Published November 1, 2026 in Market Update

One part of Henrico is still moving much faster than another

By Don Reid

Real estate, Henrico County $350k - $650k

If you own a home in Henrico County and are thinking about what to do next, you are probably thinking or wanting one thing: to know whether your part of the county is fast or slow right now. That answer changes everything about your next move.

Realtor.com reported that 20.8% of listings nationally had a price cut in September, the highest share since October 2022. Henrico tells a more layered story. The Real Estate Data Aggregator counted 876 homes sold across these seven ZIP codes in the three months ending August 31, 2026. That is up just 0.7% from the same months of 2025. Sales held steady. But the speed gap between areas did not.

The core question: fast or slow, and which side are you on?

Speed matters, patience pays. In a fast ZIP code, buyers need stronger terms. In a slower one, buyers have more room to talk. Let's look at where each area lands.

ZIP 23229, in the west end, had a median of just 11 days on market, according to the Real Estate Data Aggregator. That is 1 day shorter than the same period in 2025. ZIP 23233, also in the west end near Short Pump, sat at 23 days. That is 11 days longer than a year ago. Same general part of Henrico. Very different pace.

Let's walk through each area

Let's talk about the west end: ZIP 23229

ZIP 23229 is the tightest market in this group. The Real Estate Data Aggregator counted 157 homes sold there, up 28.7% from a year ago. The median sale price was $544,500, up 12.8%. Homes for sale numbered just 38, down 5% from last year. That is only 0.7 months of supply. More than half of homes, 53.5%, sold above list price. Nearly 6 in 10 homes went under contract within two weeks of listing.

Let's look at Short Pump: ZIP 23233

ZIP 23233 tells a calmer story. The Real Estate Data Aggregator shows 149 homes sold, up 24.2% from last year. The median sale price was $555,950, up 6.9%. But homes for sale jumped 29.7% to 83 active listings. Months of supply rose to 1.7. Days on market climbed to 23, which is 11 days longer than a year ago. Homes sold above list at a rate of 40.9%, down 8.3 points from 2025. Buyers here have more time and a bit more room.

Let's check Glen Allen: ZIPs 23059 and 23060

ZIP 23060 in Glen Allen had 139 homes sold, though that is down 16.8% from last year. The median sale price was $435,000, up 2.5%. Days on market came in at 17, which is 2 days shorter than 2025. Homes for sale dropped 26.8%. Supply tightened even as sales slowed.

ZIP 23059, also Glen Allen, is the one area where supply grew sharply. The Real Estate Data Aggregator counted 146 homes for sale, up 52.1% from a year ago. Months of supply rose to 2.8, up 1.3 months. The median sale price was $578,750, up 5.2%. But the average sale came in at 99.9% of list, and only about 1 in 3 homes sold above list price. Days on market were 18, actually 5 days shorter than last year, so homes that are priced right are still moving.

Let's cover the rest of Henrico: ZIPs 23238, 23294 and 23228

ZIP 23238 had 95 homes sold, down 24% from last year. The median sale price dipped 2.6% to $510,000. That is the only price decline in this group. Days on market were 13, which is 3 days shorter than 2025. Homes for sale fell 16%, so inventory is lean even though sales slowed.

ZIP 23294 had 52 homes sold, up 33.3%. The median sale price was $366,000, up 4.6%. Days on market were 14. More than half of homes, 55.6%, went under contract within two weeks. That is the second-highest two-week rate in this group.

ZIP 23228 had 122 homes sold, up 16.2%. The median sale price was $350,000, up 2.2%. Days on market were 14. About 40.2% sold above list, up 7.8 points from last year. That is the only ZIP in this group where the above-list share rose meaningfully.

Let's put the national picture alongside Henrico

Nationally, Realtor.com reported that 20.8% of listings had a price cut in September, the highest share since October 2022. Mortgage rates surged above 7% for the first time since January 2025, also according to Realtor.com. The Federal Housing Finance Agency reported that U.S. home prices rose 2.4% from August 2025 to August 2026. Henrico's faster ZIP codes are outpacing that national gain. The slower ones are closer to it.

Price cuts are a national story. But in ZIP 23229, homes still averaged 103.8% of list price, according to the Real Estate Data Aggregator. That context matters when you are deciding where to set a number.

Now, let's recap

Here is where we land on the core question: fast or slow, and which side are you on in Henrico?