Published October 19, 2026 in Market Update

One part of Goochland Areas is moving fast despite higher mortgage rates

By Mike Boone

Real estate, DOTW + Market Udates: Goochland Areas

Freddie Mac put the 30-year fixed rate at 7.40% as of October 15, 2026. That is a real cost for buyers. Yet the Real Estate Data Aggregator counted 45 homes sold in ZIP 23103 in the three months ending August 31, 2026. That is up 50% from the same period a year before. Buyers are still moving.

ZIP 23103: The part that is moving fastest

ZIP 23103 is the standout in this market right now. The Real Estate Data Aggregator measured a median of 21 days on market, 2.2 months of supply, and a median sale price of $900,000. That price is up 22.4% from a year before. New listings fell 27.7% from a year ago, so the homes that do come to market face real competition.

In ZIP 23103, 32% of homes went under contract within two weeks of listing, according to the Real Estate Data Aggregator. That is down 28 points from a year ago, so not every home sells instantly. Prep and price still determine who wins.

How the other ZIPs compare

The picture across Goochland Areas is not uniform. Some ZIPs are tight and competitive. Others have more supply and longer waits. The Real Estate Data Aggregator counted 268 homes sold and 248 pending across all 12 ZIPs in the three months ending August 31, 2026.

ZIP 23063: The tightest supply in the market

ZIP 23063 had just 1.2 months of supply, the lowest of any ZIP with meaningful volume. The Real Estate Data Aggregator recorded 31 homes sold, up 47.6% from a year ago. Homes for sale fell 57.1% year over year. The median sale price reached $581,000, up 23.6%. Buyers here face the sharpest competition for available homes.

ZIP 23117: More supply, slower pace

ZIP 23117 tells a different story. The Real Estate Data Aggregator counted 154 homes for sale, up 49.5% from a year ago. Months of supply rose to 6.4, up 3 months year over year. Median days on market was 53, six days longer than a year before. Homes still sold at 99.3% of list on average, but the market there gives buyers more room.

A few smaller ZIPs worth noting

ZIP 23153 had only 7 homes sold, but the Real Estate Data Aggregator recorded a median of just 7 days on market and 42.9% of homes selling above list. ZIP 23065 had 45.5% of homes sell above list and a median of 12 days on market. Both ZIPs had small transaction counts, so read those numbers as directional, not definitive.

ZIP 23039 had only 3 homes sold. The Real Estate Data Aggregator showed 50% sold above list and an average sale-to-list of 108.7%. That is a striking figure, but with 3 sales, one outlier can move it. ZIP 23129 had 1 sale, at 96% of list, with no homes selling above list price. Neither ZIP supports broad conclusions.

What the national picture adds

The National Association of Realtors reported existing-home sales nationally reached 3.99 million units in September 2026. National inventory rose to 1.60 million homes. National existing-home prices were up 1.3% year over year. Locally, ZIP 23103 and ZIP 23063 are running well ahead of that pace on both price growth and sales volume.

The Virginia Association of Realtors reported a statewide median sold price of $449,000 in August 2026, with 8,985 closed sales and 28,560 active listings across Virginia. ZIP 23103 at $900,000 and ZIP 23102 at $902,560 are running at twice the statewide median.

What this means if you are selling

In ZIP 23103 and ZIP 23063, supply is tight and buyers are active. Price it right and present it well, and the data shows real competition. In ZIP 23117, more inventory means buyers have choices. Pricing needs to be sharper there, and days on market will likely be longer.

What this means if you are buying

In the tighter ZIPs, 7.40% rates have not slowed demand enough to remove competition. Clean terms and quick decisions still matter in ZIP 23103 and ZIP 23063. In ZIP 23117, you have more time and more options. Know which ZIP you are shopping in before you decide how to write an offer.