The Casey Samson Team
Loudoun County Market Snapshot™
Family & Luxury Homes
County Overview + Aldie, Ashburn, Leesburg, Purcellville, Round Hill & Willowsford
Loudoun County Family Market
Current Market Conditions
Loudoun Family Inventory Is Building as the Market Remains Strongly (31%) in Control of Buyers
Over the last 14 days, buyers are reentering the market — a sign this inventory buildup may start getting absorbed soon.
|
13%
30 Day Inv
|
-16%
30 Day Sales
|
31%
%UC
|
|
22%
14 Day Absorption
|
Slow Go Zone |
Northern Virginia County Comparison
| Rank | County | 30D Inv | 30D Sales | %UC | 14D Absorption | Control |
|---|---|---|---|---|---|---|
| 1 | Arlington | 39% | 29% | 42% | 27% | Neutral |
| 2 | Fairfax | 7% | -8% | 38% | 30% | Buyer’s |
| 3 | Prince William | 13% | -15% | 34% | 22% | Buyer’s |
| 4 | Loudoun | 13% | -16% | 31% | 22% | Buyer’s |
| 5 | Fauquier | 26% | -12% | 28% | 21% | Buyer’s |
Year to Date News: YTD sales and inventory hold flat with a 76% success rate — a quiet year overall, consistent with the current inventory buildup. The 14 day absorption shows 22% (Slow Go Zone), but check your local market for current absorption rates.
Year to Date
Loudoun Family YTD Sales and Inventory Hold Flat
A 76% success rate points to solid, average conversion despite this quiet year.
|
0%
Inv
|
0%
Sales
|
76%
Success Rate
|
Current Market Update: Loudoun’s current inventory is building while contracts pull back (-16%), though buyers are reentering the market over the last 14 days — a potentially easing signal.
Loudoun Local Markets
Family Market Snapshot
A quick look at how key Loudoun communities are performing right now.
Current Market Conditions
| Market | 30D Inv | 30D Sales | %UC | 14D Absorption | Control | Zone |
|---|---|---|---|---|---|---|
| Aldie | -25% | 150% | 36% | 27% | Buyer’s | Go Go |
| Ashburn* | 21% | -50% | 32% | 15% | Buyer’s | No Go |
| Leesburg* | 12% | 0% | 30% | 22% | Buyer’s | Slow Go |
| Purcellville | 53% | -33% | 31% | 29% | Buyer’s | Go Go |
| Round Hill | -25% | -9% | 33% | 9% | Buyer’s | No Go |
| Willowsford* | 0% | NC | 50% | 20% | Neutral | Slow Go |
Year to Date
| Market | YTD Inv | YTD Sales | Success | YTD Prices |
|---|---|---|---|---|
| Aldie | -5% | -3% | 70% | -5% |
| Ashburn* | -16% | -18% | 81% | 0% |
| Leesburg* | 4% | 3% | 78% | 0% |
| Purcellville | 15% | 18% | 78% | 0% |
| Round Hill | 44% | 69% | 84% | 0% |
| Willowsford* | -54% | -56% | 67% | 5% |
Family Market Takeaway: Aldie currently has the strongest short-term contract momentum, while Ashburn and Round Hill are much quieter. Purcellville is showing strong recent buyer activity despite rising inventory. Year to date, Round Hill stands out with sales up 69% and an 84% success rate, while Willowsford has seen a sharp decline in volume even though prices remain up 5%.
Loudoun County Luxury Market
Current Market Conditions
Loudoun Luxury Inventory Up 21% as the Market Remains Strongly (27%) in Control of Buyers
Over the last 14 days, buyer demand is soft — consistent with this modest current movement.
|
21%
30 Day Inv
|
7%
30 Day Sales
|
27%
%UC
|
|
15%
14 Day Absorption
|
No Go Zone |
Northern Virginia County Comparison
| Rank | County | 30D Inv | 30D Sales | %UC | 14D Absorption | Control |
|---|---|---|---|---|---|---|
| 1 | Prince William | 60% | 80% | 34% | 18% | Buyer’s |
| 2 | Loudoun | 21% | 7% | 27% | 15% | Buyer’s |
| 3 | Fairfax | 7% | -16% | 27% | 17% | Buyer’s |
| 4 | Fauquier | 23% | 80% | 19% | 6% | Buyer’s |
| 5 | Arlington | 175% | -17% | 16% | 5% | Buyer’s |
Year to Date News: YTD sales are up a solid 8% with a 68% success rate — the region’s best in luxury, though still in the 60s range. The 14 day absorption shows 15% (No Go Zone), but check your local market for current absorption rates.
