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Market Update: November 2025 (Final Market Report Released in 2025)

If you’re a home seller watching the market and wondering, “Is this still a good time to list?” November’s market report gives a clear answer: buyers are still paying more, even while sales slowed sharply. That combination is exactly why strategy matters right now. The homes that are priced and presented correctly are still winning, but the market is no longer forgiving.

Here’s what the latest numbers show across the WAAR footprint, and what they mean for you if you’re thinking about selling.

1) Closed sales dropped hard, but not everywhere

November brought a sharp decrease in closed sales across the region. Total sales were 219, which is a 24.5% decline compared to last year, or 71 fewer closings.

The slowdown was most noticeable in:

• James City County: 43 fewer sales (-30.1%)

• Williamsburg: 25 fewer transactions (-89.3%)

One important exception:

• New Kent County was the only market that increased sales, up 11.4%.

Seller takeaway

When closed sales drop, it’s tempting to assume demand disappeared. But closings are a lagging indicator. Buyers may be shopping, negotiating, and writing contracts even if fewer homes actually closed this month. Which brings us to the most telling stat in this report.

2) Pending sales rose again, hinting demand isn’t gone

After declining last month, pending sales climbed in November, which is a meaningful signal because pending sales reflect buyers actively committing.

There were 197 pending sales, up 4.2% year over year, which is eight more pending contracts than last November.

The biggest increases:

• New Kent County: +9 pending sales (+23.7%)

• Williamsburg: +3 pending sales (+23.1%)

A continued soft spot:

• Charles City County saw pending sales fall for the third straight month, down 3 (-50.0%). One should remember that even one sale in CCC where there is a small volume of sales due to the ruralness, can sound more dramatic than it is. 

Seller takeaway

Rising pendings alongside falling closings is the market whispering, “Buyers are still here.” They’re just more selective, and they want value. That means presentation, pricing, and negotiating skill have become even more important.

3) Prices rose for the seventh straight month

This is the headline that most sellers care about, and it matters: prices continued to climb.

The median sales price across the WAAR market in November was $475,000, up 15.9% from last year. That’s a gain of $65,025 year over year.

Some markets saw dramatic shifts:

• Williamsburg: a $425,572 increase (+121.8%)

• James City County: a $107,000 increase (+26.6%)

Meanwhile:

• Charles City County: a $141,750 decline (-40.6%)

Seller takeaway

Even with fewer closings, the market is still producing higher prices overall. That’s good news, but it also comes with a warning: pricing correctly is everything. In a selective buyer environment, the gap between “listed right” and “missed the mark” can be the difference between strong terms and weeks of frustration.

More listings means more competition. In 2021–2023, a lot of homes could sell simply because they were available. That’s not the market we’re in now. Today, buyers compare, scrutinize, negotiate, and walk away faster when something feels overpriced or underwhelming.

Your competition isn’t “the market.” It’s the other listings a buyer can choose today. The goal is simple: make your home the obvious choice.

What this means for home sellers heading into 2026

Here’s the story November 2025 tells in plain English:

• Sales volume cooled significantly in most areas.

• Buyer activity (pendings) improved, suggesting demand is still present.

• Prices continued rising, marking the seventh month in a row.

• Inventory climbed sharply, so sellers must compete harder.

If you’re thinking about selling, the best move isn’t guessing. It’s positioning. That includes:

• pricing based on what buyers are actually responding to right now

• preparing the home for online impact and in-person confidence

• marketing broadly and professionally

• negotiating with a plan, not hope

A well-positioned home can still sell for strong money, but you can’t wing it. You have to beat your competition, not “hope the market does the work.”

(late December 2025 snapshots)

Providence Forge and Brickshire (23140)

• Providence Forge shows roughly 50+ homes for sale

• Brickshire alone is roughly 15-19 homes (some homes are 'to be built')

• Oakmont Villas at Kentland is showing about 6 homes for sale 

Lanexa and The Colonies (23089)

• Lanexa is showing roughly 30+ listings

• The Colonies is showing about 5 active listings

Quinton (23141)

• Quinton is showing about 60+ homes for sale

Pricing Micro-areas (what buyers are getting used to paying)

There is no substitute for true comp analysis, but this is what price expectations look like right now:

• 23140 (Providence Forge/Brickshire area): November 2025 median sale price about $565K, average DOM about 52 days.

• 23089 (Lanexa): November 2025 median sale price about $550K, average DOM about 70 days.

• 23141 (Quinton): November 2025 median sale price about $410K, average DOM about 23 days. 

Notable: Lanexa is taking longer right now, and Providence Forge/Brickshire is still commanding strong pricing, while Quinton is moving faster (on average) in the snapshot.

Tia Stanley Real Estate – RE/MAX CAPITAL
Call/Text: 757-243-3245

REALTOR. ADVISOR. ADVOCATE. FRIEND...it matters who you hire!

Source: Virginia REALTORS®, data accessed December 15, 2025