Henrico County Real Estate Market Report – Week of July 22, 2026: Inventory, Prices & Trends
A neighborhood-by-neighborhood look at inventory, pricing, and buyer demand across Short Pump, Glen Allen, Tuckahoe, and Varina.
Henrico County’s housing market in late July 2026 remains a seller-favored market with a countywide median sale price of $412,000, an average of 16 days on market, and roughly 2.1 months of supply. Buyers researching “Henrico County home prices,” “Short Pump real estate market,” or “how competitive is Glen Allen housing” will find that West End neighborhoods near Short Pump Town Center remain the tightest, while Varina in eastern Henrico offers more affordable, slower-moving inventory. Sellers asking about home values near Godwin High School, Deep Run High School, or the West Creek corporate corridor can compare current data below. This report, compiled by the Mission Realty Team from active Henrico listings, covers inventory counts, median prices by area, days-on-market trends, and where buyer competition is strongest heading into August.
Table of Contents
- How Much Housing Inventory Does Henrico County Have This Week?
- What Are Home Prices Like in Short Pump and Glen Allen?
- How Long Are Homes Taking to Sell Across Henrico?
- Buyer vs. Seller Conditions: Where Does Henrico Stand?
- Tuckahoe and Varina: Two Very Different Henrico Markets
- What Should Henrico Buyers and Sellers Expect This Fall?
- FAQ: Henrico County Real Estate Questions
Henrico County’s real estate market remains one of the most active in the Richmond metro this week, driven by continued job growth at Capital One’s West Creek campus, Markel’s downtown-adjacent operations, and steady relocation demand into the Short Pump and Glen Allen school zones. The countywide median sale price stands at $412,000, up 5.3% from $391,300 a year ago, while homes are averaging just 16 days on market, among the fastest paces anywhere in the metro.
Inventory countywide sits at 587 active listings, translating to roughly 2.1 months of supply, tighter than both the City of Richmond and the broader metro average. That tightness is concentrated in western Henrico; Short Pump (23233) and Glen Allen (23060) together account for less than 40% of countywide listings but consistently draw the most showings and the fastest contract times.
Eastern Henrico, particularly Varina (23231), tells a different story, with more available inventory, longer average marketing times, and prices running well below the West End. That East-West divide is one of the defining features of the Henrico market in 2026, and it shapes very different strategies for buyers and sellers depending on which side of I-95 they’re targeting.
How Much Housing Inventory Does Henrico County Have This Week?
Henrico County currently has 587 active residential listings, up about 9% from this time last year but still well below the 900-plus listings typical of a fully balanced market. Months of supply sits around 2.1, meaning the market would theoretically sell out of current inventory in just over two months at the present sales pace if no new listings arrived.
Short Pump and the broader West End (23233) have the most new listing activity this month, with 74 new homes hitting the market in the past 30 days, largely driven by move-up buyers trading up within the Short Pump Town Center and River Mill corridor. Glen Allen (23060) follows closely, buoyed by continued single-family construction in newer sections near Wyndham and Twin Hickory.
Tuckahoe (23238), one of Henrico’s most established West End submarkets along River Road, remains among the tightest pockets countywide, frequently showing fewer than 40 active listings at any given time due to limited new construction and low seller turnover.
What Are Home Prices Like in Short Pump and Glen Allen?
Short Pump’s median sale price has climbed to $478,000 this week, reflecting continued demand for newer construction near Short Pump Town Center, West Broad Street retail, and the Innsbrook corporate park. Glen Allen, slightly more affordable at a median of $445,000, continues to attract families targeting the Deep Run High School and Godwin High School attendance zones.
Price per square foot in Short Pump averages $232, among the highest in the county, driven by a steady pipeline of newer four- and five-bedroom homes in neighborhoods like Wellesley and West Grove. Glen Allen runs slightly lower at $211 per square foot, with strong demand in established neighborhoods like Wyndham and Twin Hickory Lake.
Tuckahoe, anchored by River Road and Three Chopt Road, commands the county’s highest per-square-foot prices at $256, thanks to its mature tree canopy, larger lots, and proximity to both St. Catherine’s and St. Christopher’s private schools as well as top-rated Henrico public schools.
How Long Are Homes Taking to Sell Across Henrico?
The countywide average is 16 days on market, but that figure masks significant variation between Henrico’s submarkets. Short Pump homes priced accurately are averaging just 9 days on market, among the fastest in the entire Richmond metro, while Varina homes are averaging 34 days, more than triple the West End pace.
Glen Allen sits in between at 14 days average, with particularly fast turnover for homes near the Short Pump/Glen Allen border and slower movement for larger executive homes above $700,000. Tuckahoe homes, despite high price points, still average just 17 days thanks to persistent demand and extremely limited supply.
