Published October 26, 2026 in Market Update

Some parts of Western Henrico are easing, while others still move at full speed

By Mike Boone

Real estate, DOTW + Market Udates: Western Henrico

Freddie Mac put the 30-year fixed rate at 7.32% as of October 22, 2026. That is the backdrop for every decision buyers and sellers are making right now. Even so, Western Henrico did not move as one market this summer. The numbers from the Real Estate Data Aggregator tell two very different stories depending on which ZIP code you are in.

The speed gap is the number that matters most

The Real Estate Data Aggregator counted 61.3% of homes in 23226 going under contract within two weeks of listing. In 23238, that share was 40.5%. That 20-point gap is not a small difference. It changes how a seller should price and how a buyer should prepare.

23226 and 23229: still moving fast

In 23226, the Real Estate Data Aggregator recorded a median sale price of $650,000, with homes selling at an average of 105.7% of list price. More than half of all homes, 55.9%, sold above asking. Pending sales were up 49.3% from the same three months in 2025. Supply sat at just 0.7 months. Buyers here are competing hard.

The median price in 23226 did slip 5.9% from a year earlier. More homes came to market, up 35.7% in new listings. So while the pace stayed intense, sellers cannot assume any price will fly. Precision still matters.

In 23229, the Real Estate Data Aggregator counted 157 homes sold, up 28.7% from a year ago. The median sale price reached $544,500, up 12.8%. Homes sat on the market a median of just 11 days. Supply was also 0.7 months. Nearly 6 in 10 homes went under contract within two weeks.

23233 and 23238: more inventory, more time

The Short Pump area ZIP code 23233 tells a different story. The Real Estate Data Aggregator counted 83 homes for sale there, up 29.7% from a year ago. Median days on market stretched to 23 days, 11 days longer than the same period in 2025. The sale-to-list ratio slipped to 100.3%. Homes still sold above asking on average, but the margin thinned.

The share of homes selling above list price in 23233 dropped 8.3 points from a year ago, to 40.9%. That is not a collapsed market. But it is a market where overpricing has a cost. Sellers who price carefully still closed at a median of $555,950, up 6.9% from 2025.

In 23238, the Real Estate Data Aggregator counted 95 homes sold, down 24% from a year ago. Pending sales fell 25.7%. The share of homes that sold above list price dropped 6.7 points to 45.3%. Supply ticked up to 1.4 months. This ZIP is easing more than any other in the group.

The more affordable ZIPs: 23294, 23228, 23227, and 23230

In 23294, the Real Estate Data Aggregator put the median sale price at $366,000, up 4.6%. Homes sold quickly: a median of 14 days, and 55.6% went under contract within two weeks. Sales volume was up 33.3%. This ZIP punched above its weight in activity.

In 23228, 122 homes sold, up 16.2%, at a median of $350,000. The share selling above list rose 7.8 points to 40.2%. But the two-week contract rate slipped 8 points to 49.6%, and days on market stretched 2 days longer. More homes are coming to market there, up 12.1% in new listings.

In 23227, the Real Estate Data Aggregator recorded a median of $385,000, up 2.7%, but the sale-to-list ratio slipped to 98.8%, meaning the average home there sold below its asking price. New listings fell 24.7% and homes sold fell 15.4%. Less supply, but also less demand.

In 23230, 45 homes sold at a median of $500,000, up 1.4%. The share selling above list dropped 16.7 points to 33.3%. Months of supply rose to 2 months, the highest in this group. Homes still went under contract in a median of 11 days, but buyers had more room to negotiate than a year ago.

What the national picture adds

The National Association of Realtors reported existing-home sales nationally reached 3.99 million units in September 2026, with inventory at 1.60 million homes and prices up 1.3% from a year earlier. Virginia as a whole had 30,001 active listings by the end of September 2026, with a statewide median sale price of $420,000, according to the Virginia Association of Realtors. Western Henrico's medians in most ZIPs sit above that state figure.

Freddie Mac put the 30-year fixed rate at 7.32% as of October 22, 2026. Realtor.com reported a current average of 7.40% around the same date. At those levels, monthly payments on a $500,000 home are meaningfully higher than two years ago. That is part of why some ZIPs are seeing buyers take more time.

One street can read very differently from the ZIP code around it. If you want to know where your home or a home you are watching sits within these numbers, reach out directly.