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Keeton & Co Real Estate

Market report · September 2026

Richmond metro housing market

Updated

Data through October 3, 2026 · CVR MLS

The median sale price in Richmond metro was $430,000 in September 2026, up 2.9% from Sep 2025. 1,025 homes closed, down 7.8% vs Sep 2025. Active inventory stood at 3,314 listings at month end, up 16.5% vs Sep 2025.

Richmond metro at a glance, September 2026

  • Median sale price

    $430,000

    +2.9% vs Sep 2025

  • Active listings

    3,314

    +16.5% vs Sep 2025

  • Homes sold

    1,025

    -7.8% vs Sep 2025

  • Median days on market

    12 days

    -1 days vs Sep 2025

  • Months of supply

    2.8 mo

    +0.5 mo vs Sep 2025

  • Sale-to-list ratio

    100.0%

    Flat vs Sep 2025

  • Had a price reduction

    25.9%

    -1.9 pts vs Sep 2025

  • Sales with seller concessions

    44.7%

    -4.2 pts vs Sep 2025

What is happening in the Richmond metro housing market?

The median sale price in Richmond metro was $430,000 in September 2026, up 2.9% from Sep 2025.

1,025 homes closed, down 7.8% vs Sep 2025.

Active inventory stood at 3,314 listings at month end, up 16.5% vs Sep 2025.

That is 2.8 months of supply at the recent sales pace, which favors sellers.

The typical sale went under contract in 12 days (-1 days vs Sep 2025).

Homes sold for a median 100.0% of final list price; 37.3% 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 Richmond metro 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.

Richmond metro by price range, September 2026
Price rangeHomes soldMedian sale priceMedian days on marketSale-to-list ratioHad a price reductionActive listingsMonths of supply
Under $250k 87$203,00012 days98.7%21.8%2543 mo
$250k–$350k 198$309,00016 days100.0%29.3%5552.4 mo
$350k–$500k 365$412,50011 days100.0%27.1%1,1852.8 mo
$500k–$750k 236$596,30911 days100.0%24.2%7842.8 mo
$750k–$1M 89$825,00018 days100.0%25.8%3273.2 mo
$1M+ 50$1,172,75010 days100.0%18%2093.2 mo

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

How do the areas within Richmond metro compare?

Each area has its own report page with the same measures, charts and history.

Richmond metro by area, September 2026
AreaHomes soldMedian sale priceMedian days on marketMonths of supplyHad a price reduction
City of Richmond 186$385,0009 days2.6 mo21.5%
Henrico County 308$401,04513 days2.5 mo23.7%
Chesterfield County 374$435,50012 days3 mo29.4%
Hanover County 103$500,00013 days2.8 mo25.2%
Goochland County 25$625,00043 days3.5 mo32%
Powhatan County 29$580,00017 days4.5 mo27.6%

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

How do property types compare in Richmond metro?

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

Richmond metro by property type, September 2026
Property typeHomes soldMedian sale priceMedian days on marketSale-to-list ratioHad a price reductionActive listingsMonths of supply
Detached 815$455,00011 days100.0%25.2%2,4322.5 mo
Townhouse / attached 122$376,77716 days100.0%27%4863.6 mo
Condo 88$355,00021 days100.0%30.7%3964.2 mo

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

Richmond metro new construction vs resale, September 2026
New vs resaleHomes soldMedian sale priceMedian days on marketHad a price reductionMonths of supply
New construction 123$439,78032 days28.5%5.9 mo
Resale 902$430,00011 days25.5%2.4 mo

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

What does this mean for sellers?

With 2.8 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 2.8 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 12 days, so decide your walk-away price before you tour.

Active inventory is +16.5% 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 Richmond metro 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 Richmond metro 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
$380K$407K$435K$463K Nov 2023May 2024Nov 2024May 2025Nov 2025May 2026Oct 2026

Median sale price: $455,000 in Oct 2026, up 12.9% from $403,145 in Nov 2023. High $455,000 (Oct 2026), low $387,750 (Jan 2024).

