What does $350K–$500K buy in Short Pump in 2026?

In September 2026, homes in Short Pump’s $350K–$500K band sold at a median of $426,543 after 31 days on market, at $258.64 per square foot, based on 14 closed sales.

Fourteen sales is a thin month, so this is a look at what the numbers can and can’t tell you about a budget in this range.

What did the $350K–$500K band look like in September?

Measure (Short Pump, $350K–$500K)	September 2026
Closed sales	14
Median sale price	$426,543
Median days on market	31
Median price per square foot	$258.64
Active listings	49
Months of supply	3.4

That was 14 of the 35 homes that closed in Short Pump during the month. It also held 49 of the 106 active listings at month end. Months of supply means how long those listings would last at the recent sales pace.

The 31 days is longer than the 17 days for all Short Pump sales that month. Fourteen homes can move a median a long way, though, so I wouldn’t treat it as proof that this price range sits on the market longer.

Why is it hard to say more about the other bands?

Because the other bands barely sold. The $500K–$750K band had 9 sales, and the $750K–$1M and $1M-plus bands had 3 each. None had enough sales to publish a median.

Band	Closed sales	Active listings	Months of supply
$500K–$750K	9	27	1.7
$750K–$1M	3	13	2.8
$1M+	3	13	Not reported

The supply figures can still be read as a clue. The $500K–$750K band showed 1.7 months of supply against 3.4 in the band below it. My read is that buyers had fewer choices relative to sales in the higher band. With nine sales behind it, that’s directional, not a finding, and supply figures don’t tell us how many offers any home received.

What kind of home fits a Short Pump budget under $500,000?

Detached homes sold at a median of $525,000 across 21 sales in September, which is above this band’s ceiling. The data doesn’t split condos or townhouses out for Short Pump, so I can’t tell you how much of the band they filled.

What I can say is that a budget in this range probably means choosing between size, age and finishes. It’s an interpretation, not a measurement. The numbers don’t describe lot size, condition or neighborhood.

Our look at what the same budget buys in nearby Glen Allen is a useful comparison, since Glen Allen had far more sales in this band that month.

What should a buyer do with this?

Start with the terms, not the list price. In September, 40% of Short Pump sales included seller concessions and 37.1% had a price reduction, while the sale-to-list price ratio was 100.0%. Those are shares of all 35 sales, not promises about any one house.

Active listings were up 55.9% from a year ago, so there is more to choose from than there was. Choice gives you time to compare, but you’ll need recent closings for the exact type of home you want before you decide what a fair offer looks like. Our guide to seller concessions explains how those work.

Finally, I’d get your financing in order before you tour, so a good home isn’t lost while you sort out the paperwork.

What should I do next?

Tell us your monthly budget, must-haves and timeline, and we’ll pull recent closed sales that match, along with what’s active now. Start on our buying page, or talk with the team in our Glen Allen office. See Daniel Keeton.

Source: Keeton & Co analysis of CVR MLS data, September 2026. Data through October 3, 2026. Prices and per-square-foot figures are medians of closed sales; active listings and months of supply describe homes for sale at month end. Samples in this area are small. Full figures are on the Short Pump market page.