Published October 12, 2026 in Market Update

One part of this market is moving much faster than another

By Mike Boone

Real estate, DOTW + Market Udates: Bon Air + N Chesterfield

These numbers cover the three months ending August 31, 2026, for Bon Air and North Chesterfield: ZIP codes 23235, 23236 and 23832. The Real Estate Data Aggregator counted 436 homes sold across all three ZIPs combined, up 2.1% from the same period a year ago.

The National Association of Realtors put U.S. supply at 4.9 months, the highest level in over ten years. Every ZIP in this market sits well below that. But they are not equal, and that difference is the whole story.

Supply: where each ZIP stands

ZIP 23235 had 1.2 months of supply, according to the Real Estate Data Aggregator. ZIP 23236 had 1.5 months. ZIP 23832 had 2.4 months. All three are well below the national figure, but 23832 has twice the supply of 23235. That changes what sellers can expect and what buyers will face.

Speed: how fast homes moved

In ZIP 23235, the Real Estate Data Aggregator recorded a median of 10 days on market. That is 5 days shorter than the same period in 2025. Half of all homes there sold above list price. The average sale came in at 101.8% of list.

ZIP 23236 sat in the middle. Median days on market were 15, up 3 days from a year ago. Even so, 50.8% of homes went under contract within two weeks of listing, up 3.1 points from 2025. The Real Estate Data Aggregator counted 116 homes sold, up 28.9% year over year.

ZIP 23832 tells a different story. The Real Estate Data Aggregator put median days on market at 25, up 8 days from a year ago. The sale-to-list ratio slipped to 99.8%, down 1.3 points. Only 31.9% of homes sold above list, down 9.5 points. Homes are still selling, but sellers are working harder for each offer.

Prices held up across all three ZIPs

Prices moved up in all three ZIPs compared with the same period in 2025. The Virginia Association of Realtors reported a statewide median sold price of $449,000 in August 2026. ZIP 23235 is right at that mark. ZIP 23832 is close behind, despite its slower pace.

Inventory and new listings

The Real Estate Data Aggregator counted 250 homes for sale across the three ZIPs combined, down 9.4% from a year ago. New listings across all three came to 463, up 3.3% from 2025. More homes are coming to market, but total inventory is still falling. Buyers have more new choices each week, yet overall supply stays thin.

ZIP 23832 had 140 homes for sale, down 18.6% from a year ago. That sounds like tightening supply. But 182 homes sold there in the same period, and days on market rose 8 days. More inventory is entering from new listings, and buyers are taking longer to decide. Both things can be true at once.

The rate environment

Freddie Mac reported the 30-year fixed rate averaged 7.40% as of October 8, 2026. The 15-year fixed averaged 6.73%. Rates above 7% slow decisions for some buyers. That pressure shows up more in ZIP 23832, where homes are taking longer to sell.

What this means by ZIP

Nationally, the National Association of Realtors reported existing-home sales fell 2.0% month over month in August 2026. Year-to-date through the first eight months of 2026, sales were still up 1.6%. The local picture in these three ZIPs held up better than the national trend, but ZIP 23832 is the one to watch.