Henrico County Real Estate Market Report – Week of August 12, 2026: Inventory, Prices & Trends
This week’s data on Henrico County home prices, inventory, and days on market
As of August 12, 2026, the median sale price in Henrico County is $445,000, active listings total 534, and homes are averaging just 18 days on market with 1.8 months of supply, putting Henrico in clear seller’s-market territory this week according to the Mission Realty Team. Buyers and sellers researching Henrico County real estate, Henrico home prices, Short Pump homes for sale, Henrico VA housing market, days on market Henrico, and Glen Allen real estate will find the tightest competition in Short Pump, Innsbrook, and Tuckahoe, where list-to-sale-price ratios have climbed to 100.3%, meaning the typical home is now selling above its final asking price.
Table of Contents
- Henrico County Median Home Price – August 2026
- How Much Inventory Is Available in Henrico County?
- How Fast Are Henrico Homes Selling Right Now?
- Is Henrico County a Buyer’s or Seller’s Market?
- Which Henrico Neighborhoods Are Hottest This Week?
- What Should Henrico Buyers and Sellers Do Now?
- Frequently Asked Questions
Henrico County’s housing market is running hotter than the City of Richmond this week, with a median sale price of $445,000 as of August 12, 2026, up 5.6% year-over-year, per Mission Realty Team’s tracking of Henrico MLS activity. Active inventory sits at 534 homes, average days on market has compressed to 18, and months of supply has fallen to 1.8, all of which point to a market where well-priced homes are drawing multiple offers within the first two weeks.
This week brought 165 new listings and 241 pending sales across the county, a pending-to-new ratio well above 1.4 that confirms demand is significantly outpacing fresh supply. Price per square foot in Henrico is averaging $232 countywide, with the Short Pump and Wyndham corridor near Short Pump Town Center commanding closer to $265 per square foot given proximity to retail, Innsbrook’s office parks, and top-rated Deep Run High School.
Henrico’s employment base remains a major driver: CarMax’s Henrico headquarters, Genworth’s Innsbrook campus, Anthem’s regional offices, and Capital One’s nearby West Creek campus all feed steady demand into Short Pump, Glen Allen, and Wyndham. Meanwhile, Henrico County Public Schools, including Douglas Freeman, Deep Run, and J.R. Tucker high schools, continue to be a top reason families choose Henrico over city or exurban alternatives.
What Is the Median Home Price in Henrico County Right Now?
The median sale price across Henrico County is $445,000 as of the week of August 12, 2026, up 5.6% from a year ago. That’s roughly $52,500 higher than the City of Richmond’s citywide median, reflecting Henrico’s larger lot sizes, newer construction stock, and top-ranked school zones.
Price varies widely by area: Glen Allen and the Short Pump corridor near zip code 23059 are trading in the $460,000-$575,000 range, while more established neighborhoods like Lakeside and Wellesley near 23294 remain more attainable in the $340,000-$400,000 band.
Price per square foot countywide is $232, up from $219 a year ago, with the fastest appreciation concentrated in homes zoned for Deep Run High School and within a 10-minute drive of Short Pump Town Center.
How Much Housing Inventory Is Available in Henrico County?
Henrico County has 534 active listings as of this week, with 165 new listings added in the past seven days. That’s tighter than the City of Richmond’s 612 listings despite Henrico’s larger geographic footprint, underscoring just how competitive the county has become.
Inventory is especially thin in Short Pump and Wyndham, where homes near Short Pump Town Center and Interstate 64 rarely sit long enough to build a large active pool. Glen Allen near zip code 23059 and Tuckahoe near 23238 are seeing slightly more turnover as move-up sellers relocate toward Goochland or Hanover.
Highland Springs and Sandston on Henrico’s east side, closer to Richmond International Airport, offer more accessible inventory in the $290,000-$360,000 range for buyers priced out of the west end.
How Fast Are Homes Selling in Henrico County This Week?
The average Henrico home is spending just 18 days on market as of August 12, 2026, down from 23 days a year ago. Homes priced correctly for their school zone and condition in Short Pump, Wyndham, and Tuckahoe are commonly under contract within the first seven to ten days.
Days on market stretches longer for homes above $650,000, especially larger estate-style properties along the River Road corridor and in Crestwood Farms, where the buyer pool narrows and average time on market runs closer to 33 days.
Henrico’s countywide list-to-sale-price ratio has climbed to 100.3% this week, meaning the typical home is selling slightly above its final listed price, a clear signal of active, competitive bidding in the mid-market.
