Published November 1, 2026 in Market Update

Inventory rose in this Chesterfield County market, but contracts did not keep up

By Don Reid

Real estate, Chesterfield County $651k - $1.2M

If you own a home in Chesterfield County and you have been watching the market, you are probably thinking or wanting one thing: to know whether now is a good time to list. Let's look at what the numbers actually say, so you can decide with clear eyes.

Here is the core question: inventory is up, but are buyers keeping pace? We will come back to that near the end with a direct answer.

The big picture across these ZIP codes

The Real Estate Data Aggregator counted homes across ZIP codes 23112, 23113, 23114, 23120, 23235, 23236, and 23832 for the three months ending August 31, 2026. More listings came in. Fewer homes closed. That gap is the story.

More supply means buyers have more to look at. Fewer closings means sellers are facing a little more competition than a year ago. Those two things together are what shapes your pricing decision right now.

Realtor.com reported that active listings grew 5.5% year over year nationally, topping 1.16 million homes for sale. The Real Estate Data Aggregator shows this Chesterfield County market rose 4.4%, close to that national pace. This is not a local quirk. It is part of a wider shift.

Realtor.com also reported that 20.8% of listings nationally had their price reduced in September 2026, the highest share since October 2022. That context matters when you are deciding where to set your asking price.

How each ZIP code read differently

The combined numbers tell one story. Each ZIP code tells its own. Let's walk through them.

Where homes moved fastest

Let's look at speed. ZIP 23235 had a median of just 10 days on market, according to the Real Estate Data Aggregator. ZIP 23113 in Midlothian was close at 14 days. Both beat the other ZIP codes by a meaningful margin.

Speed and price do not always move together. In ZIP 23113, the Real Estate Data Aggregator recorded a median sale price of $777,500, up 10.8% from a year before, and homes still sold in a median of 14 days. That is the fastest-moving and highest-priced ZIP in this group. Prices up, days down: that is a different read than most of the market.

ZIP 23832 in Chesterfield told a quieter story. The Real Estate Data Aggregator showed homes there took a median of 25 days, 8 days longer than a year ago. The share of homes selling above list price fell 9.5 points to 31.9%. More time, less competition: that is a shift sellers there should factor in.

Who is going under contract quickly

In ZIP 23236, the Real Estate Data Aggregator found that 50.8% of homes went under contract within two weeks of listing. ZIP 23235 was nearly identical at 49.6%. In ZIP 23832, that share was 31.8%, down 8.5 points from a year before. Same county, very different pace.

What the broader rate picture adds

Realtor.com reported that mortgage rates surged above 7% for the first time since January 2025. Redfin reported a weekly average mortgage rate of 7.32% for the four weeks ending October 25, 2026, with a median monthly payment of $2,786. Rates at that level slow some buyers down. That is part of why pending sales across this market fell 2.1%, even as new listings rose.

The Federal Housing Finance Agency reported that U.S. house prices rose 2.4% from August 2025 to August 2026. That is a modest gain nationally. Several ZIP codes here matched or beat that pace.

Now, let's recap

So, back to the core question: inventory is up, but are buyers keeping pace? The short answer is no, not fully. Here is what the Real Estate Data Aggregator showed for the three months ending August 31, 2026.

One last thing worth saying: one street can read very differently from the ZIP code around it. These numbers cover whole ZIP codes, and your specific block, your home's condition, and your price point all shape the real picture for you.