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Keeton & Co Real Estate

town · September 2026

Glen Allen, Virginia housing market

Updated

Data through October 3, 2026 · part of the Richmond metro report

The median sale price in Glen Allen was $465,000 in September 2026, up 8.2% from Sep 2025. 81 homes closed, up 3.8% vs Sep 2025. Active inventory stood at 212 listings at month end, up 14.6% vs Sep 2025.

Glen Allen at a glance, September 2026

  • Median sale price

    $465,000

    +8.2% vs Sep 2025

  • Active listings

    212

    +14.6% vs Sep 2025

  • Homes sold

    81

    +3.8% vs Sep 2025

  • Median days on market

    13 days

    +1 days vs Sep 2025

  • Months of supply

    2.4 mo

    +0.5 mo vs Sep 2025

  • Sale-to-list ratio

    100.0%

    Flat vs Sep 2025

  • Had a price reduction

    22.2%

    -12.4 pts vs Sep 2025

  • Sales with seller concessions

    42%

    +6.1 pts vs Sep 2025

What is happening in the Glen Allen housing market?

The median sale price in Glen Allen was $465,000 in September 2026, up 8.2% from Sep 2025.

81 homes closed, up 3.8% vs Sep 2025.

Active inventory stood at 212 listings at month end, up 14.6% vs Sep 2025.

That is 2.4 months of supply at the recent sales pace, which favors sellers.

The typical sale went under contract in 13 days (+1 days vs Sep 2025).

Homes sold for a median 100.0% of final list price; 32.1% sold above list.

The figures above are computed from MLS records. Analyst commentary for this period is being reviewed and will appear here when approved.

How does the Glen Allen market differ by price range?

The area-wide median hides a lot. Each band below shows sales, price, speed and supply for that range only.

Glen Allen by price range, September 2026
Price rangeHomes soldMedian sale priceMedian days on marketSale-to-list ratioHad a price reductionActive listingsMonths of supply
Under $250k 1————74.2 mo
$250k–$350k 7$300,00048 days98.5%28.6%131.3 mo
$350k–$500k 36$414,97512 days99.9%22.2%902.6 mo
$500k–$750k 24$612,2508 days100.9%20.8%501.9 mo
$750k–$1M 7$806,00018 days97.5%28.6%383.3 mo
$1M+ 6$1,087,15716 days98.5%16.7%142.6 mo

Cells showing n=… have too few sales to publish a reliable figure.

How do property types compare in Glen Allen?

Detached homes, townhouses and condos behave differently, and new construction moves on its own schedule.

Glen Allen by property type, September 2026
Property typeHomes soldMedian sale priceMedian days on marketSale-to-list ratioHad a price reductionActive listingsMonths of supply
Detached 41$560,00010 days100.0%26.8%1062.1 mo
Townhouse / attached 25$415,00012 days98.4%8%602.7 mo
Condo 15$450,00033 days100.0%33.3%462.9 mo

Cells showing n=… have too few sales to publish a reliable figure.

Glen Allen new construction vs resale, September 2026
New vs resaleHomes soldMedian sale priceMedian days on marketHad a price reductionMonths of supply
New construction 19$411,83016 days10.5%3.7 mo
Resale 62$538,50013 days25.8%2.1 mo

Cells showing n=… have too few sales to publish a reliable figure.

What does this mean for sellers?

With 2.4 months of supply, a correctly priced home still has more buyers than competition. Pricing from closed sales, not from a neighbor's asking price, is what captures that.

Median sale-to-list of 100.0% means sellers are getting full price on well-presented homes.

Find out what this means for your home · What it costs to sell

What does this mean for buyers?

Inventory is tight at 2.4 months of supply. Get fully pre-approved before you tour, and expect to compete on well-priced homes.

The median home went under contract in 13 days, so decide your walk-away price before you tour.

Active inventory is +14.6% vs Sep 2025, so there is more to choose from than last year.

How we work with buyers · Buyer agreements explained

No pressure, no spam

What does the Glen Allen market mean for your home?

A licensed agent reaches out within 5 minutes during business hours, from (804) 556-1228.

By submitting, you agree that Keeton & Co Real Estate and its agents may call and text you at the number you provided about your real estate inquiry, including by automated means and AI-generated or prerecorded voice. Consent is not a condition of purchase. Msg & data rates may apply. Reply STOP to opt out. Privacy Policy

How have Glen Allen prices trended?