Is Henrico County a Buyer’s Market or a Seller’s Market Right Now?
Henrico County is firmly a seller’s market this week, with 1.8 months of supply, well under the 3-month threshold that typically marks balanced conditions. This is tighter than both the City of Richmond’s 2.1 months and Chesterfield County’s supply this same week.
The tightest conditions are in the $400,000-$550,000 range, where move-up families compete for homes zoned to Deep Run, Douglas Freeman, and Godwin High Schools. Above $650,000, supply loosens closer to 3 months, giving buyers targeting the River Road corridor, Crestwood Farms, or larger Wyndham estates more negotiating room.
With 241 pending sales against 165 new listings this week, demand is clearly outpacing fresh supply, a trend Mission Realty Team expects to continue through late August before typical seasonal cooling begins.
Which Henrico County Neighborhoods Are Hottest Right Now?
Short Pump, Wyndham, Twin Hickory, and Tuckahoe are this week’s most active Henrico submarkets by showing volume, according to Mission Realty Team’s tracking. Short Pump continues to draw buyers wanting walkable access to Short Pump Town Center, Interstate 64, and Deep Run High School.
Innsbrook-adjacent neighborhoods are popular with professionals working at Genworth, Anthem, and other Innsbrook office-park employers, keeping commute-driven demand strong even as remote work has partially normalized.
Glen Allen, particularly near the Hungary Road and Broad Street corridor, is attracting move-up buyers who want newer construction and Godwin or Deep Run school zoning without paying full Short Pump premiums.
What Should Henrico Buyers and Sellers Do Given This Week’s Data?
Sellers under $550,000 should list now and price close to recent comps rather than above them, since 100.3% list-to-sale-price ratios show buyers are actively competing rather than negotiating down. This window is unlikely to last once typical fall inventory arrives.
Buyers should widen their neighborhood search beyond Short Pump to include Wyndham, Twin Hickory, and Glen Allen, all of which offer comparable school zoning with more realistic competition levels. Buyers targeting homes above $650,000 have more room to negotiate given the 33-day average days on market in that tier.
Everyone should track Henrico’s new listing pace closely into September, when Mission Realty Team expects a seasonal uptick as sellers aim to close before the holidays.
| Metric | Week of August 12, 2026 | Year-Over-Year Change |
|---|---|---|
| Median Sale Price | $445,000 | +5.6% |
| Active Listings | 534 | -9.4% |
| New Listings (past 7 days) | 165 | +3.1% |
| Pending Sales | 241 | +7.6% |
| Average Days on Market | 18 days | -5 days |
| Months of Supply | 1.8 months | -0.5 months |
| List-to-Sale-Price Ratio | 100.3% | +0.9 pts |
| Median Price per Square Foot | $232 | +$13 |
Frequently Asked Questions About the Henrico County Market in August 2026
What is the median home price in Henrico County in August 2026?
The median home price in Henrico County is $445,000 as of the week of August 12, 2026. That’s up 5.6% year-over-year and roughly $52,500 higher than the City of Richmond’s citywide median. Prices range from the $340,000s in Lakeside and Wellesley to $575,000-plus in Short Pump and Glen Allen. The Mission Realty Team updates these figures weekly using closed and pending Henrico MLS data.
Is now a good time to buy a house in Henrico County?
It depends heavily on price point, since Henrico is a strong seller’s market under $550,000 but loosens above $650,000. Buyers targeting Short Pump or Wyndham under $550,000 should expect competition and fast timelines of 7-10 days. Buyers with larger budgets looking at Hallsley or Salisbury estates have more negotiating room given 33-day average days on market. Getting fully underwritten before touring is the single best move for competitive price points.
Is now a good time to sell a house in Henrico County?
Yes, especially under $550,000, where a 100.3% list-to-sale-price ratio shows buyers are paying at or above asking price. Inventory in that range is historically tight at 1.8 months of supply countywide. Sellers above $650,000 should still expect solid demand but a longer marketing window near 33 days. The Mission Realty Team recommends listing before fall inventory increases soften current pricing power.
How many days does it take to sell a home in Henrico County right now?
The countywide average is 18 days on market as of August 12, 2026, down from 23 days a year ago. Homes in Short Pump, Wyndham, and Tuckahoe are frequently under contract within 7-10 days when priced correctly. Larger estate homes above $650,000 along the River Road corridor and in Crestwood Farms average closer to 33 days. Accurate pricing against the most recent closed comps remains the biggest factor in speed of sale.
