Henrico County Real Estate Market Report Richmond VA 2026
Inventory, days on market, and median prices across Henrico County for the week of July 28, 2026
As of the week of July 28, 2026, the Henrico County real estate market has a median sale price of $412,500, average days on market of 17 days, and just 1.6 months of housing supply, keeping conditions firmly in seller’s territory. Buyers searching Henrico County homes for sale, Short Pump real estate, Glen Allen VA homes, Tuckahoe real estate, Henrico school zones, Richmond VA suburbs, Henrico new construction, and Varina homes for sale are competing over a tight pool of listings that is roughly 9% smaller than this time last year. Mission Realty Team tracks weekly MLS data across Henrico County to give buyers and sellers a current, honest read on local conditions.
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Henrico County’s housing market is holding steady in a seller-favored pattern as of July 28, 2026, with 612 active listings countywide, a median sale price of $412,500, and homes averaging just 17 days on market before going under contract. Compare that to Richmond city’s median of roughly $365,000 and Chesterfield County’s $378,000, and Henrico continues to command a premium tied to its school districts, established neighborhoods, and proximity to both downtown Richmond and the Innsbrook business corridor.
Mission Realty Team pulled MLS data covering the trailing 30 days for this report. Closed sales in Henrico are up 4.2% year-over-year even as new listings lag, a combination that is keeping upward pressure on prices in popular zip codes like 23233 (Short Pump/West End) and 23060 (Glen Allen). Mortgage rates sitting near 6.4% for a 30-year fixed have not slowed local demand the way many expected, largely because Henrico’s job base – anchored by Capital One’s West Creek campus, Bon Secours Richmond Health System, and the Innsbrook office park – keeps generating relocation and move-up buyers.
For sellers, this is one of the more favorable windows Henrico has seen since 2024. For buyers, it means coming prepared: pre-approval in hand, a clear budget ceiling, and a willingness to move within 48 hours of a new listing hitting the portal.
How Much Housing Inventory Does Henrico County Have Right Now?
Henrico County had 612 active residential listings as of July 28, 2026, down from 671 a year ago – a 8.8% year-over-year decline. That translates to 1.6 months of supply, well below the 5-6 months typically associated with a balanced market.
Inventory is not evenly distributed. The Short Pump and West End corridor (23233, 23238) has the tightest supply, at around 1.2 months, while eastern Henrico neighborhoods like Varina (23231) and Highland Springs (23075) run closer to 2.4 months, giving buyers slightly more room to negotiate.
New listings volume in the past 30 days was 248 homes, down from 279 in the same period last year, meaning the pool of choices is shrinking even as buyer demand holds firm.
What Is the Median Home Price in Henrico County VA in 2026?
The countywide median sale price in Henrico is $412,500, up 5.1% from $392,500 a year ago. Glen Allen (23060) leads at a median of $448,000, followed by the West End/Short Pump corridor at $431,000.
More affordable pockets remain in eastern Henrico. Varina homes are trading at a median of $329,000 and Highland Springs at $312,000, both still up modestly year-over-year but offering meaningfully lower entry points than the western county.
Price per square foot countywide sits at $198, compared to $211 in the city of Richmond’s Museum District and Fan neighborhoods and $184 in Chesterfield County.
How Fast Are Homes Selling in Henrico County Right Now?
The average days on market countywide is 17 days, down from 22 days a year ago. Well-priced homes under $450,000 in good condition are routinely receiving offers within the first 5-7 days of listing.
Homes priced above $650,000 move more slowly, averaging 29 days on market, as the buyer pool narrows and financing timelines stretch longer for jumbo loans.
List-to-sale price ratio countywide is 99.2%, meaning the typical Henrico home is selling just under asking price, with roughly one in three listings still receiving multiple offers in the current cycle.
What Do Current Conditions Mean for Henrico County Home Buyers?
Buyers in today’s Henrico market need financing lined up before touring, since 61% of accepted offers in the last 30 days included a pre-approval submitted with the initial offer. Cash offers, while only 14% of transactions, are disproportionately winning multiple-offer situations.
Escalation clauses have returned to roughly 22% of offers on listings under $500,000, most commonly in Short Pump and Tuckahoe. Waiving inspection contingencies entirely is less common than in 2021-2022, but many buyers are shortening inspection windows to 3-5 days to stay competitive.
First-time buyers targeting Henrico schools – a major draw given the county’s consistently strong school ratings – are increasingly looking toward Glen Allen’s eastern edge and parts of Varina where starter homes in the $300,000s still exist.
How Should Henrico County Sellers Price Their Home in 2026?
Sellers benefit from pricing at or slightly below true market value right now, a strategy that is generating multiple offers within the first week for 34% of Henrico listings. Overpricing by even 3-5% is adding 10-15 extra days on market on average.
Homes that show well and are priced using the trailing 30-60 days of closed comparables – not last year’s numbers – are outperforming stale listings by a wide margin. Henrico’s appraisal environment remains conservative, so pricing too far above recent comps risks appraisal gaps that can derail financed offers.
