Fall 2026 Housing Market Outlook: King George and Orange Counties

King George County: A Mixed, Balanced Market

Data services tracking King George County show a market that is best described as balanced, with prices up strongly for the month while sales volume has cooled:

• Official FAAR/Bright MLS data put the median sold price at about $499,300 in March 2026, up 11.0% year over year
• Median days on market were 27 in March 2026, down 4 days from a year earlier
• Closed sales fell sharply, down 31.0% year over year in March 2026
• Redfin's earlier county page showed a January 2026 median near $482,000, down 7.7% year over year

Orange County: A Flattened, Cooling Market

Orange County's market has cooled more noticeably, with longer marketing times and flat pricing:

• The median sale price sits around $417,000, essentially flat, up only about 0.2% year over year through mid-2026
• Price per square foot is down roughly 3.7% year over year
• Homes now take about 61 days to sell, versus about 35 days a year earlier, a near doubling of time on market
• Zillow's average home value is about $390,000, up roughly 2% year over year

What a Cooling Market Means for Sellers

With homes taking longer to sell, the fundamentals of pricing and presentation matter more than they did in a hot market. Realistic pricing, fresh maintenance, and professional photography and marketing give a home its best chance of selling near asking price. The days of accepting the first strong offer are giving way to a market where well-presented, correctly priced homes still sell, but on a more deliberate timeline. Planning an extra month or two of marketing time can keep a move from feeling rushed.

What a Cooling Market Means for Downsizers

For downsizers, the cooling trend cuts both ways. Your current home may not command the premium it would have a couple of years ago, but the smaller condominium, villa, or 55+ community home you are buying has also softened, often proportionally. In practice this can make the trade easy, as both sides of the transaction move together. It can also give you more room to negotiate on the purchase and more time to sell your current home without feeling pressure to accept an offer quickly.

Balance Is Not Bad News

There is an upside to a balanced market. Buyers gain choice, time, and negotiating power, while sellers who price and present well can still achieve their goals on a realistic timeline. For homeowners whose priority is simplifying their lives, this environment often supports a less stressful, more deliberate transition than the fast-moving markets of recent years.