Henrico County Real Estate Market Report – Week of August 4, 2026: Inventory, Prices & Trends
The Mission Realty Team breaks down this week’s Henrico County housing numbers, from median prices to days on market.
As of the week of August 4, 2026, Henrico County’s median home price sits at $398,900, up 4.2% year-over-year, with homes averaging 24 days on market and 583 active listings. The Mission Realty Team reports a market that favors well-prepared sellers in move-in-ready homes near Short Pump, Glen Allen, and Varina, while buyers are gaining a bit more negotiating room than they had in 2024 and 2025. Inventory has climbed 9% year-over-year but remains below pre-2022 norms, keeping Henrico firmly in balanced-to-slight-seller’s-market territory. Search terms buyers and sellers are using this week include “Henrico County home prices August 2026,” “Short Pump real estate market,” and “Glen Allen days on market,” all of which point to the same conclusion: Henrico remains one of the steadier, higher-demand submarkets in the greater Richmond region.
Table of Contents
Henrico County’s housing market enters August 2026 in a familiar but gradually shifting rhythm. The Mission Realty Team has tracked 583 active listings across the county this week, a healthy increase from the tight inventory years of 2022 and 2023, but still well below the roughly 900 listings the county typically carried before the pandemic-era supply crunch. That combination of “more than last year, less than normal” is the defining story of Henrico real estate right now.
Buyers searching for homes in Short Pump, Glen Allen, Tuckahoe, Varina, and the West End are seeing more choices than a year ago, but competitive pricing and clean inspections still matter in the $350,000 to $475,000 range where demand concentrates. The Mission Realty Team notes that well-priced homes in top school zones are still receiving multiple offers within the first two weeks, while homes priced aggressively above market are sitting closer to 40 or 45 days.
Overall, Henrico remains a mildly seller-favored market with 1.9 months of supply, up from 1.6 months a year ago. That shift toward balance is good news for buyers who have felt squeezed out over the past few years, and the Mission Realty Team expects this gradual normalization to continue through the rest of 2026.
Current Inventory Snapshot
Henrico County had 583 active listings as of August 4, 2026, up 9.0% from 535 listings at this time last year and up 2.5% from 569 listings just four weeks ago. New listings added this week totaled 142, a typical late-summer pace as families aim to close before the new school year. The West End and Short Pump corridors continue to carry the bulk of new inventory, while Varina and Eastern Henrico remain comparatively tight with fewer than 90 combined active listings.
Median Price Trends
The countywide median sale price is $398,900, up 4.2% year-over-year from $382,800 and up 1.1% from last month’s $394,600. Short Pump and western Henrico continue to command premiums, with median prices near $465,000, while more affordable pockets near Laburnum and Eastern Henrico average closer to $322,000. Price growth has moderated compared to the double-digit annual gains seen in 2021 and 2022, settling into a steadier, more sustainable pace that the Mission Realty Team considers healthier for long-term buyers and sellers alike.
Days on Market
Homes in Henrico are averaging 24 days on market this week, up slightly from 21 days a year ago but still well under the 45 to 60 day averages typical of a fully balanced market. Homes priced correctly from day one in Glen Allen and Short Pump are frequently under contract within 10 days, while overpriced listings in the same zip codes are lingering past 50 days before a price adjustment brings renewed interest. The Mission Realty Team continues to see the sharpest divide in days-on-market performance tied directly to initial pricing strategy rather than condition or location alone.
Buyer Conditions
Buyers in Henrico are benefiting from more selection than they have seen since 2021, along with slightly softer competition on homes priced above $450,000. Multiple-offer situations are still common under $400,000, particularly in top-rated school districts, but the Mission Realty Team is increasingly able to negotiate seller-paid closing costs and minor repair credits on mid- and upper-tier listings. Mortgage rates hovering in the low 6% range have kept monthly payments a key concern, pushing many buyers toward smaller homes or townhomes in Glen Allen and Innsbrook rather than larger single-family homes in Short Pump.
Seller Conditions
Sellers who price within 2% of recent comparable sales are still achieving 98.5% of list price on average and closing within a month. The Mission Realty Team recommends professional staging and pre-listing inspections in Henrico’s more competitive West End and Short Pump zip codes, where buyers are comparing multiple similar listings side by side. Sellers of homes needing significant updates are seeing softer demand and should expect either a price adjustment or a longer marketing period of 45 days or more.
Forecast & Outlook
Looking toward fall 2026, the Mission Realty Team expects Henrico’s inventory to continue its gradual recovery as more move-up sellers list homes after completing summer school transitions. Price growth should hold in the 3% to 5% annual range rather than accelerate, with days on market likely ticking up modestly as the market moves into its traditionally slower autumn stretch. Buyers who have been waiting on the sidelines may find late September and October a strategic window, as listing volume typically rises while buyer competition eases slightly heading into the holidays.
| Metric | This Week (Aug 4, 2026) | Last Month | Last Year |
|---|---|---|---|
| Median Sale Price | $398,900 | $394,600 | $382,800 |
| Active Listings | 583 | 569 | 535 |
| Average Days on Market | 24 | 23 | 21 |
| Months of Supply | 1.9 | 1.8 | 1.6 |
| List-to-Sale Price Ratio | 98.5% | 98.8% | 99.6% |
| New Listings (Weekly) | 142 | — | 128 |
Frequently Asked Questions About the Henrico County Real Estate Market in Richmond VA
What is the median home price in Henrico County right now?
