Published October 19, 2026 in Market Update

More listings are showing up, but Eastern Henrico is not one market

By Mike Boone

Real estate, DOTW + Market Udates: Eastern Henrico

One part of Eastern Henrico added new listings at a strong pace. Another lost nearly half of its new supply compared with a year ago. Those two facts sit in the same county, a few miles apart. Treating them as one market will cost you, as a buyer or a seller.

These numbers cover the three months ending August 31, 2026. The context comes from VAR and the National Association of Realtors, reported as of October 19, 2026.

New listings: three ZIP codes, three stories

VAR reported 28,560 active listings across Virginia at the end of August 2026. Eastern Henrico is contributing to that count, but not evenly.

For buyers, 23231 is where the options grew. For sellers in 23150, the tighter supply means less direct competition, but fewer buyers are showing up there too.

23231: More listings, faster sales

The Real Estate Data Aggregator counted 167 new listings in 23231 in the three months ending August 31, 2026. That is up 22.8% from the same period in 2025. Buyers have more to choose from here than they did a year ago.

The Real Estate Data Aggregator shows 40.5% of 23231 homes went under contract within two weeks of listing. That is up 5.9 points from a year ago. More listings came to market, and buyers still moved quickly. Prices dipped 1%, which is a small shift, not a collapse.

23075: Steady supply, slower pace

New listings in 23075 held flat year over year, the Real Estate Data Aggregator shows. That sounds stable. But homes are taking longer to sell, and fewer are closing above list price.

The median sale price in 23075 rose 8.4% year over year to $270,975, according to the Real Estate Data Aggregator. That is the strongest price gain of the three main ZIP codes here. But the share of homes selling above list fell 21.2 points. Buyers are paying more than they did, but they are negotiating harder than they were.

23150: The tightest supply, the slowest pace

The Real Estate Data Aggregator counted just 59 new listings in 23150, down 42.7% from a year ago. That is a sharp drop. Fewer homes came to market, and homes that did list took longer to sell.

Fewer homes for sale does not always mean faster sales. In 23150, the Real Estate Data Aggregator shows the median days on market stretched to 35 days, 13 days longer than a year ago. Buyers are being selective, even where choices are limited.

How the three ZIP codes compare side by side

What the wider picture adds

Nationally, the National Association of Realtors reported existing-home sales rose 1.5% in September 2026, reaching 3.99 million units. National inventory reached 1.60 million homes. Eastern Henrico's 175 active listings across all four ZIP codes, as counted by the Real Estate Data Aggregator, is a small slice of a market where supply is still limited at every level.

Freddie Mac put the 30-year fixed mortgage rate at 7.40% as of October 15, 2026. That is a 3-year high, confirmed separately by Freddie Mac. Monthly payments are at record levels for many buyers. That affects how many buyers can qualify, which in turn affects how quickly homes move in all three ZIP codes.

What this means for you

If you are buying in Eastern Henrico, 23231 gives you the most options right now. But 40.5% of homes there still went under contract within two weeks, the Real Estate Data Aggregator shows. Do not assume more listings means more time.

If you are selling in 23150, you have less competition. But buyers are taking longer to decide. Pricing precisely matters more when days on market are already stretching to 35.

If you are selling in 23075, the price trend is positive, up 8.4% year over year. The share of homes closing above list, though, fell 21.2 points. Buyers are still paying, but they are not in a rush to bid up.