Short Pump housing market, September 2026: the median fell 5.2%, but price per square foot rose 5.4%

In September 2026, Short Pump’s median sale price was $460,000, down 5.2% from a year ago, on 35 closed sales. Before you read that as falling prices, look at the square-foot figure and at how much more there is to buy.

What changed in Short Pump in September 2026?

The median fell, but median price per square foot rose 5.4% to $255.62. Those two figures don’t usually point in opposite directions unless the mix of homes changed, and with 35 sales it can change a lot from one month to the next.

The bigger shift is on the shelf. Active listings ended the month at 106, up 55.9% from a year ago, while new listings were 54, up 28.6%.

Measure (September 2026)	Short Pump
Median sale price	$460,000 (down 5.2% from a year ago)
Closed sales	35 (up 16.7%)
Median days on market	17 (up 21.4%)
Months of supply	2.5 (up 19%)
Active listings at month end	106 (up 55.9%)
Share with a price reduction	37.1% (up 39%)
Share with seller concessions	40% (up 100%)
Median price per square foot	$255.62 (up 5.4%)

Year-ago changes are relative percent changes. The sale-to-list price ratio was 100.0%, up 0.3% from a year ago.

Why can the median fall while the price per square foot rises?

A median is the middle sale, so it moves with the mix of homes that closed. A month with more smaller or lower-priced homes pulls it down even if each square foot costs more.

I can’t tell from the printed data which homes made up this September, so treat that as my interpretation. What the data does show is a median of $426,543 for the $350,000 to $500,000 band (14 sold, 31 days on market) and $525,000 for detached homes (21 sold). Short Pump’s other price bands had too few sales for a reliable median.

The practical point: one month and 35 sales can’t tell you what your street did. A countywide or neighborhood median has never walked through your front door.

What does this mean for a buyer in Short Pump?

This is interpretation, not something the data proves. Buyers have more to choose from than a year ago. Months of supply was 2.5, up 19%, and the $350,000 to $500,000 band had 49 active homes at 3.4 months of supply.

Leverage looks more likely to show up in the terms than in the list price. The typical home still closed at 100.0% of its final list price, but 40% of sales included seller concessions and 37.1% had a price reduction. Ask your agent what similar homes actually closed with, then write an offer from that. Our buyer page explains how we approach it.

What does this mean for a seller in Short Pump?

Pricing matters more when there’s more competition. The median home took 17 days to sell, up 21.4% from a year ago, and 106 active homes give buyers plenty to compare.

That doesn’t mean sellers are in trouble. 42.9% of sales closed above list price and the typical home closed at its list price. It means the first price you choose has to hold up against what buyers can see next door. If you’re thinking of listing, ask us for the closed sales that match your home before you decide.

What would I watch next, and what do I expect?

Watch whether active listings keep climbing faster than sales, and whether concessions stay common. My read is that Short Pump is shifting toward a market where careful pricing and negotiation matter more, not toward a sharp turn in either direction. I’m not attaching a forecast to that.

I’d also hold the 5.2% decline loosely. If price per square foot slips in the next few months, that would be a stronger signal than one month’s median.

What should I do next?

If you own or want a home in Short Pump, tell us the street, size and price range and we’ll pull the recent closed sales that fit it, rather than leaning on a median. Contact Keeton & Co and see Daniel Keeton. For more on the area itself, read is Short Pump a good place to live.

Source: Keeton & Co analysis of CVR MLS data, September 2026. Data through October 3, 2026. Prices are medians of closed sales; active listings and months of supply describe homes for sale at month end. Year-ago changes are relative percent changes. Full figures are on the Short Pump market page.