The "Market Slop" Edition

A Rare Exception to the Rule

Let me preface this by saying that when I set out to create this newsletter, I was very conscious of one thing: I did not want this to become a self-promotional, ego-driven vehicle. Every week before I hit "send," I ask myself: Is this useful? Is it focused on the reader, or is it just about me?

I’m deviating from that rule today, but I believe the context is important. My perspectives on the market are shaped by my life and my 20-year career. I’m fortunate to be in a position where I can weather the "tough" markets; I don’t feel the "squeeze" to get a deal done, which allows me to provide the kind of unfiltered, objective advice my clients deserve.

Lest anyone forget, I am still very much actively selling real estate despite my lack of promotion here. In 2025, my partner Aria and I closed over $84 million in sales, ranking us among the top 10 agents/teams in our entire market. Almost no individual agent sells more than we do here at Glass House. That experience—split evenly between buyers and sellers—gives us the real-world, real-time context that shapes the narrative I share in this space.

The "Helpful Component": A Quick Market Snapshot

Before we delve into the personal "slop" below, I want to share two quick data points from the last few weeks. I launched two listings in Falls Church (Fairfax County) at the $1M and $1.2M price points and helped a buyer go under contract just as we were closing out the year. Despite the typically "slow" holiday season, the results were telling: both listings saw high showing volume, drew multiple offers, and sold quickly. With that said, the sentiment has shifted—offers were mostly conservative. Very few outliers were willing to take massive risks or pay wildly over asking. It feels like buyers who have been sitting on the sidelines have finally decided to get back in, but they are doing so with a new sense of discernment. They’ll act, but only when the value is reasonable.

The First to Flower Phenomenon

Overall, we’re seeing a classic seasonal phenomenon. We’ve just come off a long stretch with very few decent homes, especially after the inventory drought this past fall. When that first "nice" house finally hits the market, buyers tend to overreact. There’s a psychological urge to pounce because they’ve forgotten that more inventory will eventually follow. They see one great house and worry it’s their only chance, often resulting in a flurry of activity that isn't always indicative of the broader market, but rather a reaction to months of waiting.

The Outlook: A More Balanced Strength

Ultimately, we are seeing the pent-up demand that refused to transact during this past fall’s government shutdown starting to absorb the existing inventory. With interest rates finally feeling steady and predictable, the market is finding a rhythm.

From what I’ve seen at recent open houses, my conversations with other agents, and the specific activity on our own listings, I expect 2026 to be a strong, more balanced market. The takeaway is clear: Pent-up demand hasn't gone anywhere. Buyers may be more discerning than they were two years ago, but they are ready to act the moment quality inventory hits the market.

But for now, If you’re still reading, here is quick look at my 2025...

The 2025 El-Ghoul Year in Review

White water rafting in the Smoky Mountains! It was all of our first times and the girls were the youngest in the group and incredibly brave.

A week on horseback at a Colorado dude ranch, easily one of our best family trips ever. A nice alternative to the beach during Spring Break

Our backyard coop, home to the flock. Courtney has a real talent for hatching and raising these "Silky" chickens. It's a full time, fully family operation. 

Our red poodles with our litter-trained Teddywidder bunny.  They actually get along great :). Not photo are our two Parakeets and soon to be received Rag Doll kitten. 

Our hike to the top of Stony Man Mountain in the Shenandoah National Park during our solo camping trip. 

Rooting for the Spirit every chance we get. Our family has officially reached "superfan" status; following them to the National Championship in Kansas City was easily a 2024 highlight.

Living the RV life in the Smokies. We lasted two nights before booking a hotel but the experience (and the bears) made it 100% worth it.

Soccer, the Microfarm, and 2025 Adventures

My twin girls are now ten and in 5th grade. This was their third year with Vienna Youth Soccer, and our family has also become regular supporters of the DC Spirit. At home, Courtney manages our small farm, which currently includes two red poodles, 11 Silky chickens we raised from eggs, a bunny, and two parakeets (and coming soon Rag Doll kitten). Our travels this year included a week at a Colorado dude ranch and an RV trip through the Smoky Mountains, where we went white-water rafting, saw a bear on a hike, and so much more. Between the soccer schedule and the animals, it was a busy year that provided a great balance to my work in real estate.

A Note of Gratitude

Reflecting on $84 million in sales and a top-tier ranking in Northern Virginia, I’m acutely aware that these numbers only exist because of the trust you place in us. Real estate is a relationship business, and I don’t take your support or your referrals for granted for a single second. Thank you for another incredible year.

Wishing you a happy new year and an amazing start to 2026!