Median sale price, monthly
MonthValue
Nov 2023$403,145
Dec 2023$392,000
Jan 2024$387,750
Feb 2024$395,000
Mar 2024$400,013
Apr 2024$420,090
May 2024$425,000
Jun 2024$439,465
Jul 2024$425,000
Aug 2024$410,120
Sep 2024$425,000
Oct 2024$414,900
Nov 2024$420,000
Dec 2024$419,700
Jan 2025$400,000
Feb 2025$414,490
Mar 2025$423,000
Apr 2025$422,518
May 2025$434,995
Jun 2025$442,000
Jul 2025$435,000
Aug 2025$420,000
Sep 2025$418,000
Oct 2025$425,000
Nov 2025$412,500
Dec 2025$415,000
Jan 2026$404,950
Feb 2026$414,990
Mar 2026$425,000
Apr 2026$435,000
May 2026$435,000
Jun 2026$450,000
Jul 2026$444,500
Aug 2026$431,500
Sep 2026$430,000
Oct 2026$455,000
Homes sold
05981.2K1.8K Nov 2023May 2024Nov 2024May 2025Nov 2025May 2026Oct 2026

Homes sold: 48 in Oct 2026, down 95.1% from 984 in Nov 2023. High 1,606 (Jun 2026), low 48 (Oct 2026).

Homes sold, monthly
MonthValue
Nov 2023984
Dec 20231,101
Jan 2024703
Feb 2024970
Mar 20241,020
Apr 20241,203
May 20241,440
Jun 20241,304
Jul 20241,297
Aug 20241,196
Sep 20241,090
Oct 20241,207
Nov 20241,075
Dec 20241,216
Jan 2025755
Feb 2025818
Mar 20251,051
Apr 20251,210
May 20251,399
Jun 20251,491
Jul 20251,371
Aug 20251,271
Sep 20251,112
Oct 20251,284
Nov 20251,010
Dec 20251,178
Jan 2026780
Feb 2026915
Mar 20261,149
Apr 20261,366
May 20261,503
Jun 20261,606
Jul 20261,384
Aug 20261,158
Sep 20261,025
Oct 202648
Share of sales with a price reduction
11%21%30%39% Nov 2023May 2024Nov 2024May 2025Nov 2025May 2026Oct 2026

Share of sales with a price reduction: 18.8% in Oct 2026, down 6.5% from 20.1% in Nov 2023. High 36.2% (Jan 2026), low 14% (May 2024).

Share of sales with a price reduction, monthly
MonthValue
Nov 202320.1%
Dec 202325.8%
Jan 202425.6%
Feb 202420.9%
Mar 202417.5%
Apr 202415.5%
May 202414%
Jun 202415%
Jul 202415.8%
Aug 202421.2%
Sep 202425%
Oct 202424.3%
Nov 202423.9%
Dec 202431.5%
Jan 202528.6%
Feb 202525.7%
Mar 202522.8%
Apr 202518.2%
May 202517.5%
Jun 202518%
Jul 202524.4%
Aug 202525.8%
Sep 202527.8%
Oct 202529.4%
Nov 202531.8%
Dec 202535.6%
Jan 202636.2%
Feb 202629.6%
Mar 202621.8%
Apr 202617.9%
May 202617.7%
Jun 202618.4%
Jul 202623%
Aug 202624.6%
Sep 202625.9%
Oct 202618.8%
Sale-to-list ratio
100%100%100%100% Nov 2023May 2024Nov 2024May 2025Nov 2025May 2026Oct 2026

Sale-to-list ratio: 100.0% in Oct 2026, up 0.0% from 100.0% in Nov 2023. High 100.2% (May 2024), low 100.0% (Nov 2023).

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

How have Richmond metro inventory and sales pace trended?

Supply and speed, month by month.

Active listings at month end
1.6K2.3K3.0K3.6K Nov 2023May 2024Nov 2024May 2025Nov 2025May 2026Oct 2026

Active listings at month end: 3,440 in Oct 2026, up 57.5% from 2,184 in Nov 2023. High 3,440 (Oct 2026), low 1,835 (Mar 2024).

