Published October 5, 2026 in Market Update

Eastern Henrico has more listings than last year, but supply is still tight

By Mike Boone

Real estate, DOTW + Market Udates: Eastern Henrico

The headline number for Eastern Henrico is this: the Real Estate Data Aggregator counted just 172 homes for sale across ZIPs 23075, 23150, 23231 and 23250 in the three months ending July 31, 2026. More listings than some recent periods, but still a thin market. Buyers have a few more options. Sellers still need to price carefully, because buyers are paying attention.

To put that in perspective: The Wall Street Journal reported on October 1, 2026 that billionaire Chris Rokos sold his mansion in Manalapan, Florida for $83.2 million. That is one transaction. Eastern Henrico's entire market had 172 homes for sale and 265 new listings across the same period, per the Real Estate Data Aggregator. Supply here is measured in hundreds of homes, not hundreds of millions of dollars, and every listing counts.

Mortgage rates add pressure on both sides. Freddie Mac put the 30-year fixed rate at 7.28% as of October 1, 2026. Realtor.com noted that rates crossed 7% in late September for the first time since January 2025. That affects how many buyers can qualify, and how aggressively they can compete.

Each ZIP reads differently

These four ZIP codes are not the same market. The numbers below show why that matters. The data covers the three months ending July 31, 2026, from the Real Estate Data Aggregator.

ZIP 23075: more homes, but still moving fast

The Real Estate Data Aggregator counted 27 homes for sale in 23075, up 50% from the same period a year ago. That sounds like a lot more choice. But the median days on market was just 15 days, only one day longer than last year. Nearly half of homes, 48.7%, went under contract within two weeks of listing. Prices held: the median sale price was $255,000, up 0.8% year over year.

One shift worth noting: 26.2% of homes sold above list price in 23075, down 20 points from a year ago. The market is still competitive, but sellers can no longer count on a bidding war.

ZIP 23150: prices up, but homes are taking longer

The Real Estate Data Aggregator put the median sale price in 23150 at $336,675, up 10% from a year ago. That is a meaningful gain. But homes took a median of 29 days to sell, 18 days longer than the same period last year. New listings dropped 42% year over year, to 58. Fewer homes came to market, and the ones that did took more time to find a buyer.

The sale-to-list ratio in 23150 was 99.1%, up slightly. Homes sold close to asking price. But with 30.2% going under contract within two weeks, down 16 points year over year, buyers have more time to decide than they did a year ago.

ZIP 23231: the most active part of the market

The Real Estate Data Aggregator counted 131 homes sold in 23231, the highest volume of the three main ZIP codes. The median sale price was $366,000, up 2.4%. Homes sold in a median of 14 days, nine days faster than a year ago. The sale-to-list ratio reached 100.6%, meaning the average home sold above its asking price.

Nearly 4 in 10 homes in 23231 sold above list price, 39.7%, up 4.5 points from a year ago. That is the strongest above-list performance of any ZIP in this market. Buyers competing here should expect that pricing at list does not always mean buying at list.

What the national picture adds

The National Association of Realtors reported 4.9 months of supply nationally, its highest level in over ten years. Eastern Henrico's three ZIP codes all sit at 2 to 2.4 months. This market is tighter than the national average. The Federal Housing Finance Agency reported U.S. house prices up 2.1% year over year between the second quarter of 2025 and the second quarter of 2026. Local price moves in Eastern Henrico ranged from 0.8% in 23075 to 10% in 23150, per the Real Estate Data Aggregator.

Rates at 7.28% change the math for buyers

Freddie Mac put the 30-year fixed rate at 7.28% as of October 1, 2026. The 15-year fixed averaged 6.60%. Realtor.com noted that rates crossed 7% in late September for the first time since January 2025. Higher rates reduce what buyers can afford. In a market already short on supply, that can mean fewer competing offers, but also fewer qualified buyers.