Published October 5, 2026 in Market Update

One part of this market is still moving much faster than another

By Mike Boone

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

The National Association of Realtors put national supply at 4.9 months, the highest in over ten years. In Bon Air and North Chesterfield, the Real Estate Data Aggregator counted supply as low as 1.1 months. That gap is the whole story.

These numbers cover the three months ending July 31, 2026. They are not averages for the year, and they are not the same across every street.

Supply: how tight is each ZIP?

Even 2.1 months in ZIP 23832 is well below what most economists call a balanced market. But the difference between 1.1 and 2.1 months changes what you should do as a buyer or a seller.

Speed: how fast are homes going under contract?

In ZIP 23235, the Real Estate Data Aggregator found the median home went under contract in 9 days. That is 5 days shorter than the same period a year ago. More than half of homes there sold above list price.

ZIP 23832 tells a different story. The Real Estate Data Aggregator counted a median of 25 days on market, 10 days longer than a year ago. Only 35.5% of homes sold above list price, down 9.7 points from a year before.

Prices: where do they stand?

ZIP 23235 and ZIP 23832 both saw median prices rise from a year ago, according to the Real Estate Data Aggregator. ZIP 23236 dipped 3.3%. That dip is worth watching, but sales volume there rose 13.5%, the strongest volume gain of the three ZIPs.

Activity across all three ZIPs combined

More listings came to market, but fewer homes are sitting available. The Real Estate Data Aggregator counted 516 new listings across the three ZIPs, up 8.2%. Yet active inventory fell 5.9%. Homes are being absorbed.

What rates mean for buyers right now

Freddie Mac put the 30-year fixed rate at 7.28% as of October 1, 2026. The 15-year fixed came in at 6.60%. Realtor.com noted rates crossed 7% in late September for the first time since January 2025. That adds to the cost of every offer.

In a ZIP like 23235, where the Real Estate Data Aggregator found homes averaging 102.8% of list price, buyers are still competing despite those rates. In ZIP 23832, where homes averaged 99.9% of list, there is more room to negotiate.

What this means if you are selling

In ZIP 23235, the Real Estate Data Aggregator found 61.1% of homes went under contract within two weeks. Pricing at or just under market tends to draw multiple offers quickly. Overpricing in a 9-day market is the one thing that slows a sale down.

In ZIP 23832, 37% of homes went under contract within two weeks, down 8.1 points from a year ago. Sellers there have less margin for an aggressive list price. Condition and presentation matter more when buyers have a few more days to look around.

What this means if you are buying

In ZIP 23235, more than half of homes sold above list. Having financing confirmed and an offer ready before you tour is not optional. In ZIP 23832, the Real Estate Data Aggregator counted 136 homes for sale and a median of 25 days on market. You have a little more time, but inventory is still tight by any national measure.