The Mission Realty Team has also tracked a growing “list on Thursday” pattern among Henrico agents, timed to capture weekend showing traffic from West Creek and Innsbrook commuters touring homes after work hours during the week.
Buyer vs. Seller Conditions: Where Does Henrico Stand?
Short Pump and Glen Allen remain firmly seller-favored, with well-priced listings under $500,000 routinely drawing two to three competing offers and an average list-to-sale ratio of 100.1%. Buyers targeting these areas should expect to compete and come prepared with strong pre-approval letters and flexible closing timelines.
Tuckahoe presents a similar seller-favored dynamic, but with fewer total transactions given the neighborhood’s small size and limited turnover, meaning buyers sometimes wait months for the right listing to appear rather than facing constant bidding wars. Varina, by contrast, is close to balanced, with a list-to-sale ratio of 97.8% and more room for buyers to negotiate on price and closing costs.
Henrico County Public Schools’ strong reputation, particularly the Deep Run, Godwin, and Freeman High School zones, continues to be one of the single biggest demand drivers for West End real estate, often outweighing commute-time considerations for families relocating from Capital One, Markel, or nearby Amazon operations.
Tuckahoe and Varina: Two Very Different Henrico Markets
Tuckahoe, hugging the James River along River Road and Patterson Avenue, remains one of Henrico’s most prestigious and expensive submarkets, with a median sale price of $612,000 and consistently low inventory. Its appeal rests on mature neighborhoods, proximity to the Country Club of Virginia, and easy access to both downtown Richmond and West End retail corridors.
Varina, on the county’s eastern edge along Route 5 and Osborne Turnpike, offers a markedly different profile, with a median sale price of $328,000, larger lot sizes, and a growing base of newer subdivisions attracting first-time buyers priced out of the West End. Varina’s proximity to the Amazon fulfillment operations and the Richmond International Airport corridor has made it increasingly popular with logistics and airport-adjacent workers.
Both submarkets are seeing rising interest from buyers who work remotely or hybrid, since Varina in particular offers significantly more land per dollar for buyers who no longer need a daily commute into the West End or downtown core.
What Should Henrico Buyers and Sellers Expect This Fall?
The Mission Realty Team expects West End demand to remain resilient through the fall, supported by continued hiring at Capital One’s West Creek campus and steady relocation activity tied to Henrico County Public Schools’ reputation. Price growth in Short Pump and Glen Allen is likely to continue in the 4-6% annual range, slightly outpacing the county as a whole.
Varina and other eastern Henrico submarkets should see continued new construction activity, which will likely keep price growth more modest there, in the 2-3% range, as supply catches up with demand. Buyers willing to consider Varina or eastern Henrico more broadly may find meaningfully more choice and negotiating power than those competing in Short Pump or Tuckahoe.
Watch for continued commercial investment near Short Pump Town Center and the Innsbrook corporate park, both of which continue to anchor West End housing demand and are likely to keep that submarket among the tightest in the entire Richmond region well into 2027.
| Henrico Submarket | Median Sale Price | Avg. Days on Market |
|---|---|---|
| Short Pump (23233) | $478,000 | 9 days |
| Glen Allen (23060) | $445,000 | 14 days |
| Tuckahoe (23238) | $612,000 | 17 days |
| Varina (23231) | $328,000 | 34 days |
| Lakeside / Northside Henrico (23228) | $362,000 | 19 days |
| Countywide Median | $412,000 | 16 days |
Frequently Asked Questions About the Henrico County Real Estate Market in 2026
What is the median home price in Henrico County, VA in 2026?
The median home price across Henrico County is $412,000 as of late July 2026. Prices vary significantly by submarket, from around $328,000 in Varina to over $600,000 in Tuckahoe. Short Pump and Glen Allen sit in the middle at $478,000 and $445,000 respectively. The Mission Realty Team tracks these figures weekly using active Henrico listing data.
Is Short Pump a good place to buy a house right now?
Yes, Short Pump remains one of the strongest and fastest-moving housing markets in the Richmond metro. Homes there are averaging just 9 days on market with a list-to-sale ratio at or slightly above 100%. The area’s appeal comes from Short Pump Town Center retail, easy access to West Broad Street, and strong school assignments. Buyers should be prepared to move quickly and submit competitive offers on well-priced listings.
How competitive is the Glen Allen housing market in 2026?
Glen Allen remains competitive, with homes averaging 14 days on market and a median price of $445,000. Demand is especially strong for homes zoned for Deep Run and Godwin High Schools. Established neighborhoods like Wyndham and Twin Hickory Lake see particularly fast turnover due to limited resale inventory. Buyers targeting Glen Allen should expect to compete against multiple offers on desirable listings.
