Why Does Realtor.com Show Such a Jump in the Annandale Sold Median? Reading the Mid-Century Stock, the Apartment Blocks and the Dated Redfin Page

Which Annandale price figure should an owner trust?

The Zillow and Redfin figures agree with each other more than either agrees with the Realtor.com sold median, and that is the first reason for caution. Realtor.com's sold median of $895,000, up 39.30% in a year, implies about $642,498 a year earlier, and up 39.84% in three years implies about $640,017 three years earlier. A rise of nearly forty percent in a year, and almost the same rise over three years, is not what the listing median shows, so the sold figure is flagged here as probably distorted by the mix of homes that closed in the month.

The Realtor.com listing median of $872,450, down 5.78% in a year, implies about $925,971 a year earlier, and up 6.65% in three years implies about $818,050. The sold median is 2.6% above the listing median, which is unusual in a market where, on the same page, homes sell for approximately the asking price. The listing median is the steadier figure of the two, because it covers the homes on the market and not the few that closed in one month.

Redfin's median of $742,500 for June 2025, down 2.3%, implies about $759,980 a year before. It is 20.5% below the June 2026 Realtor.com sold median, and 17.5% below the Realtor.com listing median. Zillow's average value of $769,386, down 1.0%, implies about $777,158 a year before April 30, 2026, and it is 3.6% above the Redfin median. These are different measures from different months, so the gaps are not a clean measure of change.

Per-foot prices are the calmest series. Realtor.com's $338, down 0.63% in a year, implies about $340 a year earlier, and up 7.30% in three years implies about $315. Redfin's $330 for June 2025 is 2.4% below the Realtor.com figure. A per-foot price that is nearly flat, next to a sold median up almost forty percent, is further evidence that the sold median reflects the mix of homes sold and not a change in prices.

The Census median owner value of $732,400, plus or minus $18,535, averages owners' own estimates over five years. The Realtor.com sold median is 22.2% above it, the listing median is 19.1% above it, and the Zillow value is 5.0% above it. The Census value is 5.3 times the median household income of $138,794, plus or minus $11,177. The best guide to a single home is closed sales of similar homes of the same type and age, in the last few months, set next to the homes now listed.

Sources as cited. Ratios and earlier values in this section are computed from the published figures and percentages.

How fast do Annandale homes sell, and where do the pages disagree?

About three to four weeks on the newest page. Realtor.com shows a median of 23 days on the market, down 17.24% in a year, which implies about 28 days a year earlier, and up 26.32% on three years, which implies about 18 days three years earlier. Redfin's June 2025 page shows a median of 28 days against 21 a year before, and says the average home goes pending in around 28 days and hot homes in around 9 days. Zillow says homes go pending in around 6 days, a figure that measures a different step in the sale.

The three pages measure speed differently. Days on market counts from the listing to the contract or the closing, depending on the source, and Zillow's figure counts the days to pending for its own set of homes. A seller should not read the 6 days on Zillow as the time most homes wait, since it sits far below the other two pages. It may describe the fastest homes, but the page does not say, so that is an inference and not a finding.

Sales settle at about the asking price. Realtor.com puts the sale-to-list ratio at 100%, and says homes sold for approximately the asking price in June 2026. Redfin's June 2025 ratio was 100.4%, down 1.6 points, which implies about 102.0% a year before. Homes sold above list were 42.6% of June 2025 sales, down 15.0 points, which implies about 57.6% a year before. Redfin's compete score for the postal area is 81 of 100, which it calls very competitive, with an average of 3 offers per home.

Supply has grown. Realtor.com shows 139 active listings, up 8.55% on the year, which implies about 128 a year earlier, and up 106.25% on three years, which implies about 67. That is roughly double the level of three years before, from a small base. Redfin's June 2025 page shows 176 homes sold, up 33.3% from 132, which agrees with the arithmetic. More homes for sale and faster sales can sit together when demand is strong.

Rentals are more numerous and dearer. Realtor.com shows 63 rental properties, up 27.87% on the year, which implies about 49 a year earlier, and up 30% on three years, which implies about 48. The median rent of $3,322 is up 10.73% on the year, which implies about $3,000, and up 27.77% on three years, which implies about $2,600. The Census median gross rent of $2,008, plus or minus $100, is far below the Realtor.com figure, and the Realtor.com rent is 65.4% above it. The Census figure covers all rented homes, and the Realtor.com figure covers only homes listed for rent now.