Staging and pre-listing inspections continue to pay off. Sellers who complete a pre-listing inspection are seeing 30% fewer post-inspection renegotiations after going under contract.
What Economic Factors Are Shaping the Henrico Market in 2026?
Henrico’s job market remains a stabilizing force behind demand. Capital One’s West Creek campus, the Innsbrook office corridor, Bon Secours Richmond Health System, and Henrico County Public Schools collectively employ tens of thousands of workers who prefer to live within a short commute of their jobs.
The Short Pump retail corridor and ongoing infrastructure investment along Broad Street continue to make western Henrico attractive to relocating buyers from Northern Virginia and out of state, many of whom are selling higher-priced homes and bringing larger down payments to the Henrico market.
Mortgage rates near 6.4% are a headwind on affordability but have not stopped move-up buyers from transacting, particularly those who bought years ago and are sitting on substantial home equity.
| Henrico Submarket | Median Sale Price | Avg. Days on Market |
|---|---|---|
| Short Pump / West End (23233) | $431,000 | 14 days |
| Glen Allen (23060) | $448,000 | 15 days |
| Tuckahoe (23229) | $419,000 | 16 days |
| Lakeside (23228) | $358,000 | 19 days |
| Varina (23231) | $329,000 | 21 days |
| Highland Springs (23075) | $312,000 | 24 days |
| Henrico Countywide Average | $412,500 | 17 days |
Frequently Asked Questions About the Henrico County Real Estate Market in 2026
Is Henrico County VA a buyer’s or seller’s market in 2026?
Henrico County is currently a seller’s market. With only 1.6 months of housing supply, homes averaging 17 days on market, and a 99.2% list-to-sale price ratio, conditions favor sellers, though buyers can still find room to negotiate in eastern Henrico neighborhoods with more inventory.
What is the median home price in Henrico County right now?
The median home price in Henrico County is $412,500 as of July 2026. Prices range from around $312,000 in Highland Springs to $448,000 in Glen Allen, reflecting significant variation by submarket.
How fast are homes selling in Henrico County?
Homes in Henrico County are averaging 17 days on market countywide. Homes priced under $450,000 in good condition often sell within 5-7 days, while homes above $650,000 average closer to 29 days.
Is Short Pump a good place to buy a house in 2026?
Yes, Short Pump remains one of Henrico’s strongest submarkets, though competitive. The area has a median price of $431,000 and only about 1.2 months of supply, meaning buyers need to move quickly and come prepared with strong financing.
How much has Henrico County housing inventory changed this year?
Henrico’s active listing count is down 8.8% year-over-year, from 671 listings last July to 612 this July. New listings volume is also down, tightening the available pool of homes for buyers.
What is the cheapest area to buy a home in Henrico County?
Highland Springs (zip code 23075) is currently the most affordable area in Henrico County, with a median sale price of $312,000. Varina, at $329,000, is the next most affordable submarket.
Are home prices in Henrico County still rising in 2026?
Yes, Henrico County home prices are up 5.1% year-over-year as of July 2026. Glen Allen and the Short Pump corridor are seeing the strongest appreciation, driven by tight inventory and continued job growth.
Should I waive the inspection to win a bidding war in Henrico?
Full inspection waivers are less common in Henrico’s 2026 market than in prior boom years. Most competitive buyers are instead shortening inspection windows to 3-5 days rather than waiving the contingency entirely, which still protects them while keeping their offer competitive.
How many offers are Henrico homes getting on average?
Roughly one in three Henrico listings under $450,000 receives multiple offers in the current market. Higher-priced homes above $650,000 see fewer competing offers due to a smaller buyer pool.
What percentage of Henrico buyers pay cash?
Cash buyers make up about 14% of Henrico County transactions currently. Despite being a minority of buyers, cash offers disproportionately win multiple-offer situations because they remove financing and appraisal risk for sellers.
What is Henrico County’s property tax rate?
Henrico County’s real estate tax rate is approximately $0.85 per $100 of assessed value. This is generally lower than rates in Northern Virginia and many other East Coast metro areas, which is a pleasant surprise for many relocating buyers.
Which Henrico neighborhoods have the best schools?
Henrico County Public Schools rank strongly across the county, with Short Pump, Glen Allen, and Tuckahoe elementary and middle school zones consistently cited by parents and Mission Realty Team clients as top draws for families relocating to the area.
How do I compete in a multiple-offer situation in Henrico?
Come with a full underwritten pre-approval, a flexible closing timeline, and a clean offer with minimal contingencies. Mission Realty Team recommends having your lender ready to speak directly with the listing agent to strengthen your offer’s credibility.
Is now a good time to sell in Henrico County?
Yes, current conditions favor sellers, with low inventory, quick sale times, and prices near or above asking in much of the county. Sellers who price using recent 30-45 day comps and complete a pre-listing inspection are seeing the strongest results.
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