What should I do if my Virginia house isn't getting offers?

A house with showings and no offers is sending you a message. The trick is reading it correctly, because the fix for a price problem is different from the fix for a condition problem.

In Richmond metro in September 2026, 25.9% of closed sales had a price reduction. That describes homes that sold, not what yours needs, and adjusting the wrong thing can cost you weeks.

How do I tell whether it’s price, condition or exposure?

Start with the funnel. How many people looked online, how many booked showings, and how many wrote offers?

If showings are low, buyers are skipping the listing from the photos, the price or both. If showings are healthy and offers aren’t coming, buyers are walking through and deciding the home isn’t worth the asking price to them, which means price or condition.

Ask your agent for showing counts and written feedback, and ask what comparable homes are listed at today. Showing feedback is imperfect, since buyers are polite, so weigh patterns over one comment.

What do the local numbers say about price reductions?

They say a price reduction is common among homes that sold. In September 2026, 25.9% of Richmond metro sales had a price reduction (n=1,025), down 6.8% from a year ago (a relative change, not percentage points). In the City of Richmond the share was 21.5% (n=186).

Those figures describe homes that sold, so they don’t show how many unsold listings were reduced. And a typical Richmond metro home that sold took a median of 12 days, but that’s across every price range. Ask your agent for the pace in your price range and neighborhood, since a countywide median has never walked through your front door.

You can see the full figures on the Richmond metro market report.

What should I change first?

Change one thing at a time so you know what worked.

If the photos or description are the problem, fix those first. A reshoot is cheaper than a price cut. If condition is the problem, a short list of repairs may do more than a discount. Our post on repairs before listing shows which ones tend to matter to buyers.

If price is the issue, an honest look at recent closed sales is the answer. A small reduction may do little if it doesn’t change how your home compares with the competition. Ask your agent how your price sits against the active listings and recent sales buyers are choosing between.

Should I wait or reduce?

My read: waiting only makes sense when you have a reason to think more buyers are coming, such as a seasonal change you can point to. Without that, a house that has lingered tends to look stale next to new listings.

I’d also ask what a reduction buys you. A reduction paired with a fresh look at the listing, rather than a quiet change, gives buyers a reason to look again. Our post on selling this fall or waiting until spring covers the seasonal question.

If a buyer does make an offer, remember that price isn’t the only term. Our guide to comparing offers shows how to weigh them.

What if the agent and I disagree?

Ask them to show their reasoning with sales you can see. If you’ve lost confidence, read your listing agreement for how it can be changed or ended; a Virginia real estate attorney can explain your specific agreement. Our post on what a listing agreement commits you to is a good place to start.

What should I do next?

Ask your agent for a one-page review: showings, feedback, competing listings and recent sales. If you’d like a second opinion on a Virginia listing, our selling page explains how to reach us, and I’m glad to look at the numbers with you. Written by Daniel Keeton, broker.

Source: Keeton & Co analysis of CVR MLS data, September 2026, data through October 3, 2026. Share with a price reduction and days on market describe closed sales; figures are medians or shares of closed sales. Year-ago changes are relative percent changes. City of Richmond figures are on the City of Richmond market page.