Henrico County Real Estate Market Update – July 2026
Inventory, Prices, and Trends Every Henrico Buyer and Seller Should Know
Henrico County’s real estate market in July 2026 shows a median sale price of $421,000 (up 3.9% year-over-year), 1,102 active listings, and an average of 19 days on market, keeping Henrico a moderate seller’s market with 2.6 months of supply. Homes are selling at a 99.6% list-to-sale price ratio, with the strongest activity in West End neighborhoods near Short Pump and Innsbrook, and more affordable options in Eastern Henrico near Varina. This report covers Henrico County housing inventory, median home prices by area, days on market, buyer and seller conditions, and mortgage rate impacts for July 2026. Henrico home prices, Short Pump real estate, Glen Allen housing trends, Henrico days on market, and Henrico seller’s market data are all detailed below, along with a complete FAQ section.
Table of Contents
- Henrico County Housing Inventory in July 2026
- Median Sale Price Across Henrico Neighborhoods
- Average Days on Market in Henrico County
- Is Henrico a Buyer’s or Seller’s Market Right Now?
- List-to-Sale Price Ratio and Offer Strategy in Henrico
- Mortgage Rates and Affordability for Henrico Buyers
- Frequently Asked Questions
Henrico County’s real estate market in July 2026 continues to attract buyers with its mix of established West End neighborhoods, newer construction near Short Pump, and more affordable pockets in Eastern Henrico. The median sale price countywide is $421,000, up 3.9% from July 2025, while active listings have reached 1,102, a 14% increase from the same period last year. Henrico remains competitive, but buyers now have noticeably more inventory to work with than in 2023 and 2024.
The Mission Realty Team monitors Henrico MLS activity across all major submarkets weekly, and July’s data shows a market that is cooling from its 2022-2023 peak intensity while still favoring sellers overall. Average days on market countywide is 19 days, up from 14 days a year ago, and homes are selling at a 99.6% list-to-sale ratio. Months of supply sits at 2.6, up from 1.8 a year ago, giving buyers more breathing room without tipping the market into buyer-favorable territory.
Henrico’s economy remains anchored by major employers including Capital One’s West Creek campus, Bon Secours Richmond Health System, Henrico County Public Schools, and a growing retail and logistics sector near I-64 and I-295. Popular zip codes like 23233 (Short Pump/Wyndham), 23060 (Glen Allen/Innsbrook), 23238 (western Henrico), and 23231 (Varina) each show distinct pricing and pace-of-sale patterns this month.
How Much Inventory Is Available in Henrico County Right Now?
Henrico County has 1,102 active listings as of early July 2026, up 14% from 967 listings at this time last year. This marks the healthiest inventory level Henrico has seen since 2023, giving buyers more options across the county’s diverse submarkets.
New listings in June 2026 totaled 534, compared to 489 in June 2025. Inventory growth has been strongest in the $400,000 to $550,000 range, which now represents about 35% of active Henrico listings, largely concentrated in Glen Allen and western Henrico near Short Pump.
Townhome and new construction inventory near Short Pump Town Center and West Broad Village has grown 19% year-over-year, giving buyers who want low-maintenance living more choices. Resale single-family inventory in older West End neighborhoods like Tuckahoe and Lakeside remains comparatively tighter.
What Is the Median Home Price in Henrico County This Month?
Henrico County’s median sale price is $421,000 as of July 2026, up 3.9% from $405,200 in July 2025. This is slightly higher than Richmond city’s median, reflecting Henrico’s larger share of newer construction and larger suburban lot sizes.
Short Pump and western Henrico (23233) lead the county with a median of $512,000, up 5.2% year-over-year, driven by strong school ratings and proximity to Short Pump Town Center. Glen Allen and Innsbrook (23060) follow at $468,000. Eastern Henrico near Varina (23231) remains the most affordable major submarket at $312,000, up a modest 2.4% from last year.
Median price per square foot countywide is $198, up from $189 a year ago. Henrico’s newer housing stock, particularly in western Henrico, tends to offer more square footage per dollar than comparable homes in Richmond city.