The median home price in Henrico County is $398,900 as of the week of August 4, 2026. That figure is up 4.2% from a year ago and up 1.1% from last month, according to Mission Realty Team data. Prices vary significantly by area, with Short Pump and western Henrico running well above the countywide median and Eastern Henrico running below it. The Mission Realty Team recommends a neighborhood-specific comparative market analysis before pricing any Henrico listing.
Is Henrico County a buyer’s or seller’s market in 2026?
Henrico is currently a slight seller’s market, though it is more balanced than it has been in several years. Months of supply sits at 1.9, up from 1.6 a year ago, indicating slowly improving conditions for buyers. The Mission Realty Team still sees multiple offers on well-priced homes under $400,000, but negotiating leverage has clearly shifted toward buyers on higher-priced listings. Overall, most transactions in Henrico this summer are landing close to list price with modest, reasonable negotiation.
How many days does it take to sell a house in Henrico County?
Homes in Henrico County are averaging 24 days on market this week. That is up slightly from 21 days a year ago but remains fast by historical standards. The Mission Realty Team notes that homes priced correctly from the first day routinely sell in under two weeks, while overpriced homes can sit for 45 days or longer before a price correction generates new interest.
How much inventory is available in Henrico County right now?
There are 583 active listings in Henrico County as of this week, up 9% from 535 listings one year ago. Inventory is recovering steadily but remains below the roughly 900 listings the county carried before 2022. The Mission Realty Team expects inventory to keep climbing gradually through the rest of 2026 as more sellers re-enter the market.
Are home prices going up or down in Henrico County?
Home prices in Henrico County are still rising, but at a much slower and more sustainable pace than the double-digit gains seen in 2021 and 2022. The current year-over-year increase is 4.2%, and month-over-month growth is a modest 1.1%. The Mission Realty Team views this as a healthy normalization rather than a slowdown to worry about.
What is the best area of Henrico County to buy a home in 2026?
The best area depends on budget and priorities, but Glen Allen and Innsbrook currently offer strong value for buyers seeking newer construction and shorter commutes. Short Pump commands the highest median prices due to top-rated schools and retail access, while Eastern Henrico and Varina offer more affordable entry points. The Mission Realty Team can match buyers to the right submarket based on school preference, commute, and budget.
How much should I offer on a house in Henrico County?
Offer strategy depends heavily on the specific listing’s days on market and pricing relative to recent comparable sales. Homes new to market in competitive Henrico zip codes are still selling at or near list price, at a 98.5% average list-to-sale ratio. Homes that have been listed for 30 days or more often have more room for negotiation. The Mission Realty Team provides a custom comparable analysis for every offer to help buyers bid competitively without overpaying.
Is now a good time to sell a house in Henrico County?
Yes, late summer 2026 remains a favorable time to sell in Henrico, particularly for move-in-ready homes priced accurately. Sellers are still achieving close to full asking price and closing within about a month in most price ranges. The Mission Realty Team recommends listing before the fall slowdown to capture the remaining wave of relocation and school-year buyers.
What percentage of asking price are homes selling for in Henrico County?
Homes in Henrico County are selling for an average of 98.5% of list price this week, down slightly from 99.6% a year ago. That modest decline reflects a market that is normalizing rather than cooling sharply. The Mission Realty Team still sees well-priced homes achieve full or near-full asking price, especially in competitive school zones.
How does Henrico County compare to the City of Richmond housing market?
Henrico County generally carries a higher median price and faster days on market than the City of Richmond, reflecting strong suburban demand and top-rated schools. Henrico’s median of $398,900 compares to a citywide Richmond median in the mid-$370,000s. The Mission Realty Team helps buyers weigh the tradeoffs between Henrico’s suburban amenities and the city’s walkability and urban housing stock.
What is months of supply and what does it mean for Henrico buyers and sellers?
Months of supply measures how long it would take to sell all current inventory at the current sales pace, and Henrico currently sits at 1.9 months. Anything under 4 to 6 months generally favors sellers, while higher numbers favor buyers. The Mission Realty Team uses this metric alongside days on market and price trends to advise clients on timing and negotiation strategy.
Will Henrico County home prices keep rising through the rest of 2026?
The Mission Realty Team expects Henrico prices to continue rising modestly, likely in the 3% to 5% annual range, through the remainder of 2026. Inventory recovery should help temper sharper spikes while still-strong demand in top school districts supports continued appreciation. Any significant shift would most likely come from mortgage rate movement rather than local supply and demand changes.
Which Henrico County schools are driving the strongest home demand?
Homes zoned for Short Pump, Godwin, and Deep Run schools consistently see the fastest sales and strongest price premiums in Henrico County. Families relocating for school quality are willing to pay a premium and move quickly when a well-priced listing appears in these zones. The Mission Realty Team frequently fields inquiries specifically asking for homes zoned to these highly rated schools.
Get a Free Henrico County Home Valuation
Whether you’re buying or selling in Henrico County this month, the Mission Realty Team offers free, no-obligation home valuations and personalized market strategy sessions. Contact the Mission Realty Team today to make your next move with confidence.
