic regions in the state, its development was not immune to nationwide housing inequities. 

    • Suburban expansion in the 1950s–1970s often favored white, higher income households who could access federally backed home loans. 
    • Communities of color faced rental discrimination, limited mortgage access, and fewer opportunities to buy into newly built neighborhoods. 
    • The legacy of exclusionary zoning — such as single-family-only areas — still shapes affordability, density, and access to jobs and transit today. 

    As the County grew, these patterns contributed to disparities in wealth, school boundaries, and long-term community investment. 

      

    Progress Through Policy and Advocacy 


    Fairfax County has made significant strides in advancing housing equity: 

    • Adoption and enforcement of the Fair Housing Act at the local level 
    • The County’s One Fairfax racial and social equity policy 
    • Investments in affordable housing through programs like the Fairfax County Housing Blueprint 
    • Expanded protections for renters and individuals with disabilities 
    • Proactive outreach, testing, and education to prevent discrimination 

    These efforts aim not only to correct past injustices but also to create future opportunities. 

      

    Why Fair Housing Still Matters 


    Fair Housing is not just about preventing discrimination — it is about building inclusive communities and recognizing that where people live affects everything, such as access to education, transportation, health care, employment, and stability. By understanding the history that shaped today’s housing landscape, Fairfax County can create a more equitable path forward for future generations. 

      

    Conclusion 


    The story of Fair Housing in Fairfax County is part of a larger national narrative — one marked by challenges, progress, and ongoing work. By acknowledging historic inequities and recommitting to fair and inclusive housing practices, the County can continue building communities where every resident can thrive. 

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  • INSPIRE26: The REALTOR® Experience Is Coming Back to Capital One Hall 

    INSPIRE26: The REALTOR® Experience Is Coming Back to Capital One Hall 

    INSPIRE26: The REALTOR® Experience Is Coming Back to Capital One Hall  - Image

    INSPIRE26: The REALTOR® Experience Is Coming Back to Capital One Hall 

    NVAR’s Annual Convention, INSPIRE26: The REALTOR® Experience, takes the stage on October 13, back again at the beautiful Capital One Hall in Tysons, Virginia. 

    Capital One Hall opened in 2021 as a cornerstone of the broader Capital One Center development. The space brings together more than 70,000 square feet of meeting and event space under one roof with the purpose to host large-scale events — corporate conferences, galas, summits, trade shows, and more — and INSPIRE26 will take full advantage of everything the space has to offer. 

    The Trade Show Floor: Home of Experience Bays 

    INSPIRE26: The REALTOR® Experience Is Coming Back to Capital One Hall  - Image

    The Trade Show will be hosted in the central gathering space in Capital One Hall. Dozens of exhibitors will showcase the tools, technologies, and services shaping the future of real estate through immersive Experience Bays. Whether you are exploring new marketing platforms, transaction management solutions, or emerging technologies, the Trade Show floor is an opportunity to discover resources that can have a direct impact on your business — and to connect with the people behind them. 

    State of the Art Stage 

    INSPIRE26: The REALTOR® Experience Is Coming Back to Capital One Hall  - Image

    INSPIRE26’s general sessions and keynote addresses will be held in Capital One Hall’s Main Theater — a performing arts-caliber auditorium that provides an exceptional setting for the speakers and programming our members look forward to each year. Stay tuned for speaker reveals! 

    Getting to Capital One Hall 

    INSPIRE26: The REALTOR® Experience Is Coming Back to Capital One Hall  - Image

    Capital One Hall is centrally located in Tysons, Virginia, and easy to reach from across the region. The venue is accessible via the Silver Line Metro at McLean Station, offering a convenient car-free option for members commuting from Washington DC and surrounding areas. For those driving in, the Capital One Center development includes multiple parking garages with ample capacity, including a premium garage directly connected to the building. 

    Mark Your Calendar 

    INSPIRE26: The REALTOR® Experience takes place on Tuesday, October 13 at Capital One Hall. Registration is open now at nvar.com/convention-2026. We look forward to seeing you there! 

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  • Fairfax County Realtors®: Take Fairfax County’s Survey on Accessory Living Units! 

    Fairfax County Realtors®: Take Fairfax County’s Survey on Accessory Living Units! 

    Fairfax County invites you to weigh in on its potential updates to zoning regulations for accessory living units. 

    The accessory living unit (ALU), also known as the accessory dwelling unit (ADU), is a secondary dwelling area of a single-family detached residence. In-law suites, basement apartments, and guest houses are all types of ALUs.  

