Published October 26, 2026 in Market Update

One part of Glen Allen is much tighter than the other

By Mike Boone

Real estate, DOTW + Market Udates: Glen Allen

Glen Allen has two ZIP codes: 23059 and 23060. The Real Estate Data Aggregator counted homes in both for the three months ending August 31, 2026. The numbers tell two different stories.

ZIP 23060: less inventory, more competition

The Real Estate Data Aggregator counted 71 homes for sale in 23060 during those three months. That is down 26.8% from the same period in 2025. Supply fell to 1.6 months. Sellers here held firm: 41% of homes sold above list price, barely changed from a year ago.

In 23060, nearly 3 in 10 new listings went under contract within two weeks. Actually, 42.1% did. Buyers in this ZIP need to move quickly and price carefully.

ZIP 23059: more room, but prices still climbed

The Real Estate Data Aggregator counted 146 homes for sale in 23059, up 52.1% from a year ago. Supply sits at 2.8 months. More choices for buyers. But the median sale price rose 5.2% to $578,750. Sellers still got strong prices, even as the field got more crowded.

With 32.1% of homes selling above list in 23059, competition is real but not as sharp as in 23060. Sellers who price well still win. Buyers have a little more time to think.

The broader picture

VAR reported that Virginia's median sales price held at $420,000 in September, unchanged from a year ago. Both Glen Allen ZIPs sit well above that figure. VAR also reported that active listings across Virginia rose 20.4% by end of September, reaching 30,001 homes. The pattern of rising inventory showing up in 23059 fits that statewide direction.

Freddie Mac put the average 30-year fixed mortgage rate at 7.32% as of October 22, 2026. VAR reported the Virginia average at 7.4% in the second week of October. Rates at that level shape what buyers can afford, and that pressure lands differently in a $435,000 market than in a $578,750 one.

What this means for you

If you are selling in 23060, inventory is lean and buyers are moving fast. Pricing to the market still matters: the sale-to-list average was 100.1%, per the Real Estate Data Aggregator. There is little room to pad the price and hope.

If you are selling in 23059, you have more competition. The Real Estate Data Aggregator counted 222 new listings in that ZIP over those three months, up 36.2% from a year ago. Condition and pricing will separate your home from the crowd.

If you are buying in 23060, 42.1% of homes went under contract within two weeks. That is the pace you are working against. In 23059, 34.4% did. Still fast, but a buyer has a bit more room to review and decide.

These are ZIP-level numbers. One street can read very differently from the ZIP as a whole. If your home is in Glen Allen, the ZIP average may not tell the full story of your specific block or neighborhood.