Monthly series from the same MLS records, computed with the same method for every month shown. Toggle 12, 24 or 36 months.

Median sale price
$415K$465K$515K$564K Nov 2023May 2024Nov 2024May 2025Nov 2025May 2026Oct 2026

Median sale price: $470,000 in Oct 2026, down 6.0% from $500,000 in Nov 2023. High $550,000 (Jun 2024), low $429,807 (Sep 2025).

Median sale price, monthly
MonthValue
Nov 2023$500,000
Dec 2023$497,550
Jan 2024$460,000
Feb 2024$448,650
Mar 2024$525,000
Apr 2024$525,605
May 2024$482,500
Jun 2024$550,000
Jul 2024$530,000
Aug 2024$497,000
Sep 2024$464,030
Oct 2024$491,723
Nov 2024$540,000
Dec 2024$435,000
Jan 2025$520,000
Feb 2025$501,970
Mar 2025$477,183
Apr 2025$530,000
May 2025$487,500
Jun 2025$529,708
Jul 2025$450,000
Aug 2025$492,495
Sep 2025$429,807
Oct 2025$476,948
Nov 2025$465,000
Dec 2025$460,000
Jan 2026$434,000
Feb 2026$430,000
Mar 2026$490,000
Apr 2026$479,610
May 2026$480,000
Jun 2026$493,195
Jul 2026$515,000
Aug 2026$467,500
Sep 2026$465,000
Oct 2026$470,000
Homes sold
04692138 Nov 2023May 2024Nov 2024May 2025Nov 2025May 2026Oct 2026

Homes sold: 6 in Oct 2026, down 93.3% from 89 in Nov 2023. High 124 (Jul 2025), low 6 (Oct 2026).

Homes sold, monthly
MonthValue
Nov 202389
Dec 202385
Jan 202462
Feb 202472
Mar 202467
Apr 202477
May 202484
Jun 202491
Jul 202489
Aug 202491
Sep 202485
Oct 202498
Nov 202477
Dec 2024103
Jan 202547
Feb 202557
Mar 202592
Apr 202581
May 2025110
Jun 2025116
Jul 2025124
Aug 202594
Sep 202578
Oct 2025102
Nov 202569
Dec 2025121
Jan 202658
Feb 202661
Mar 202661
Apr 2026105
May 2026118
Jun 202686
Jul 202696
Aug 202690
Sep 202681
Oct 20266
Share of sales with a price reduction
1%17%33%49% Nov 2023May 2024Nov 2024May 2025Nov 2025May 2026Oct 2026

Share of sales with a price reduction: 16.7% in Oct 2026, up 14.4% from 14.6% in Nov 2023. High 44.8% (Jan 2026), low 6% (Mar 2024).

Share of sales with a price reduction, monthly
MonthValue
Nov 202314.6%
Dec 202324.7%
Jan 202424.2%
Feb 202420.8%
Mar 20246%
Apr 202414.3%
May 202411.9%
Jun 202417.6%
Jul 202418%
Aug 202423.1%
Sep 202421.2%
Oct 202420.4%
Nov 202426%
Dec 202435%
Jan 202529.8%
Feb 202517.5%
Mar 202523.9%
Apr 202519.8%
May 202519.1%
Jun 202522.4%
Jul 202521.8%
Aug 202530.9%
Sep 202534.6%
Oct 202531.4%
Nov 202524.6%
Dec 202543.8%
Jan 202644.8%
Feb 202626.2%
Mar 202618%
Apr 202619%
May 202621.2%
Jun 202625.6%
Jul 202622.9%
Aug 202620%
Sep 202622.2%
Oct 202616.7%
Sale-to-list ratio
99%100%100%101% Nov 2023May 2024Nov 2024May 2025Nov 2025May 2026Oct 2026

Sale-to-list ratio: 99.8% in Oct 2026, down 1.2% from 101.0% in Nov 2023. High 101.0% (Nov 2023), low 99.1% (Jan 2026).

