Goochland County Market Update 10-12-26

The Goochland Market Report …Week of October 5 to October 11…

Alright neighbors… ask ten people how the Goochland market is doing and you’ll get ten different answers.

All ten might be right.

That’s because Goochland isn’t one market. It’s three.

I’ve been selling real estate since 2011, and our team has now helped neighbors buy and sell over 400 properties in Goochland, from the Henrico line to the Louisa line.

After that many closing tables, you learn every part of this county has its own personality.

For a better visual (and this is a rough description)…

the east is most anything east of Cardwell Rd. Centerville, Manakin-Sabot, West Creek, Tuckahoe and Oilville. Closest to Short Pump, the most new construction, the highest prices.

Central runs from Cardwell over to a line drawn south from the Gum Spring area. The Courthouse, Maidens, Sandy Hook. Acreage, established neighborhoods, a little more elbow room.

The west is anything west of that line. Hadensville, Columbia, Kents Store. Land, privacy, and a market that moves on its own clock.

Put an identical property in all three and you’ll get three very different prices.

Here’s how each one did…

East end… prices holding, terms softening

Almost half the county’s sales over the last 90 days happened here. The typical home closed around $744,000, within about 2% of a year ago, and most went under contract in under two weeks.

What changed is the negotiation.

Last fall, east end sellers were getting their full original asking price. This fall it’s about 97.5%. On a $750,000 house, that’s almost $19,000 moving to the buyer’s side of the table.

And here’s the gap to watch….

The typical east end home for sale is listed near $860,000. The typical one that sold? $744,000.

Readers Branch and Mosaic are moving slower than last year. But at the very top, Kinloch and Lower Tuckahoe still had seven-figure sales go under contract in about ten days.

Central Goochland… the surprise of the quarter

Same number of sales as last year, 33 in 90 days. But this is the only part of the county where prices went up. The typical home sold for about $605,000, up 13% from $535,000 a year ago.

Full asking price. About 17 days on market.

If you want the healthiest market in Goochland, it’s the one around the Courthouse.

Western Goochland… quiet, and that’s the opportunity

19 homes sold out west in the last 90 days, about the same as last year. But they’re moving faster… a median of 7 days on market, down from 24.

Only 20 homes are for sale out here right now. If you own a home or land in western Goochland, you have very little competition.

The whole county in one breath

Last week, 9 homes closed, 16 new listings came on, and 4 went under contract.

The county median is about $610,000, down less than 1% from last year, while the number of sales is down about 20%.

Homes priced right still sell in days. Homes priced on hope are starting to stack up.

Selling? Price to what sold and below your ACTIVE competition. And just because something is for sale, doesn’t mean it’s at market value.

Buying? Central will make you compete, the east end will let you negotiate, and the west rewards patience.

Curious what your house would bring in your corner of the county? Send me a DM. Always happy to help a neighbor!

Source: CVR MLS, Goochland County, all brokerages, residential. Week of Oct 5 to 11, 2026. 90-day figures are Jul 14 to Oct 11, 2026 vs. the same period in 2025.

If you’re thinking about selling, check out what your home could sell for

See current homes for sale in Goochland