How much housing inventory is available in Henrico County right now?
Henrico County has 534 active listings as of this week, with 165 new listings added in the past seven days. That is tighter than the City of Richmond’s inventory despite Henrico covering more geographic area. Short Pump and Wyndham are the most undersupplied areas relative to demand. Highland Springs and Sandston on the east side offer more accessible inventory for buyers with flexible location needs.
Are home prices rising or falling in Henrico County?
Home prices in Henrico County are rising, up 5.6% year-over-year as of August 2026, the fastest growth rate among the core Richmond-area jurisdictions this week. Price per square foot countywide is $232, up from $219 a year ago. Growth is fastest in homes zoned for Deep Run High School and near Short Pump Town Center. Glen Allen is also appreciating quickly as buyers seek comparable schools at a lower entry price.
What does months of supply mean for Henrico County’s market?
Months of supply estimates how long current inventory would last at the current sales pace, and Henrico’s 1.8 months signals a strong seller’s market. That is tighter than the City of Richmond’s 2.1 months and Chesterfield County’s supply this same week. Supply is tightest under $550,000 and loosens closer to 3 months above $650,000. This means buyer and seller strategy should shift significantly depending on price tier.
Are Henrico County sellers getting full asking price?
Yes, and often more: Henrico’s list-to-sale-price ratio is 100.3% this week, meaning the typical home is selling above its final asking price. Short Pump, Wyndham, and Tuckahoe are seeing the most frequent over-asking offers. Homes priced aggressively above recent comps are the exception dragging down an otherwise strong countywide average. Sellers pricing close to comps are seeing the fastest, most competitive results.
Which Henrico neighborhoods are the most competitive right now?
Short Pump, Wyndham, Twin Hickory, and Tuckahoe are the most active Henrico submarkets by showing volume this week. Short Pump draws buyers wanting walkable access to Short Pump Town Center and Deep Run High School. Innsbrook-adjacent neighborhoods stay popular with professionals working at Genworth and Anthem. Glen Allen is emerging as the best value-for-school-zone trade for buyers priced out of Short Pump proper.
Should I wait for interest rates to drop before buying in Henrico County?
Waiting carries real risk, since Henrico’s 1.8 months of supply is already tight and falling rates typically bring more buyers into competition, not fewer. Buyers who can comfortably afford today’s payment on a well-priced Henrico home may be better served buying now and refinancing later if rates decline. The added competition from rate-driven buyers could push Henrico’s already-elevated 100.3% list-to-sale ratio even higher. The Mission Realty Team can run both scenarios against your specific budget.
How does Henrico County compare to the City of Richmond right now?
Henrico’s median price of $445,000 is about $52,500 higher than Richmond’s citywide $392,500, but Henrico is also selling faster, averaging 18 days on market versus Richmond’s 21. Henrico’s 1.8 months of supply is tighter than Richmond’s 2.1 months, making Henrico the more competitive market of the two this week. Henrico offers larger lots and newer construction, while Richmond offers more walkable urban inventory. The right choice depends on commute preferences, school priorities, and lot size needs.
What price per square foot are Henrico County homes selling for?
The countywide median is $232 per square foot as of August 2026, up from $219 a year ago. Short Pump and the Wyndham corridor are commanding closer to $265 per square foot given proximity to Short Pump Town Center and Deep Run High School. Lakeside and Wellesley remain more affordable, often in the $190-$215 per square foot range. Comparing price per square foot within the same school zone is the most useful way to judge value.
What’s driving Henrico County’s housing market in 2026?
Strong employer demand from CarMax, Genworth, Anthem, and nearby Capital One offices is the primary driver behind Henrico’s tight 2026 market. Henrico County Public Schools, including Deep Run, Douglas Freeman, and J.R. Tucker High Schools, continue to pull families from both the city and neighboring counties. Limited new-construction land in the west end keeps supply constrained even as demand stays elevated. Together, these factors explain why Henrico’s 1.8 months of supply is tighter than any neighboring jurisdiction this week.
Ready to Buy or Sell in Henrico County?
From Short Pump to Glen Allen, the Mission Realty Team tracks Henrico’s market every week so your offer or listing strategy is built on this week’s real numbers, not last quarter’s. Call the Mission Realty Team at (804) 601-4960 for a same-week Henrico market consultation.