How Long Are Homes Taking to Sell in Henrico County?
Henrico homes are averaging 19 days on market as of July 2026, up from 14 days in July 2025. This remains well below the national average, but reflects a cooling pace compared to the height of the pandemic-era market.
Homes in Short Pump and Glen Allen priced correctly are still moving quickly, averaging 10-13 days on market with frequent multiple-offer situations, especially for homes near top-rated Henrico schools. Homes in eastern Henrico near Varina are averaging closer to 28 days, giving buyers there more time to make decisions.
New construction communities near West Broad Village and Twin Hickory continue to see fast absorption, often under contract within 2 weeks of listing, particularly for move-in-ready inventory.
Is Henrico County a Buyer’s or Seller’s Market in 2026?
Henrico County remains a moderate seller’s market in July 2026, with 2.6 months of housing supply. This is up from 1.8 months a year ago but still well below the 5-6 months that define a balanced market.
Sellers in high-demand school districts, particularly around Short Pump, Godwin, and Deep Run high schools, continue to see strong buyer interest and multiple offers. Buyers targeting these areas should be prepared to move quickly and come in with competitive terms.
In eastern Henrico and some older sections of the county, buyers have considerably more leverage, with sellers more willing to negotiate on price and offer concessions such as closing cost credits.
What Is the List-to-Sale Price Ratio in Henrico County?
Henrico’s average list-to-sale price ratio is 99.6% as of July 2026, down slightly from 102.1% a year ago. Homes are generally selling very close to asking price, though the frequency of over-asking sales has declined.
In Short Pump and Glen Allen, homes are still averaging 101-104% of list price when priced appropriately for their school zone and condition. In eastern Henrico, ratios have softened to around 97%, meaning sellers there are more often accepting slightly below-asking offers.
Approximately 32% of Henrico sales closed above list price in June 2026, down from 46% in June 2025. This is a clear signal that while competition remains real in top school districts, it has eased across the broader county.
How Are Mortgage Rates Impacting Henrico County Buyers?
Mortgage rates in July 2026 are averaging approximately 6.4% for a 30-year fixed loan, providing modest relief compared to the near-7% rates seen in 2024. This continues to shape how much home buyers can afford across Henrico’s price tiers.
At Henrico’s median price of $421,000 with a 10% down payment, buyers can expect an estimated monthly principal and interest payment of roughly $2,388, before taxes and insurance. This has pushed some first-time buyers toward more affordable Henrico submarkets like Varina and parts of eastern Henrico.
The Mission Realty Team has seen a rise in builder incentives on new construction in western Henrico, including rate buydowns and closing cost assistance, as builders compete to keep move-in-ready inventory moving in the current rate environment.
| Henrico Submarket (Zip) | Median Sale Price | Avg. Days on Market |
|---|---|---|
| Short Pump / Western Henrico (23233) | $512,000 | 10 days |
| Glen Allen / Innsbrook (23060) | $468,000 | 13 days |
| Tuckahoe / Lakeside (23229/23228) | $389,000 | 16 days |
| Varina / Eastern Henrico (23231) | $312,000 | 28 days |
| Twin Hickory / West Broad Village (23059) | $495,000 | 14 days |
| Countywide Average | $421,000 | 19 days |
Frequently Asked Questions About the Henrico County Real Estate Market
What is the median home price in Henrico County in July 2026?
The median home price in Henrico County is $421,000 as of July 2026. This is a 3.9% increase from $405,200 in July 2025. Prices range widely across the county, from $312,000 in Varina to $512,000 in Short Pump.
Is Henrico County a good place to buy a home right now?
Yes, Henrico County offers strong value with 1,102 active listings and improved buyer leverage compared to 2023-2024. Inventory is up 14% year-over-year, giving buyers more selection, particularly in the $400,000-$550,000 range. Buyers targeting top school zones like Short Pump should still expect competition, while eastern Henrico offers more room to negotiate.
