Published October 26, 2026 in Market Update

Near West End inventory is still tight, even as more listings hit the market

By Mike Boone

Real estate, DOTW + Market Udates: Richmond City + Near West End

Nationally, Realtor.com counted 7.7% more homes for sale than a year ago. In the Near West End, the picture is different. The Real Estate Data Aggregator counted just 0.7 months of supply in ZIP 23226 and 0.9 months in ZIP 23221 for the three months ending August 31, 2026. More listings are arriving. Buyers are still running out of choices quickly.

The two Near West End ZIP codes, side by side

More listings in 23226, still not enough

The Real Estate Data Aggregator counted 95 new listings in ZIP 23226 for the three months ending August 31, 2026. That is up 35.7% from the same period in 2025. Yet months of supply fell to 0.7, down 0.3 months from a year before. Pending sales rose 49.3% year over year. Listings are arriving and going under contract almost immediately.

23221 is even tighter, with fewer new listings coming in

In ZIP 23221, the Real Estate Data Aggregator counted 62 new listings for the three months ending August 31, 2026. That is only up 3.3% from a year before. Supply fell to 0.9 months, down 0.4 months from 2025. Homes for sale dropped 32.1% year over year. The median days on market was 9 days, 7 days shorter than the same period last year.

What this means if you own a home here

In ZIP 23226, the Real Estate Data Aggregator shows 55.9% of homes sold above list price in the three months ending August 31, 2026. In ZIP 23221, that share was 60%, up 23.1 points from a year before. The average sale-to-list ratio in 23226 was 105.7%. In 23221 it was 103.8%, up 2 points from 2025. A well-prepared listing in either ZIP code is landing strong terms.

What this means if you are buying here

In ZIP 23226, 61.3% of homes went under contract within two weeks of listing. That is up 7.8 points from the same period in 2025. In ZIP 23221, 46.7% did the same. Nationally, Realtor.com reports homes for sale rose 7.7% year over year. The Near West End is not following that trend. There is more choice than a year ago in 23226, but not much room to wait in either ZIP code.

Rates are a factor too

Freddie Mac put the 30-year fixed rate at 7.32% as of October 22, 2026. The 15-year fixed averaged 6.68% the same week. Those rates shape what buyers can afford. In a market with under one month of supply, buyers who are ready to move have a real edge over those who are not.

These numbers cover the whole ZIP code. One block or one street can read very differently from the ZIP as a whole. If you want to know what the data says about your specific address, text me.