Published October 5, 2026 in Market Update

One part of Goochland Areas is still moving fast despite rates above 7%

By Mike Boone

Real estate, DOTW + Market Udates: Goochland Areas

Freddie Mac put the 30-year fixed rate at 7.28% as of October 1, 2026. That is the backdrop for everything below. Rates crossing 7% again, as Realtor.com reported on October 1, 2026, is slowing activity in many markets. But the three months ending July 31, 2026 told a different story in at least one part of Goochland Areas.

ZIP 23103: the standout

The Real Estate Data Aggregator counted 55 homes sold in ZIP 23103 in the three months ending July 31, 2026. That is up 120% from the same period a year before. New listings fell 29.6% over the same stretch. Less supply, more sales: that combination pushed the numbers in one direction.

Nearly half of homes in ZIP 23103 sold above list price, according to the Real Estate Data Aggregator. The average sale closed at 104.5% of list. For sellers, that means a well-priced home here is not just selling: it is drawing competition. For buyers, 15 days is a short window to decide and write a tight offer.

The wider picture: not every ZIP reads the same

The Real Estate Data Aggregator counted 281 homes sold across all Goochland Areas ZIPs combined in the three months ending July 31, 2026. The activity is real. But the numbers split sharply by ZIP.

ZIP 23063 averaged 100% of list price, according to the Real Estate Data Aggregator. That is clean pricing. But the share of homes sold above list fell 8.9 points year over year, and the share going under contract within two weeks dropped 15.6 points. More time, less urgency than a year ago.

ZIP 23146 shows a split signal. The Real Estate Data Aggregator found the median sale price up 5.4% year over year, and 44.4% of homes went under contract within two weeks. But homes sold fell 41.2%, days on market grew 9 days longer, and months of supply rose 1.5 months. Sellers here are getting decent prices, but the pace has cooled.

The lower-priced ZIPs

ZIP 23065 had 62.5% of its homes sell above list price, the highest share of any ZIP with a reported median, according to the Real Estate Data Aggregator. Its median was $415,500. But months of supply sat at 5 months, the highest of any ZIP in this group with a full data set. That combination, strong individual sale prices but slow overall pace, tells you pricing matters a lot at this level.

ZIP 23117 carried 6.8 months of supply and a median of 50 days on market, according to the Real Estate Data Aggregator. Inventory there rose 36.8% year over year. The National Association of Realtors reported 4.9 months of supply nationally, the highest in over ten years. ZIP 23117 is running well above that.

ZIP 23093 sold 73 homes in the period, the most of any single ZIP, per the Real Estate Data Aggregator. Median price dipped 2.5% year over year to $390,000. The share selling above list fell 15.8 points. More volume, softer per-home results: a market working through more inventory.

Rates are the backdrop for all of it

Freddie Mac reported the 15-year fixed rate at 6.60% as of October 1, 2026. The Federal Housing Finance Agency reported U.S. house prices rose 2.6% from July 2025 to July 2026. Nationally, the picture is mixed. Realtor.com reported active listings up 6.3% from a year ago. The National Association of Realtors reported existing-home sales down 2.0% month over month in August 2026, though up 1.6% year-to-date through the first eight months of 2026.

Goochland Areas is not one market. ZIP 23103 is moving at a pace that most of the country is not seeing right now. Other ZIPs here are closer to the national pattern: more supply, more days, buyers with a little more room to breathe.