A market where homes sell in three to four weeks at about the asking price rewards a price set close to recent sales of comparable homes. It does not reward a price set well above them, and the figure that matters is the one that comparable homes closed at.

Sources as cited. Earlier values and differences are computed from the published percentages.

Who lives in Annandale, and how heavy is the cost of housing?

Owners are the majority. Of 18,962 occupied homes, 13,523 are owner-occupied, 71.3%, and 5,439 are renter-occupied, 28.7%. Of 19,557 units, 595 are vacant, 3.0%, including 233 for rent, 48 for sale only, 69 rented and not yet occupied, 33 sold and not yet occupied, none for seasonal use, and 212 other vacant units.

Owners have mostly been in place a while. Of 13,523 owner households, 439 moved in during 2023 or later, 3.2%, 1,418 between 2020 and 2022, 10.5%, 4,335 in the 2010s, 32.1%, 2,866 in the 2000s, 21.2%, 2,158 in the 1990s, 16.0%, and 2,307 before 1990, 17.1%. Owners who moved in before 2010 are 54.2%. Renters are newer: of 5,439, 492 moved in during 2023 or later, 9.0%, 1,837 between 2020 and 2022, 33.8%, 2,374 in the 2010s, 43.6%, and 736 earlier, 13.5%.

The population is spread across ages. Of 57,755 people counted, 13,732 are under 18, 23.8%, 4,194 are 18 to 24, 7.3%, 6,304 are 25 to 34, 10.9%, 8,303 are 35 to 44, 14.4%, 15,608 are 45 to 64, 27.0%, and 9,614 are 65 or older, 16.6%. Owner homes are large: of 13,523, 5,699 have four bedrooms, 42.1%, 3,697 have three, 27.3%, 2,484 have five or more, 18.4%, 1,220 have two, 369 have one and 54 have none. Homes with four or more bedrooms are 60.5% of owner homes. Renter homes lean smaller: of 5,439, 2,024 have two bedrooms, 37.2%, 1,370 have three, 25.2%, 962 have one, 17.7%, 681 have four, 209 have five or more and 193 have none.

Owners with a mortgage carry a real burden. Of 13,523 owners, 8,852 have a mortgage, 65.5%, and 4,671 do not, 34.5%. Among the 8,841 mortgage holders with a computed figure, 2,449 spent 30% or more of income on housing costs, 27.7%, and 782 spent 50% or more, 8.8%. Among the 4,664 owners without a mortgage and with a computed figure, 511 spent 30% or more, 11.0%, and 302 spent 50% or more, 6.5%.

Renters carry the heaviest burden. Of 5,439 renters, 5,047 with a computed figure, 2,840 spent 30% or more of income on rent, 56.3%, and 1,504 spent 50% or more, 29.8%. Close to three renter households in five are above the 30% mark. An owner who rents out a home is dealing with tenants who are often stretched, which matters to anyone comparing a rental income with a sale.

Source: U.S. Census Bureau, American Community Survey 2020-2024 five-year estimates, tables B01001, B25003, B25004, B25038, B25042, B25070 and B25091, via Census Reporter. Shares are computed here.

How old is the Annandale stock, and what does that mean for inspections?

Most of it was built in three decades. Of 19,557 units, 157, or 0.8%, were built before 1940, 494, or 2.5%, in the 1940s, 3,460, or 17.7%, in the 1950s, 7,066, or 36.1%, in the 1960s, 4,974, or 25.4%, in the 1970s, and 1,549, or 7.9%, in the 1980s. After that, 782, or 4.0%, were built in the 1990s, 629, or 3.2%, in the 2000s, 326, or 1.7%, in the 2010s and 120, or 0.6%, in 2020 or later. Homes built before 1980 total 16,151, or 82.6%, and the 1960s alone are 36.1%.

The building types are mixed. Of 19,557 units, 10,843 are detached, 55.4%, 2,930 are attached, 15.0%, 344 are in two-unit buildings, 311 are in buildings of three or four units, 868 in buildings of 5 to 9, 2,773 in buildings of 10 to 19, 585 in buildings of 20 to 49, 809 in buildings of 50 or more, and 94 are mobile homes, boats or recreational vehicles. Buildings of five or more units hold 5,035, or 25.7%. Buildings of 10 to 19 units are the largest apartment group, at 14.2% of all units.