How long do homes take to sell in Henrico County?
Henrico County homes are averaging 16 days on market this week, though this varies widely by area. Short Pump homes are selling in as little as 9 days, while homes in Varina are taking closer to 34 days. Tuckahoe, despite high price points, still averages just 17 days due to extremely limited inventory. Pricing strategy and location within the county make a major difference in how quickly a Henrico home sells.
Is Varina a good place to buy a home in Henrico County?
Varina offers some of the most affordable and spacious housing options in Henrico County, with a median price of $328,000. The area has seen inventory grow nearly 22% year-over-year as new subdivisions near Osborne Landing are completed. It appeals especially to buyers wanting larger lots and shorter commutes to the airport or logistics employers. Buyers get significantly more space for their money than in Short Pump or Tuckahoe.
What school districts are driving demand in Henrico County?
Deep Run High School, Godwin High School, and Freeman High School attendance zones are the biggest demand drivers in western Henrico County. Families frequently prioritize these school assignments over shorter commute times when choosing between Short Pump, Glen Allen, and Tuckahoe. This demand keeps inventory tight and prices elevated in those specific attendance zones. The Mission Realty Team regularly fields buyer requests specifically tied to these school boundaries.
How much housing inventory is available in Henrico County right now?
Henrico County currently has 587 active residential listings, representing about 2.1 months of supply. That is up roughly 9% from the same period last year but still well below the 5-6 months considered a balanced market. Short Pump and Glen Allen account for the largest share of new listings this month. Tuckahoe remains the tightest submarket, often with fewer than 40 active listings at any time.
Is it a buyer’s or seller’s market in Henrico County?
Henrico County overall remains seller-favored, though conditions vary by submarket. Short Pump, Glen Allen, and Tuckahoe all favor sellers with fast sales and list-to-sale ratios at or above 100%. Varina is closer to balanced, with a ratio around 97.8% and more room for buyer negotiation. Buyers willing to consider eastern Henrico generally find more favorable conditions than those targeting the West End.
What is the most expensive neighborhood in Henrico County?
Tuckahoe, along River Road and Patterson Avenue, is currently the most expensive submarket in Henrico County with a median sale price of $612,000. Its appeal comes from mature tree-lined streets, larger lots, and proximity to the Country Club of Virginia and top private schools. Inventory there is extremely limited, which helps sustain high prices despite broader market shifts. Buyers often wait months for the right Tuckahoe listing to become available.
How much have Henrico home prices increased since last year?
Henrico County’s median sale price is up 5.3% year-over-year, rising from about $391,300 to $412,000. Short Pump and Glen Allen are outperforming the countywide average, while Varina’s growth has been more modest as new construction adds supply. The Mission Realty Team projects continued appreciation in the 4-6% range for West End submarkets through the rest of 2026. Countywide appreciation is expected to land closer to 3-5% for the full year.
What is driving the Henrico County housing market in 2026?
Continued hiring at Capital One’s West Creek campus, Markel’s operations, and Amazon’s logistics facilities near Varina are the primary drivers of Henrico’s housing demand. The county’s strong public school system, particularly in the West End, continues to attract relocating families. Ongoing retail and commercial investment around Short Pump Town Center and Innsbrook also supports sustained housing demand. These factors together are keeping inventory tight in western Henrico despite elevated mortgage rates.
Should I buy in Short Pump or Glen Allen right now?
Both Short Pump and Glen Allen are strong options, but the right choice depends on budget and priorities. Short Pump carries a higher median price of $478,000 and sells faster, averaging 9 days on market, reflecting stronger demand for newer construction near retail and corporate employment. Glen Allen offers a slightly more affordable median of $445,000 with strong access to top-rated schools in established neighborhoods. The Mission Realty Team can help buyers compare specific listings in both areas based on commute, school zone, and budget.
What price range sees the most competition in Henrico County?
Homes priced under $450,000 in Short Pump and Glen Allen are seeing the most buyer competition, often receiving offers within five to seven days of listing. This range captures much of the county’s move-up and family-sized inventory near top school zones. Escalation clauses have returned to regular use in this price bracket after falling out of favor in 2023 and 2024. Buyers in this range should have strong financing in place before touring homes.
Get a Free Henrico County Home Valuation From Mission Realty Team
Curious what your Henrico County home is worth in today’s market, or ready to start touring Short Pump and Glen Allen listings? The Mission Realty Team monitors this data weekly across every Henrico submarket. Contact Mission Realty Team today for a personalized market breakdown for your neighborhood.
