Henrico County housing market, September 2026: what buyers and sellers should know

What happened in the Henrico County housing market in September 2026?

Henrico’s median sale price was $401,045 in September, up 4.7% from a year ago and up 54.2% from September 2019. Median days on market was 13, up 18.2% from a year ago. Months of supply was 2.5, up 31.6% from a year ago. Those three numbers tell the story: prices are still rising, but the market is slower and looser than it was twelve months ago.

There were 308 closed sales, down 4.9% from a year ago. Active listings at month end were 846, up 21.9% from a year ago but still 8.5% below September 2019. New listings were 468, up 7.3%. Sellers got 100.0% of list price at the median, and 34.7% of homes sold above list. Median price per square foot was $237.14, up 4.6%.

All of these numbers come from Keeton & Co analysis of CVR MLS data, September 2026. You can see the live version, including the trend charts, on our Henrico County market page.

What does this mean for a buyer in Henrico County?

You have more choices and more negotiating room than a year ago, but not a buyer’s market. Active listings are up 21.9% and months of supply is up 31.6% from a year ago, so you are less likely to be one of a dozen offers on a house. The share of homes with a price reduction fell 13.8% from a year ago to 23.7%, which tells you sellers who priced correctly did not need to cut.

The more useful number is seller concessions. In 43.8% of September sales, the seller contributed something toward closing costs or repairs, up 5% from a year ago. A buyer who asks for a credit on a house that has sat for two weeks is asking for something sellers are already giving.

Detached homes had a median of $425,000, townhouses $372,320 and condos $335,335. If your budget is tight, townhouses are where the supply sits at the lower end. Get pre-approved before you tour, and read our guide to how earnest money works in Virginia so the deposit does not surprise you.

What does this mean for a seller in Henrico County?

Price correctly on day one. The sale-to-list ratio at the median was 100.0%, but a house that sits does not keep that ratio. Median days on market rose 18.2% from a year ago, and with active listings up 21.9% your home is competing with more of them.

The $350K to $750K bands moved fastest, at a median of 10 days. The $250K to $350K band took 17 days, and homes under $250K took 21. If your house is at the lower end, expect a longer wait and plan the first two weeks of showings accordingly. Expect to field a request for concessions: more than four in ten sales included one.

If you are weighing repairs first, read should I make repairs before listing my home. For a price opinion based on your street rather than the county median, talk to us about selling.

How do Henrico County price bands compare?

The busiest band was $350K to $500K, with 119 sales at a median of $412,500, 10 days on market and 2.7 months of supply. The $500K to $750K band had 55 sales at a median of $615,000, 10 days on market and supply tied for the tightest of any band at 2.1 months. The $250K to $350K band had 75 sales at a median of $300,000, 17 days on market and 2.4 months of supply.

Price band	Sold	Median price	Days on market	Months of supply
Under $250K	27	$195,000	21	2.8
$250K–$350K	75	$300,000	17	2.4
$350K–$500K	119	$412,500	10	2.7
$500K–$750K	55	$615,000	10	2.1
$750K–$1M	15	$825,000	18	2.5
$1M and up	17	$1,131,633	9	2.1

Bands with fewer than twenty sales can swing from month to month, so read the $750K and up rows as direction rather than precision. The $500K to $750K band is among the tightest on supply, which is why a well-prepared home there still draws competition.

Where I see people get this wrong

In fourteen years selling in Central Virginia, the mistake I see most often is a seller pricing off last spring. A homeowner in western Henrico sees a neighbor’s number from earlier this year, lists at that price, and watches the house sit while newer listings take the showings. Median days on market is up 18.2% from a year ago; the market has not stopped, but it has stopped forgiving a price that is a few percent too high.

The mirror image is the buyer who waits for a crash. Prices in Henrico are up 4.7% from a year ago and supply is still only 2.5 months. A buyer who understands that concessions and a calm negotiation are available now is better off than one who waits for a market that is not coming.

What comes next for Henrico County?

I do not forecast prices, but I can tell you what I am watching. Supply has been climbing for months. If it continues to climb while closed sales stay flat or slip, expect more concessions and longer days on market before you see price declines. Prices tend to move last. Autumn is also a seasonal slowdown in Central Virginia, so some of the softening is the calendar and not the trend.

My advice does not change much either way. Sellers should price to the market they see this month. Buyers should be ready to move on a house that fits, and ask for what the market is giving.

What should I do next?

If you own in Henrico and want a price based on current sales near you, talk to us about selling. If you are looking, start with our buyer process. Either way, contact our Glen Allen office or ask Daniel Keeton directly. You can also reach us here.