Because detached houses, attached homes and apartments share one postal area, the medians blend very different products. A mid-century house on its own lot and a unit in a mid-sized apartment building are not close comparisons, and the monthly sold median can swing when the mix of closed sales changes. That is a likely explanation for the odd sold median above, and it is an inference, since the page does not give the mix.

A home from the 1950s, 1960s or 1970s is now fifty to seventy years old. Roofs, windows, heating and cooling systems, wiring and plumbing may all be near the end of their lives unless they have been replaced, and a buyer's inspector will note each item. The sources do not say which items apply to any home. These are general points and not figures from the sources.

A seller who would rather not have an inspector's list negotiated can choose a private sale, in which a buyer buys the home as it stands. That is the fifth benefit of Maison Off-Market, avoiding inspections and repairs, and it is not a claim that a private sale always yields a higher price. Readers comparing markets can also read the McLean brief and the McLean brief.

Source: U.S. Census Bureau, American Community Survey 2020-2024 five-year estimates, tables B25024, B25034 and B25042, via Census Reporter. Shares are computed here.

What should an Annandale owner ask before choosing a listing or a private sale?

Five questions are worth asking. Is my price based on closed sales of homes like mine, of the same type, size and age, and not on one median? How many weeks might a listing take, and how close to the first ask are sales settling? What will inspections and repairs cost me on a home of this age? Who will see the home during showings, and who will hear about the sale? And what date do I need to close, given where I plan to live next?

Fees are simple arithmetic, and no rate is assumed here. Each 1% of a $450,000 sale is $4,500, of a $725,000 sale is $7,250, and of a $1,200,000 sale is $12,000. At 3%, those sales cost $13,500, $21,750 and $36,000, and at 5% they cost $22,500, $36,250 and $60,000. At the Realtor.com listing median of $872,450, 1% is $8,724 and 5% is $43,622. Maison Off-Market does not charge commissions or closing costs.

A private sale has no showings and no neighbors talking about it, which is the first benefit. The second benefit is a closing date the owner can set, which gives time to find a new home. The third is no commission costs, the fourth is no closing costs and the fifth is avoiding inspections and repairs. In a market where homes sell in a few weeks at about the asking price, a listing can work well, and an owner may still value a sale that does not depend on showings.

A fair comparison puts the commission, the closing costs, the repairs a buyer may ask for, the weeks of carrying costs and the preparation for showings next to the privacy given up. It also puts a realistic listing result, and not the best case, next to a direct offer. In a quick market the realistic listing result may be good, and an owner is right to ask for both and compare.

Maison Off-Market buys luxury homes and estates directly from their owners and speaks only to sellers. It does not say that every private sale beats a listing. An owner who wants to see what a direct purchase would look like, with no public listing and no showings, can use the contact form below and ask for an offer before deciding.

Sources as cited. Fee illustrations are arithmetic only and assume no commission rate.

Methodology and limitations

Each page's date, title and place were read before use. The Redfin page reports June 2025 and is the oldest, with a single month of data, the Zillow page is dated April 30, 2026, and the Realtor.com page has key indicators as of June 2026 and is the newest. Because of the age of the Redfin page, its figures are a dated reference. The Realtor.com sold median, up 39.30% in a year, does not fit its own listing median, its per-foot price or the other two pages, and is flagged as probably distorted by the mix of homes sold. The Realtor.com text is also inconsistent in places: one sentence calls the 18.71% rise in listings a year-over-year change while another calls it month over month, it gives a rent rise of 13.57% where its table shows 10.73%, and it calls the area both a seller's market and balanced. The table figures are used. The Realtor.com neighborhood tables list other places and were not relied on. The Census figures are five-year survey estimates with margins of error. Earlier values are computed from published percentages and are approximate. No figure here is a forecast.

Conclusion

The record for Annandale, as far as the pages allow, is a quick market at about the asking price, with prices that are flat to slightly lower on the steadier measures, a sold median that cannot be trusted at face value, a housing stock built mostly between the 1950s and the 1970s, and a population of owners with a renter minority under real cost burdens. For an owner, the practical step is to ask for the closed sales of comparable homes of the same type, compare the cost and risk of a listing with a direct offer, and decide how much of the showing, inspection and timing risk to carry.