Year to Date
Loudoun Luxury YTD Sales Up 8% as Inventory Grows 6%
A 68% success rate — the region’s best in luxury — confirms steady sales growth is converting into real results.
|
6%
Inv
|
8%
Sales
|
68%
Success Rate
|
Current Market Update: Loudoun’s current contracts are also positive (+7%), with inventory up 21% and the market remaining firmly in Buyer’s control at 27% — a steady current picture that matches this year’s solid conversion story.
Loudoun Local Markets
Luxury Market Snapshot
Luxury conditions vary substantially by community, making local absorption especially important.
Current Market Conditions
| Market | 30D Inv | 30D Sales | %UC | 14D Absorption | Control | Zone |
|---|---|---|---|---|---|---|
| Aldie | -39% | -44% | 32% | 29% | Buyer’s | Go Go |
| Ashburn* | 33% | -30% | 26% | 10% | Buyer’s | No Go |
| Leesburg* | 33% | 57% | 22% | 15% | Buyer’s | No Go |
| Purcellville | 0% | 38% | 0% | 10% | Buyer’s | No Go |
| Round Hill | 0% | 100% | 28% | 0% | Buyer’s | No Go |
| Willowsford* | -78% | -83% | 40% | 0% | Neutral | No Go |
Year to Date
| Market | YTD Inv | YTD Sales | Success | YTD Prices |
|---|---|---|---|---|
| Aldie | -5% | -3% | 74% | -5% |
| Ashburn* | 16% | 14% | 75% | 0% |
| Leesburg* | 2% | -4% | 63% | 0% |
| Purcellville | -1% | 5% | 66% | 0% |
| Round Hill | -8% | 125% | 82% | 0% |
| Willowsford* | -16% | 13% | 83% | 5% |
Luxury Market Takeaway: Current luxury conditions are generally buyer-controlled and uneven. Aldie has the strongest recent absorption among these markets, while Ashburn, Leesburg, Purcellville, Round Hill and Willowsford remain in No Go territory. Year to date tells a stronger story: Round Hill luxury sales are up 125%, Willowsford has an 83% success rate with prices up 5%, and Ashburn luxury sales are up 14%.
Community Highlights
What Stands Out Across Loudoun
| Aldie | Family contracts have surged 150% and 14-day absorption is in the Go Go Zone. Luxury contracts have pulled back sharply, but recent buyer activity remains stronger than many nearby luxury markets. |
| Ashburn* | Current conditions are soft in both Family and Luxury, but the YTD picture is more resilient. Family has an 81% success rate, while Luxury sales are up 14% with a 75% success rate. |
| Leesburg* | Family conditions are relatively steady with buyers beginning to reenter. Luxury contracts are up sharply, but the 15% absorption rate and 63% YTD success rate show that sellers still need to respond carefully to pricing and condition. |
| Purcellville | Family inventory is up 53%, but recent absorption is strong and YTD sales are up 18%. Luxury remains a much slower current market despite a modest 5% YTD increase in sales. |
| Round Hill | The current market is quiet, but Round Hill has one of the strongest YTD stories: Family sales are up 69% with an 84% success rate, and Luxury sales are up 125% with an 82% success rate. |
| Willowsford* | Current buyer traffic is quiet in both segments. Family volume has declined sharply YTD, but prices remain up 5%. Luxury is the stronger long-term story, with sales up 13%, an 83% success rate, and prices up 5%. |
*Market labels retained from the original Market Snapshot data.
Produced by The Casey Samson Team
Casey Samson
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