Sale-to-list ratio, monthly
MonthValue
Nov 2023101.0%
Dec 2023100.0%
Jan 2024100.0%
Feb 2024100.0%
Mar 2024100.9%
Apr 2024100.2%
May 2024100.2%
Jun 2024100.5%
Jul 2024100.0%
Aug 2024100.0%
Sep 2024100.0%
Oct 2024100.0%
Nov 2024100.0%
Dec 2024100.0%
Jan 202599.5%
Feb 2025100.0%
Mar 2025100.0%
Apr 2025100.0%
May 2025100.0%
Jun 2025100.0%
Jul 2025100.0%
Aug 2025100.0%
Sep 2025100.0%
Oct 2025100.0%
Nov 2025100.0%
Dec 2025100.0%
Jan 202699.1%
Feb 2026100.0%
Mar 2026100.0%
Apr 2026100.0%
May 2026100.0%
Jun 2026100.0%
Jul 2026100.0%
Aug 2026100.0%
Sep 2026100.0%
Oct 202699.8%

How have Glen Allen inventory and sales pace trended?

Supply and speed, month by month.

Active listings at month end
65122180237 Nov 2023May 2024Nov 2024May 2025Nov 2025May 2026Oct 2026

Active listings at month end: 220 in Oct 2026, up 94.7% from 113 in Nov 2023. High 220 (Oct 2026), low 82 (Mar 2024).

Active listings at month end, monthly
MonthValue
Nov 2023113
Dec 202388
Jan 202492
Feb 202486
Mar 202482
Apr 2024103
May 2024128
Jun 2024124
Jul 2024136
Aug 2024139
Sep 2024146
Oct 2024139
Nov 2024140
Dec 2024121
Jan 2025110
Feb 2025111
Mar 2025123
Apr 2025153
May 2025161
Jun 2025150
Jul 2025153
Aug 2025174
Sep 2025185
Oct 2025180
Nov 2025148
Dec 2025111
Jan 2026117
Feb 2026144
Mar 2026139
Apr 2026125
May 2026172
Jun 2026190
Jul 2026185
Aug 2026202
Sep 2026212
Oct 2026220
Median days on market
4122028 Nov 2023May 2024Nov 2024May 2025Nov 2025May 2026Oct 2026

Median days on market: 6 days in Oct 2026, up 0.0% from 6 days in Nov 2023. High 26 days (Dec 2025), low 6 days (Nov 2023).

Median days on market, monthly
MonthValue
Nov 20236 days
Dec 20238 days
Jan 202413 days
Feb 202410 days
Mar 20246 days
Apr 20247 days
May 20246 days
Jun 20246 days
Jul 20246 days
Aug 20246 days
Sep 20248 days
Oct 20246 days
Nov 202416 days
Dec 202415 days
Jan 202512 days
Feb 202519 days
Mar 20257 days
Apr 20258 days
May 20257 days
Jun 20258 days
Jul 20258 days
Aug 202511 days
Sep 202512 days
Oct 202511 days
Nov 202516 days
Dec 202526 days
Jan 202625 days
Feb 202615 days
Mar 20267 days
Apr 20267 days
May 202611 days
Jun 20269 days
Jul 20268 days
Aug 202611 days
Sep 202613 days
Oct 20266 days
Months of supply
1123 Nov 2023May 2024Nov 2024May 2025Nov 2025May 2026Oct 2026

Months of supply: 2.5 mo in Oct 2026, up 92.3% from 1.3 mo in Nov 2023. High 2.5 mo (Oct 2026), low 1 mo (Dec 2023).

Months of supply, monthly
MonthValue
Nov 20231.3 mo
Dec 20231 mo
Jan 20241.2 mo
Feb 20241.1 mo
Mar 20241.2 mo
Apr 20241.4 mo
May 20241.7 mo
Jun 20241.5 mo
Jul 20241.5 mo
Aug 20241.5 mo
Sep 20241.7 mo
Oct 20241.5 mo
Nov 20241.6 mo
Dec 20241.3 mo
Jan 20251.5 mo
Feb 20251.6 mo
Mar 20251.8 mo
Apr 20251.9 mo
May 20251.7 mo
Jun 20251.4 mo
Jul 20251.3 mo
Aug 20251.6 mo
Sep 20251.9 mo
Oct 20252 mo
Nov 20251.8 mo
Dec 20251.1 mo
Jan 20261.4 mo
Feb 20261.8 mo
Mar 20262.1 mo
Apr 20261.6 mo
May 20261.8 mo
Jun 20261.8 mo
Jul 20261.9 mo
Aug 20262.2 mo
Sep 20262.4 mo
Oct 20262.5 mo
New listings
060119179 Nov 2023May 2024Nov 2024May 2025Nov 2025May 2026Oct 2026

New listings: 12 in Oct 2026, down 86.4% from 88 in Nov 2023. High 161 (Apr 2025), low 12 (Oct 2026).