    Fairfax County’s Zoning Ordinance includes limitations to size, occupancy, entrances, and parking. The Northern Virginia Association of Realtors® (NVAR) recognizes the potential of ALUs as part of the solution to improving the future of housing supply in the region and encourages changes to and even the removal of these requirements.  

    NVAR expects significant community opposition to some of these changes, and with that community opposition, comes difficult political decisions for both the Fairfax County Planning and Zoning staff who are writing the ordinance and the elected leaders who will ultimately approve the amendment. However, the time is now for the County to take these important steps toward improving housing accessibility and expanding the region’s overall housing supply. 

    Increasing the supply of attainable housing for all income levels across the Northern Virginia region is NVAR’s top policy priority. While ALUs are not a fix-all solution that will solve all housing supply issues, they are a tool for creating more housing supply in the region.  

    Fairfax County’s community survey allows County residents to submit feedback. Make your voice heard by completing the survey and urging Fairfax County to:

    • Allow by-right administrative approval of all types of ALUs. 
    • Allow ALUs on more property types, including townhomes and duplex properties. 
    • Remove burdensome size restrictions and allow larger units as long as they stay subordinate to the primary dwelling. 
    • Eliminate owner occupancy requirements. 
    • Eliminate permit renewal requirements (i.e., tie the permit to the property, not the owner) to allow builders and developers to build homes with ALUs and make it easier to sell and transfer these properties. 
    • Eliminate the two-acre minimum lot size restriction for detached ALUs and allow administrative (by-right) ALUs on all lots that can meet already established setback standards. 
    • Eliminate the overly restrictive two-person occupancy limitation and allow for small, family-sized units with up to at least a four-person occupancy. 

    The survey closes on February 28, 2026, so don’t wait! Take the survey today and advocate for these changes.  

    Take the survey here. 

    To learn more about NVAR’s advocacy efforts, visit nvar.com/advocacy.

  • Smarter Search, Better Results: AI-Powered Search on NVAR’s New Website

    Smarter Search, Better Results: AI-Powered Search on NVAR’s New Website

    A search query displays on a screen with two results about NVAR's new website AI search feature, enhancing navigation and user experience.

    Finding your NVAR benefits is now easier than ever! As part of NVAR’s reimagined website, we have introduced an intelligent search experience powered by artificial intelligence (AI). Whether you are searching for the latest market statistics, upcoming events, or member resources, our AI-enhanced search delivers more accurate, relevant results tailored to your needs. The AI lets you search intuitively, without the need to click through pages to find information — just type your question and let the technology do the work. 

    What sets this search function apart is its ability to learn and improve with every query. The more members use it, the smarter it becomes at anticipating member needs and surfacing exactly what you are looking for. 

    The image shows a search page displaying results for "letter of good standing," detailing requests and information about transferring associations.

    As illustrated in this example, if a user searches for a Letter of Good Standing (a form used to join another Realtor® association), the system displays where on the website to request the Letter of Good Standing from NVAR, along with guidance on transferring between associations.  

    Beyond delivering precise results, our new search also provides generative summaries that give you quick insights into the subject you are looking for. Instead of having to piece together an answer for yourself, you have AI-generated overviews that synthesize information from across the site, saving you valuable time. This is just one way NVAR is leveraging cutting-edge technology to enhance your member experience and ensure that you have the tools you need. 

    A search results page displays information on "October market statistics," showing housing market trends in Northern Virginia and referencing Fairfax and surrounding areas.

    The example above shows that if you are looking for “October Market Statistics,” not only are you met with material to view, but you also see the AI Result on the right-hand side summarizing the information for you before you even click anything. 

    This enhanced search capability represents more than just a technical upgrade — it reflects NVAR’s commitment to providing a member experience that anticipates your needs and removes friction from your daily workflow. As the AI continues to learn and improve, your ability to access the full value of your NVAR membership becomes faster, smoother, and more intuitive with every visit to the site. 

    We encourage you to explore the new search yourself — try a few queries, test its capabilities, and see how quickly it connects you with the information you need. 

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  • Bridging the Aisle Over Breakfast: Politics and Pancakes at INSPIRE25

    Bridging the Aisle Over Breakfast: Politics and Pancakes at INSPIRE25

    Two people are seated on stage during an NVAR event, engaging with an audience in a conference setting.

    INSPIRE25, NVAR’s Annual Convention and Trade Show, brought together real estate professionals and policymakers for “Politics and Pancakes,” a breakfast forum that proved productive dialogue can flourish when industry leaders and elected officials sit down together.