Active listings at month end, monthly
MonthValue
Nov 20232,184
Dec 20231,856
Jan 20241,890
Feb 20241,913
Mar 20241,835
Apr 20241,975
May 20242,096
Jun 20242,204
Jul 20242,361
Aug 20242,364
Sep 20242,413
Oct 20242,512
Nov 20242,345
Dec 20241,986
Jan 20252,054
Feb 20252,031
Mar 20252,069
Apr 20252,445
May 20252,594
Jun 20252,665
Jul 20252,732
Aug 20252,767
Sep 20252,844
Oct 20252,862
Nov 20252,572
Dec 20252,082
Jan 20262,085
Feb 20262,093
Mar 20262,227
Apr 20262,455
May 20262,538
Jun 20262,616
Jul 20262,873
Aug 20262,847
Sep 20263,314
Oct 20263,440
Median days on market
4111824 Nov 2023May 2024Nov 2024May 2025Nov 2025May 2026Oct 2026

Median days on market: 8 days in Oct 2026, down 6.3% from 8 days in Nov 2023. High 23 days (Jan 2026), low 6 days (May 2024).

Median days on market, monthly
MonthValue
Nov 20238 days
Dec 202311 days
Jan 202415 days
Feb 202410 days
Mar 20247 days
Apr 20247 days
May 20246 days
Jun 20247 days
Jul 20247 days
Aug 20248 days
Sep 202410 days
Oct 20249 days
Nov 202411 days
Dec 202415 days
Jan 202517 days
Feb 202512 days
Mar 20259 days
Apr 20257 days
May 20257 days
Jun 20257 days
Jul 20259 days
Aug 202510 days
Sep 202513 days
Oct 202512 days
Nov 202515 days
Dec 202518 days
Jan 202623 days
Feb 202616 days
Mar 202610 days
Apr 20267 days
May 20267 days
Jun 20268 days
Jul 20269 days
Aug 202612 days
Sep 202612 days
Oct 20268 days
Months of supply
2233 Nov 2023May 2024Nov 2024May 2025Nov 2025May 2026Oct 2026

Months of supply: 3 mo in Oct 2026, up 50.0% from 2 mo in Nov 2023. High 3 mo (Oct 2026), low 1.7 mo (May 2024).

Months of supply, monthly
MonthValue
Nov 20232 mo
Dec 20231.8 mo
Jan 20242 mo
Feb 20242 mo
Mar 20242 mo
Apr 20241.8 mo
May 20241.7 mo
Jun 20241.7 mo
Jul 20241.8 mo
Aug 20241.9 mo
Sep 20242 mo
Oct 20242.2 mo
Nov 20242.1 mo
Dec 20241.7 mo
Jan 20252 mo
Feb 20252.2 mo
Mar 20252.3 mo
Apr 20252.3 mo
May 20252.1 mo
Jun 20251.9 mo
Jul 20251.9 mo
Aug 20252 mo
Sep 20252.3 mo
Oct 20252.3 mo
Nov 20252.3 mo
Dec 20251.8 mo
Jan 20262.1 mo
Feb 20262.2 mo
Mar 20262.3 mo
Apr 20262.1 mo
May 20261.9 mo
Jun 20261.7 mo
Jul 20261.9 mo
Aug 20262.1 mo
Sep 20262.8 mo
Oct 20263 mo
New listings
07581.5K2.3K Nov 2023May 2024Nov 2024May 2025Nov 2025May 2026Oct 2026

New listings: 165 in Oct 2026, down 85.2% from 1,113 in Nov 2023. High 2,047 (Apr 2026), low 165 (Oct 2026).

New listings, monthly
MonthValue
Nov 20231,113
Dec 2023701
Jan 20241,257
Feb 20241,258
Mar 20241,443
Apr 20241,694
May 20241,672
Jun 20241,557
Jul 20241,560
Aug 20241,477
Sep 20241,507
Oct 20241,570
Nov 20241,172
Dec 2024834
Jan 20251,260
Feb 20251,234
Mar 20251,640
Apr 20252,044
May 20251,877
Jun 20251,700
Jul 20251,698
Aug 20251,488
Sep 20251,682
Oct 20251,625
Nov 20251,068
Dec 2025791
Jan 20261,303
Feb 20261,304
Mar 20261,846
Apr 20262,047
May 20261,929
Jun 20261,802
Jul 20261,737
Aug 20261,596
Sep 20261,710
Oct 2026165

How are these numbers calculated?

Geography. Richmond metro 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.