Is Henrico a buyer’s market or seller’s market in 2026?
Henrico County is a moderate seller’s market with 2.6 months of housing supply as of July 2026. This is an increase from 1.8 months a year ago, showing the market is gradually becoming more balanced. Sellers still generally have the advantage, especially in high-demand school districts.
How long does it take to sell a house in Henrico County?
Homes in Henrico County are averaging 19 days on market as of July 2026. Homes in Short Pump and Glen Allen sell fastest, often in 10-13 days, while homes in eastern Henrico average closer to 28 days. Pricing strategy and school district have the biggest impact on how quickly a Henrico home sells.
Which Henrico neighborhoods have the highest home prices?
Short Pump and western Henrico (zip 23233) have the highest median home price in the county at $512,000. Glen Allen and Innsbrook follow at $468,000. Both areas benefit from top-rated schools, shopping access, and proximity to major employers.
What are the most affordable areas to buy in Henrico County?
Varina and eastern Henrico (zip 23231) offer the most affordable homes in the county, with a median sale price of $312,000. This area has seen more modest 2.4% year-over-year appreciation compared to western Henrico, making it attractive for first-time buyers and those seeking more land.
How much has Henrico County real estate appreciated this year?
Henrico County home prices have appreciated 3.9% year-over-year as of July 2026. Appreciation varies by submarket, with Short Pump growing faster at 5.2% and Varina growing more slowly at 2.4%. This reflects continued demand concentrated around top school districts.
What is the average list-to-sale price ratio in Henrico County?
Henrico’s average list-to-sale price ratio is 99.6% as of July 2026. Homes in Short Pump and Glen Allen often exceed 100% of list price, while eastern Henrico homes average closer to 97%. This is down from 102.1% a year ago, indicating a modest cooling in competitive bidding.
How much housing inventory is available in Henrico County?
Henrico County has 1,102 active listings as of July 2026, up 14% from 967 a year ago. This is the strongest inventory level in the county since 2023, particularly benefiting buyers in the $400,000-$550,000 price range.
What school districts drive the highest home values in Henrico?
Homes zoned for Short Pump Elementary, Godwin High School, and Deep Run High School command the highest premiums in Henrico County. These zones see the fastest days on market, averaging 10-13 days, and the highest list-to-sale ratios in the county. Buyers should verify current school zoning directly with Henrico County Public Schools, as boundaries can shift.
Are new construction homes available in Henrico County?
Yes, new construction remains active in western Henrico near Short Pump, West Broad Village, and Twin Hickory. Builder inventory is up 19% year-over-year, and several builders are offering rate buydowns and closing cost incentives in mid-2026. These communities are seeing days on market of 14 days or less for move-in-ready homes.
Should I sell my Henrico home now or wait until fall?
Current data supports selling now, since Henrico’s 2.6 months of supply and 99.6% list-to-sale ratio still favor sellers. Waiting risks facing more competition as county-wide inventory continues to grow through 2026. The Mission Realty Team can provide a free comparative market analysis to confirm the right timing and price for your specific neighborhood.
What are current mortgage rates for Henrico County homebuyers?
Mortgage rates in July 2026 are averaging around 6.4% for a 30-year fixed loan. This is a slight improvement from 2024’s near-7% rates. Many builders and sellers in Henrico are offering rate buydown incentives to help offset the impact on monthly payments.
How does Henrico County compare to Richmond city for home prices?
Henrico’s median home price of $421,000 is slightly higher than Richmond city’s $402,500, largely due to newer construction and larger suburban lots. Henrico also tends to offer more square footage per dollar than Richmond’s historic housing stock. The Mission Realty Team can help buyers compare both markets side by side based on lifestyle and budget priorities.
Get a Free Henrico County Market Analysis
Whether you’re eyeing Short Pump’s top school zones or exploring more affordable options in Varina, the Mission Realty Team has the local data to guide your next move. Contact the Mission Realty Team today for a free Henrico County home valuation or buyer strategy session.
