Published October 12, 2026 in Market Update

One part of Goochland Areas is moving fast with very little inventory

By Mike Boone

Real estate, DOTW + Market Udates: Goochland Areas

As of October 12, 2026, the Goochland Areas market is not one story. It is several. One ZIP code is running near empty on inventory. Another has more than six months of supply. Knowing which side your home sits on changes everything about how you price and prepare.

ZIP 23063: the tightest market in this report

The Real Estate Data Aggregator counted 31 homes sold in ZIP 23063 in the three months ending August 31, 2026. That is up 47.6% from the same period in 2025. At the same time, homes for sale fell 57.1% year over year, down to just 12 active listings.

One to two months of supply means buyers have very few choices. The Real Estate Data Aggregator put the median sale price in ZIP 23063 at $581,000, up 23.6% from a year earlier. The average home sold at 103.1% of its list price. Nearly 1 in 3 homes sold above list price.

New listings in ZIP 23063 fell 29.2% year over year. Only 17 new listings came to market in the whole three-month period. Buyers competing for that few homes explains why prices moved as far as they did.

ZIP 23103: strong prices, more homes to choose from

ZIP 23103 also showed real strength. The Real Estate Data Aggregator counted 45 homes sold there, up 50% year over year. The median sale price reached $900,000, up 22.4% from 2025. Homes sold in a median of 21 days, three days faster than the prior year.

In ZIP 23103, 40% of homes sold above list price, up 10 points from a year ago. Still, new listings fell 27.7%. Supply is tighter than it looks because fewer sellers came to market.

ZIP 23102: fewer sales, but buyers are moving quickly

ZIP 23102 had 14 homes sold in the three months ending August 31, 2026, according to the Real Estate Data Aggregator. The median sale price was $902,560. Only 11 homes were for sale at any point during the period. Homes sold in a median of 22 days, and the average sale came in at 100.3% of list price.

Smaller ZIPs: thin volume, but buyers still paying full price

ZIP 23039 had only 3 homes sold in the period, per the Real Estate Data Aggregator. Small sample sizes mean individual sales move the numbers. What stands out: the average sale came in at 108.7% of list price, and half of all homes sold above list. In ZIP 23039, half of homes that listed went under contract within two weeks.

ZIP 23153 recorded 7 homes sold at a median of $600,000. Homes there sold in a median of just 7 days, the fastest of any ZIP in this report. The average sale reached 100.9% of list price, and 42.9% of homes sold above list.

ZIP 23065 had 11 homes sold at a median of $445,000. The median days on market was 12. The Real Estate Data Aggregator found that 45.5% of homes there sold above list price, and 41.7% went under contract within two weeks of listing.

ZIP 23146 and ZIP 23093: more balanced, but not slow

ZIP 23146 had 9 homes sold at a median of $482,500. Supply sat at 3.7 months. The average sale came in at 98.8% of list price, meaning sellers gave a small amount back. Not every home sold at or above asking.

ZIP 23093 is the largest ZIP in this report by volume. The Real Estate Data Aggregator counted 65 homes sold there, up 4.8% year over year. But the median sale price dipped 0.6% to $397,500. Days on market stretched 9 days longer than a year ago, to 40 days. The share of homes that sold above list price fell 23.4 points to 16.9%. Supply dropped to 2.8 months, down from 3.7 months a year ago. The market is tightening, but sellers are working harder for each sale.

ZIP 23117: the one ZIP where supply is rising

ZIP 23117 tells a different story. The Real Estate Data Aggregator counted 74 homes sold, but that is down 19.6% from a year ago. Active listings jumped 49.5% to 154 homes. Supply rose to 6.4 months, up 3 full months from 2025. Median days on market stretched to 53 days, 6 days longer than last year.

Prices did rise: the median sale price in ZIP 23117 reached $525,000, up 14.1% year over year. But with 6.4 months of supply, buyers there have more choices and more time. Sellers need to price carefully.

What the wider market is doing

These local numbers sit inside a broader picture. VAR reported 28,560 active listings across Virginia at the end of August 2026, with 8,985 closed sales statewide that month and a statewide median sold price of $449,000. The National Association of Realtors put the national months' supply at 4.9 months, the highest level in over ten years. Existing-home sales fell 2.0% in August 2026 nationally, though they are up 1.6% year to date through August.

Freddie Mac put the 30-year fixed mortgage rate at 7.40% as of October 8, 2026. The 15-year fixed averaged 6.73%. Rates at that level raise the monthly cost of every purchase. That matters for buyers in every ZIP in this report.

Realtor.com reported active listings nationally were up 6.7% from a year ago as of October 8, 2026. That is the fastest pace of growth since February. Locally, several ZIPs in this report moved in the opposite direction, with listings falling sharply.

The full picture across Goochland Areas

Across all 12 ZIP codes in this report, the Real Estate Data Aggregator counted 268 homes sold and 248 pending sales in the three months ending August 31, 2026. That pending number suggests activity will continue into the fall.