Published October 5, 2026 in Market Update

Western Henrico is still tighter than the national market

By Mike Boone

Real estate, DOTW + Market Udates: Western Henrico

The National Association of Realtors reported 4.9 months of supply nationally, the highest in over ten years. In Western Henrico, the Real Estate Data Aggregator counted supply ranging from 0.6 to 2.1 months for the three months ending July 31, 2026. That gap is the story. Buyers have less room to wait. Owners with well-prepared listings faced limited competition in most of these ZIP codes.

Not every ZIP reads the same. Here is what the Real Estate Data Aggregator counted, ZIP by ZIP, for the three months ending July 31, 2026.

23229: The tightest market in the group

The Real Estate Data Aggregator counted 167 homes sold in 23229, up 27.5% from the same three months in 2025. Only 34 homes were for sale, down 22.7% from a year before. Supply sat at 0.6 months. The median sale price was $554,500, up 12.6% year over year. The typical home sold in 10 days. Nearly 3 in 5 homes sold above list price.

23226: Prices held near $680,000, competition sharpened

The Real Estate Data Aggregator counted 110 homes sold in 23226, up 13.4% year over year. The median sale price was $680,000, essentially flat, up just 0.1%. Even so, the average sale-to-list ratio rose to 107.4%, up 3.5 points. More than 3 in 5 homes sold above list price. Supply was 0.7 months. Inventory was up 47.1%, but from a very low base: only 25 homes were for sale.

23238 and 23233: More room, but still tight

Both ZIP codes sat at 1.2 months of supply, per the Real Estate Data Aggregator. In 23238, the median sale price was $525,000, up 1% year over year. About half of homes sold above list price, though that share was down 4.3 points from a year ago. In 23233, the median was $550,000, up 2.8%. Days on market rose 5 days to 16. The share selling above list fell 8.2 points to 42.5%. Supply tightened in both, but buyers had a little more time than in 23229 or 23226.

23294, 23228 and 23227: Lower price points, still moving fast

These three ZIP codes cover a lower price range. The Real Estate Data Aggregator put the median sale price at $370,000 in 23294, $352,500 in 23228 and $391,500 in 23227. Supply was 1.0 month in 23294, 1.2 months in 23228 and 1.1 months in 23227. In 23294, nearly two thirds of homes went under contract within two weeks of listing. In 23227, inventory fell 40% year over year, the sharpest drop in the group. Prices in 23294 and 23227 dipped slightly, down 1.1% and 0.9% respectively. That is a small move, not a trend.

23230: The loosest market in the group, and still tight

The Real Estate Data Aggregator counted 49 homes sold in 23230, with 2.1 months of supply. That is the highest in Western Henrico, and still far below the 4.9-month national figure the National Association of Realtors reported. The median sale price was $507,605, up 2.5% year over year. About 35% of homes sold above list price, down 16.5 points from a year ago. That shift is worth noting if you are pricing here. More than half of homes still went under contract within two weeks.

One more thing: mortgage rates crossed 7% again

Freddie Mac put the average 30-year fixed rate at 7.28% as of October 1, 2026. The 15-year averaged 6.60%. Realtor.com reported that rates crossed 7% in late September for the first time since January 2025. That affects what buyers can afford. It does not change how little supply exists in most of these ZIP codes, but it does shape how many buyers are actively looking.