New listings, monthly
MonthValue
Nov 202388
Dec 202364
Jan 202483
Feb 202472
Mar 2024101
Apr 2024119
May 2024146
Jun 2024101
Jul 2024111
Aug 2024101
Sep 2024114
Oct 202491
Nov 202474
Dec 202463
Jan 202570
Feb 202591
Mar 2025115
Apr 2025161
May 2025128
Jun 2025131
Jul 2025122
Aug 2025123
Sep 2025126
Oct 202599
Nov 202565
Dec 202561
Jan 202684
Feb 2026107
Mar 2026117
Apr 2026127
May 2026144
Jun 2026136
Jul 2026116
Aug 2026137
Sep 2026101
Oct 202612

How are these numbers calculated?

Geography. Glen Allen as defined in Keeton & Co's market model (MLS county, city, ZIP and area codes).

Source. Closed and active listings recorded in CVR MLS, replicated nightly. Data through October 3, 2026. Property types: Residential (detached, townhouse/attached, condo, 2–4 unit). Leases, land and commercial are excluded.

Exclusions. Sales under $25,000; distressed and non-arm's-length sales (Auction, Bankruptcy Property, In Foreclosure, REO…).

Sample rules. A figure is suppressed below 5 records, flagged low-confidence below 10, and moderate below 25. Year-over-year comparisons are shown only when both periods have at least 5 records.

Days on market
MLS-reported DaysOnMarket for closings (list-to-contract). Fallback contract_date - on_market_date.
Cumulative DOM
CumulativeDaysOnMarket where reported (CAAR)
Price per square foot
ClosePrice / LivingArea where LivingArea >= 300
Seller concessions
ConcessionsAmount > 0 (CVR only); pct of close price
Contract date
CVR: PendingTimestamp::date; CAAR: on_market_date + DaysOnMarket (proxy). Only Pending/ActiveUnderContract/Closed.
Months of supply
active_at_period_end / (closings in trailing 3 months / 3)
Stale listing
active at period end with (end - on_market_date) > 90 days
On-market date
COALESCE(OnMarketDate, ListingContractDate)
Resolution date
OffMarketDate, else CloseDate/WithdrawnDate/CancellationDate/ExpirationDate by status; NULL while Active/ComingSoon
Price reduction
closed listings with OriginalListPrice > ListPrice; amount = OriginalListPrice - ListPrice
Closed sales
StandardStatus='Closed' AND CloseDate in [start,end]
Went under contract
contract_date in [start,end]
Sale-to-list
median(ClosePrice / ListPrice)
Absorption rate
closed_in_period / active_at_period_end * 100 (period normalized to 30.4 days)
Active listings
on_market_date <= end AND (contract_date IS NULL OR contract_date > end) AND (off_market_date IS NULL OR off_market_date > end); excludes ComingSoon
Sale-to-original-list
median(ClosePrice / OriginalListPrice)
New listings
on_market_date in [start,end]
Under contract
contract_date <= end AND (off_market_date IS NULL OR off_market_date > end)

Methodology Residential sales methodology v1 (v1). Statistics are computed by Keeton & Co's market-intelligence engine from the MLS records above; the commentary interprets those figures and never alters them. Reviewed by Keeton & Co.

Living in Glen Allen: schools, commute and FAQs → · Monthly report, all areas

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By submitting, you agree that Keeton & Co Real Estate and its agents may call and text you at the number you provided about your real estate inquiry, including by automated means and AI-generated or prerecorded voice. Consent is not a condition of purchase. Msg & data rates may apply. Reply STOP to opt out. Privacy Policy

No pressure, no spam

Get help buying in Central Virginia

A licensed agent reaches out within 5 minutes during business hours, from (804) 556-1228.

By submitting, you agree that Keeton & Co Real Estate and its agents may call and text you at the number you provided about your real estate inquiry, including by automated means and AI-generated or prerecorded voice. Consent is not a condition of purchase. Msg & data rates may apply. Reply STOP to opt out. Privacy Policy