Selling a home in Accomack County in 2025 feels different than it did just a few years ago. The real estate landscape on Virginia’s Eastern Shore has shifted—impacting prices, buyer behavior, and time on market. As a local realtor, I’ve seen these changes firsthand.
In this post, we’ll explore what’s new for sellers in 2025, highlighting trends across Chincoteague, Onancock, and Captain’s Cove, and offering practical tips for success.
Market Trends in 2025
After several years of strong appreciation, 2025 has brought a modest market correction.
1. Price Adjustments and Sales Activity
The typical home value in Accomack County is about $239,000, roughly 3% lower than a year ago.
The median sold price by September 2025 was $252,000, down 12.9% year-over-year.
Despite softer prices, sales volume remains steady—43 homes sold in September 2025, up from 33 a year earlier.
2. Elevated Mortgage Rates
Mortgage rates have hovered between 6%–7% for 30-year fixed loans. As of late October, the average was 6.4%, down slightly from early-year highs. Buyers remain cautious, prioritizing affordability and value.
More Inventory, Slower Pace
Inventory has increased significantly—by early 2025, about 371 listings were active countywide. As supply grows, competition rises and marketing matters more.
The average days on market (DOM) has stretched to 2–3 months, up from about 7 weeks last year.
The median time to pending is roughly 71 days.
Sellers now receive about 97% of list price, and only 5% of homes sell above asking.
Patience and strategic pricing are key in this new environment.
Town-by-Town Snapshot
Chincoteague Island – Cooling After the Boom
After a pandemic-era surge, Chincoteague’s market is normalizing.
Average home value: about $372,000, flat year-over-year.
Median sale price: near $320,000, while listing prices often remain in the mid-$400s.
Average DOM: around 97 days, with most homes selling 6% below asking.
To stand out, sellers must emphasize value—strong condition, competitive pricing, and lifestyle appeal to second-home buyers.
Onancock – Small-Town Strength
Onancock shows resilience, with prices and demand holding firm.
Median listing price: about $440,000 (up 3.5%).
Median sold price: around $339,000.
Average DOM: roughly 54 days, faster than the county average.
Sellers here can highlight walkability, waterfront proximity, and charm to attract lifestyle-driven buyers.
Captain’s Cove – High Inventory, More Competition
Captain’s Cove continues to see heavy activity thanks to new builds and amenities.
About 186 active listings, including homes and lots.
New construction from builders like Gemcraft Homes ranges from the upper $200Ks to mid-$500Ks.
Median sale price: about $275,000, down just 1–2%.
Average DOM: around 64 days, with sellers earning about 97% of list price.
To compete with new construction, emphasize upgrades, condition, and premium locations (golf or canal lots).
Seller Strategies for 2025
Price It Right Early
Your launch price is your best chance to capture attention. Overpricing leads to long days on market and lower offers later. Reference recent comps and current competition.Focus on Presentation
With more options available, buyers are selective. Improve curb appeal, declutter, and make repairs before listing. Staged, move-in-ready homes attract stronger offers.Highlight Local Lifestyle
Don’t just sell the home—sell the experience. Mention proximity to beaches, wild ponies, or marinas. Buyers coming from metro areas want to envision the lifestyle.Be Flexible and Responsive
Prompt replies and willingness to negotiate on timing or minor concessions can make the difference. Serious buyers value cooperation.Work with a Local Expert
Each area—Chincoteague, Onancock, Captain’s Cove—behaves differently. A local professional can interpret current trends, recommend pricing strategies, and market to the right audience, including D.C. and Maryland buyers.
Ready to Sell? Let’s Talk.
The 2025 market in Accomack County is stabilizing after the rapid changes of recent years. Homes are still selling, but strategy matters more than ever.
Whether you’re listing a cottage in Chincoteague, a historic home in Onancock, or a property in Captain’s Cove, I’m here to help you navigate today’s market with confidence.
Reach out for a personalized consultation and discover how to position your home for a successful sale in 2025.
Comments(2)