    Participants acknowledged that housing affordability, inventory shortages, and sustainable market growth transcend party lines, demonstrating that when it comes to homeownership, there’s more that unites policymakers than divides them.

    A large group of people seated at tables, engaged in a formal gathering or conference, with a dark background and floral table arrangements.

    The direct, face-to-face conversations between Realtors® and elected officials proved most powerful, allowing real estate professionals to share real-world examples — clients struggling to find affordable housing, transactions delayed by bureaucratic hurdles, and market distortions from poorly designed regulations. Officials gained ground-level intelligence that doesn’t always reach legislative briefings, hearing from professionals who understand market dynamics most intimately. This dialogue reinforced that Realtors® aren’t just stakeholders in housing policy — they’re essential experts whose insights can shape more effective solutions.

    Two people are seated on stage at an event, engaging in discussion. The backdrop displays "NVAR Northern Virginia Association of Realtors."

    Politics and Pancakes is just one part of NVAR’s commitment to professional advocacy, ensuring Realtors® remain informed and empowered to advocate for policies serving their clients and communities. For attendees, the session proved that political engagement doesn’t have to be partisan — when approached with professionalism and genuine commitment to solving problems, it can be both productive and empowering.

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  • INSPIRE25: The REALTOR® Experience: A Day of Innovation, Insight, and Connection 

    INSPIRE25: The REALTOR® Experience: A Day of Innovation, Insight, and Connection 

    A bustling indoor convention with numerous people interacting at various information booths, showcasing different businesses and organizations in a spacious, well-lit hall.

    On October 14, NVAR’s annual convention, INSPIRE25: The REALTOR® Experience, brought together real estate professionals from across the region for an unforgettable day at Capital One Hall. From the moment attendees walked through the doors, the energy was palpable — a buzz of excitement and camaraderie that only comes when passionate professionals gather under one roof with a shared purpose: to elevate their practice and strengthen their community. 

    The heart of INSPIRE25 was its exceptional lineup of speakers who delivered insights that resonated long after they left the stage. Renowned trend forecaster and bestselling author Rohit Bhargava captivated the audience with his “non-obvious thinking,” challenging attendees to approach their profession from unique and unexpected ways, establishing themselves as versatile advisors in an era of rapid change.

    INSPIRE25: The REALTOR® Experience: A Day of Innovation, Insight, and Connection  - Image

    Our dynamic panel discussions featured experienced brokers and team leaders that shared their expertise on building successful practices, managing growth, and adapting to industry changes.

    INSPIRE25: The REALTOR® Experience: A Day of Innovation, Insight, and Connection  - Image

    Special guest Tia Glover shared a behind-the-scenes perspective on her experience balancing a thriving real estate career and appearing on Bravo’s “The Real Housewives of Potomac.”

    INSPIRE25: The REALTOR® Experience: A Day of Innovation, Insight, and Connection  - Image

    Danielle Hale, Chief Economist at realtor.com, brought data-driven clarity to today’s complex market conditions, offering practical strategies for navigating inventory challenges, interest rate fluctuations, and shifting buyer behaviors.  

    INSPIRE25: The REALTOR® Experience: A Day of Innovation, Insight, and Connection  - Image

    Beyond the main stage, the convention floor came alive with opportunities for discovery and connection. More than 70 exhibitors showcased cutting-edge solutions, from innovative marketing platforms and transaction management tools to emerging technologies transforming how we serve clients. Attendees moved from booth to booth, discovering resources to bolster their businesses, and creating connections to help shape their success in the months ahead.

    INSPIRE25: The REALTOR® Experience: A Day of Innovation, Insight, and Connection  - Image

    The event culminated with our “Sip Around the World Celebration and Happy Hour,” where attendees enjoyed a celebration of global flavors and international connections. It provided the perfect opportunity to unwind, network, and connect with colleagues while enjoying a selection of drinks and “Desserts Without Borders” — sweet treats inspired by flavors from around the globe.

    INSPIRE25: The REALTOR® Experience: A Day of Innovation, Insight, and Connection  - Image

    Capital One Hall provided the perfect backdrop for a day dedicated to growth and inspiration, but it was the people who filled the space that made it extraordinary. Between sessions, Realtors® connected with one another as they shared their wins, their challenges, and their stories. This spirit of collaboration and mutual support represents everything NVAR stands for. INSPIRE25 was a clear reminder that when we come together as a community, we are not just better professionals — we inspire positive change that resonates throughout the entire region.  

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