Published October 19, 2026 in Market Update

Near West End inventory is still tight even as Virginia listings rise

By Mike Boone

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

These numbers cover the three months ending August 31, 2026. VAR reported 28,560 active listings across Virginia at the end of August 2026. That sounds like more room to breathe. In parts of the Near West End, it is not.

The Real Estate Data Aggregator counted just 0.7 months of supply in ZIP 23226 and 0.9 months in ZIP 23221. At that level, a well-priced home does not sit. For buyers, fewer options means less time to think.

Months of supply: Near West End ZIP by ZIP

ZIP 23226: the tightest corner of the market

The Real Estate Data Aggregator recorded 102 homes sold in 23226 in the three months ending August 31, 2026. That is up 20% from the same period a year before. Homes for sale fell 14.8% over the same stretch. Supply dropped to 0.7 months.

The result: the Real Estate Data Aggregator shows an average sale price of 105.7% of list in 23226. More than half of homes, 55.9%, sold above asking. Nearly 3 in 5 went under contract within two weeks of listing.

The median sale price in 23226 was $650,000, down 5.9% from a year before. That dip in price alongside a rising sale-to-list ratio tells a specific story: sellers who priced accurately still collected offers above asking. Those who reached too high left money on the table.

ZIP 23221: nearly as tight, and moving faster

The Real Estate Data Aggregator counted 65 homes sold in 23221 in the three months ending August 31, 2026. Volume was flat year over year. But homes for sale fell 32.1%, pushing supply to 0.9 months.

The Real Estate Data Aggregator put the average sale price at 103.8% of list in 23221. Sixty percent of homes sold above asking, up 23.1 points from a year before. The median was 9 days on market, 7 days shorter than the same period in 2025.

The rest of the Near West End: still lean, but more room

ZIP 23230 had 2.0 months of supply, per the Real Estate Data Aggregator. The median sale price was $500,000, up 1.4% year over year. The average sale price came in at 101.1% of list. Homes for sale edged up 3.6%, so buyers here have slightly more options than in 23226 or 23221.

ZIP 23220 sat at 2.1 months of supply. The Real Estate Data Aggregator recorded a median sale price of $590,000, up 21.6% year over year. That is the largest price gain in this group. Nearly half of homes, 47.6%, went under contract within two weeks.

ZIP 23225 had 1.0 month of supply, down 0.7 months from a year before. The Real Estate Data Aggregator showed 57.3% of homes going under contract within two weeks. The median sale price was $428,000, down 8% year over year. More homes sold, fewer were listed, and the pace picked up.

The wider picture: Virginia and national context

VAR reported 28,560 active listings across Virginia at the end of August 2026. Statewide closed sales in August 2026 reached 8,985, with a median sold price of $449,000, according to VAR.

The National Association of Realtors reported that existing-home sales rose 1.5% in September 2026, reaching 3.99 million units. National inventory rose to 1.60 million homes. More supply nationally has not translated to more supply in the tightest Near West End ZIP codes.

Freddie Mac put the 30-year fixed rate at 7.40% as of October 15, 2026. That rate shapes what buyers can afford. It also keeps some current owners from listing, which helps explain why inventory in places like 23226 and 23221 remains so thin.