What 2025 Actually Told Us About the Market — and Why That Matters Right Now
January has a way of making everything feel louder than it needs to be.
New headlines, bold predictions, and plenty of opinions about what people should be doing next. Before jumping into where the market might be heading, it’s worth taking a step back and looking at what actually happened over the past year — because better decisions come from context, not urgency.
So let’s start with the facts, then talk about what they mean for real people making real plans.
A Snapshot of the 2025 Market
Across the Peninsula and Greater Williamsburg, 2025 looked like a year of steady movement rather than extremes.
The median sales price landed at $338,200, reflecting modest growth from the year before.
Homes spent a median of 21 days on the market, giving buyers slightly more time to decide.
Sellers received, on average, 99.4% of their list price, showing that well-positioned homes still held value.
More homes came to market overall, while total closed sales dipped slightly compared to 2024.
No sharp swings. No sudden shifts. Just a market that continued to adjust.
What That Looked Like in Practice
On paper, prices continued to rise while activity slowed just enough to change how people moved through the process.
In everyday terms, that meant:
Buyers had more room to think, but still needed to act decisively on homes that were priced well.
Sellers couldn’t rely on momentum alone — pricing and preparation mattered more than timing hype.
The market rewarded people who understood their position instead of guessing or reacting late.
This wasn’t a year driven by panic or perfection. It was a year where intention mattered.
What I Saw in Real Conversations
The charts tell part of the story. Conversations tell the rest.
Throughout 2025, most of my time wasn’t spent pushing people toward decisions — it was spent helping them make sense of conflicting information. Buyers were surprised to find competition still existed in strong listings. Sellers were surprised by how quickly interest shifted when pricing missed the mark by even a little.
The common thread wasn’t hesitation.
It was uncertainty.
Once people understood what they were actually working with, the process felt far more manageable.
How to Use This Going Into 2026
If you’re thinking about a move this year, here’s how last year’s market can be useful — without rushing you into anything.
If you’re a buyer:
You don’t need to act just because it’s January. What helps most is understanding where demand still exists, where homes are lingering, and how your budget fits into today’s conditions.If you’re considering selling:
Home values held steady in 2025, but success depended on strategy. Homes that were priced and prepared thoughtfully stood out. Those that weren’t had a harder time adjusting later.If you’re still undecided:
That’s totally normal. Gathering information doesn’t lock you into a timeline. It gives you options — and options are always good.
A Final Thought
The market doesn’t reward rushing. It rewards people who understand their choices and move when the timing fits their life — not the headlines.
If you want help talking through what these trends mean for your situation — whether that’s buying, selling, or simply understanding where you stand — I’m always happy to have that conversation.
