More listings are showing up, but Western Henrico is not one market
One number tells the whole story: the Real Estate Data Aggregator counted 1.7 months of supply in 23233 and 0.7 months in 23229 and 23226, all in the same metro, at the same time. That gap changes what buyers should expect and what sellers should plan for.
These numbers cover the three months ending August 31, 2026. The National Association of Realtors reported U.S. inventory at 1.60 million homes in September 2026. Western Henrico is tighter than that national picture in most ZIP codes, but not all of them.
Supply by ZIP code: not the same story
23229 and 23226 each held 0.7 months of supply, per the Real Estate Data Aggregator. Both tightened from a year before. In 23229, supply fell 0.3 months year over year. In 23226, it also fell 0.3 months.
23233 is the other end of that range. The Real Estate Data Aggregator counted 1.7 months of supply there, with homes for sale up 29.7% from a year ago. More listings showed up, and homes are taking longer to sell: median days on market rose 11 days year over year to 23 days.
What that means for buyers
In 23233, buyers have more options and more time. The Real Estate Data Aggregator found that 40.9% of homes sold above list price there, down 8.3 points from a year ago. The sale-to-list ratio was 100.3%.
In 23226, the picture is different. The Real Estate Data Aggregator counted 55.9% of homes selling above list price, with a sale-to-list ratio of 105.7%, up 2.9 points year over year. Nearly 3 in 5 homes went under contract within two weeks.
In 23229, the Real Estate Data Aggregator found 53.5% of homes sold above list price. The median sale price was $544,500, up 12.8% from the same period in 2025. Homes went under contract in a median of 11 days.
What that means for sellers
Sellers in 23229 and 23226 face less direct competition. Homes for sale in 23226 fell 14.8% year over year, per the Real Estate Data Aggregator. In 23229, homes for sale fell 5%.
Sellers in 23233 are working in a different environment. More listings, slower pace, and a sale-to-list ratio that slipped 0.9 points. That does not mean homes are not selling: the Real Estate Data Aggregator counted 149 closed sales there, up 24.2% from a year ago.
23230 had the most supply of any ZIP here: 2.0 months, up 0.3 months year over year. The Real Estate Data Aggregator counted 33.3% of homes selling above list price, down 16.7 points from a year ago. Fewer homes sold, and fewer went under contract.
A ZIP-by-ZIP look at price and speed
| 23226 | 23229 | 23233 | 23238 | |
|---|---|---|---|---|
| Median sale price | $650,000 | $544,500 | $555,950 | $510,000 |
| Median days on market | 12 | 11 | 23 | 13 |
| Sale to list | 105.7% | 103.8% | 100.3% | 102% |
| Sold above list | 55.9% | 53.5% | 40.9% | 45.3% |
| Months of supply | 0.7 | 0.7 | 1.7 | 1.4 |
The broader context
The National Association of Realtors reported existing-home prices up 1.3% nationally in September 2026. Virginia's statewide median sold price in August 2026 was $449,000, according to VAR. Every ZIP code covered here closed above that statewide figure.
Freddie Mac put the 30-year fixed rate at 7.40% as of October 15, 2026. That rate is part of why buyers are being selective. In ZIP codes with more supply, pricing precision matters more than it did a year ago.
The lower-priced ZIP codes
23228 and 23227 sit at the lower end of the price range here. The Real Estate Data Aggregator put the median sale price in 23228 at $350,000, up 2.2% year over year. In 23227, it was $385,000, up 2.7%.
Both had more homes for sale than a year ago in 23228, up 14.6%. In 23227, homes for sale fell 28.6%, and new listings dropped 24.7%. That tightening pushed supply down 0.3 months in 23227, to 1.4 months.
23294 had the lowest median price of any ZIP here: $366,000, up 4.6% year over year per the Real Estate Data Aggregator. Supply there was 1.2 months. More than half of homes went under contract within two weeks, at 55.6%.
One ZIP does not tell you about the next one
The gap between 0.7 months and 2.0 months of supply is large. A seller in 23229 is in a different position than a seller in 23230, even though both are in western Henrico.
One street can read differently from the whole ZIP code. A neighborhood with older inventory or a different price point may behave differently than the ZIP-level numbers suggest.
- Western Henrico is not one market.
- The Real Estate Data Aggregator counted supply ranging from 0.7 months in 23229 and 23226 to 2.0 months in 23230, for the three months ending August 31, 2026. Buyers have more room in some ZIP codes.
- Sellers in the tighter ones still face less direct competition.
- Knowing which side of that line your home sits on changes the strategy.
Your next step
(804) 409-8655Text me your address and I will send back where your western Henrico home sits on the supply range the Real Estate Data Aggregator measured, and what that means for your price and timeline. Takes a day, costs nothing.
Text me- Real Estate Data Aggregator numbers for ZIPs 23229, 23226, 23238, 23233, 23294, 23228, 23227 and 23230, the three months ending August 31, 2026, compared with the same months of 2025. Real Estate Data Aggregator last updated them on Oct 7, 2026.
- VAR: Key Takeaways: August 2026 Virginia Home Sales Report - Virginia REALTORS®, Sep 23, 2026
- Freddie Mac: Mortgage Rates, read Oct 19, 2026
- National Association of Realtors: Existing-Home Sales, read Oct 19, 2026
- Redfin: Housing Market Update: Asking Prices Fall For the First Time Since March, Oct 15, 2026
- Redfin: Home Sellers Now Outnumber Buyers By 63%, the Biggest Gap Since the Post-Recession Housing Crash, Oct 14, 2026
- No Real Estate Data Aggregator numbers for 23173, so this part is from websites alone.