neighborhood · September 2026
Short Pump, Virginia housing market
Updated
Data through October 3, 2026 · part of the Richmond metro report
The median sale price in Short Pump was $460,000 in September 2026, down 5.2% from Sep 2025. 35 homes closed, up 16.7% vs Sep 2025. Active inventory stood at 106 listings at month end, up 55.9% vs Sep 2025.
Short Pump at a glance, September 2026
Median sale price
$460,000
-5.2% vs Sep 2025
Active listings
106
+55.9% vs Sep 2025
Homes sold
35
+16.7% vs Sep 2025
Median days on market
17 days
+3 days vs Sep 2025
Months of supply
2.5 mo
+0.4 mo vs Sep 2025
Sale-to-list ratio
100.0%
Flat vs Sep 2025
Had a price reduction
37.1%
+10.4 pts vs Sep 2025
Sales with seller concessions
40%
+20.0 pts vs Sep 2025
What is happening in the Short Pump housing market?
The median sale price in Short Pump was $460,000 in September 2026, down 5.2% from Sep 2025.
35 homes closed, up 16.7% vs Sep 2025.
Active inventory stood at 106 listings at month end, up 55.9% vs Sep 2025.
That is 2.5 months of supply at the recent sales pace, which favors sellers.
The typical sale went under contract in 17 days (+3 days vs Sep 2025).
Homes sold for a median 100.0% of final list price; 42.9% 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 Short Pump 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.
| Price range | Homes sold | Median sale price | Median days on market | Sale-to-list ratio | Had a price reduction | Active listings | Months of supply |
|---|---|---|---|---|---|---|---|
| $1M+ | 3 | — | — | — | — | 13 | 4.9 mo |
| $750k–$1M | 3 | — | — | — | — | 13 | 2.8 mo |
| Under $250k | 0 | — | — | — | — | 2 | — |
| $250k–$350k | 6 | $279,000 | 19 days | 100.6% | 0% | 2 | 0.4 mo |
| $350k–$500k | 14 | $426,543 | 31 days | 99.2% | 57.1% | 49 | 3.4 mo |
| $500k–$750k | 9 | $615,000 | 14 days | 100.0% | 33.3% | 27 | 1.7 mo |
Cells showing n=… have too few sales to publish a reliable figure.
How do property types compare in Short Pump?
Detached homes, townhouses and condos behave differently, and new construction moves on its own schedule.
| Property type | Homes sold | Median sale price | Median days on market | Sale-to-list ratio | Had a price reduction | Active listings | Months of supply |
|---|---|---|---|---|---|---|---|
| Detached | 21 | $525,000 | 6 days | 100.0% | 28.6% | 50 | 2 mo |
| Townhouse / attached | 5 | $365,000 | 63 days | 97.3% | 40% | 20 | 1.9 mo |
| Condo | 9 | $416,835 | 95 days | 98.2% | 55.6% | 36 | 5.1 mo |
Cells showing n=… have too few sales to publish a reliable figure.
| New vs resale | Homes sold | Median sale price | Median days on market | Had a price reduction | Months of supply |
|---|---|---|---|---|---|
| New construction | 6 | $433,960 | 118 days | 83.3% | 3 mo |
| Resale | 29 | $499,000 | 10 days | 27.6% | 2.4 mo |
Cells showing n=… have too few sales to publish a reliable figure.
What does this mean for sellers?
With 2.5 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.
37.1% of sold homes reduced their price before selling. The homes that avoid a reduction are the ones priced on the comps from the start.
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 2.5 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 17 days, so decide your walk-away price before you tour.
Active inventory is +55.9% vs Sep 2025, so there is more to choose from than last year.
No pressure, no spam
What does the Short Pump market mean for your home?
A licensed agent reaches out within 5 minutes during business hours, from (804) 556-1228.
How have Short Pump 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: $460,000 in Sep 2026, down 9.3% from $507,250 in Oct 2025. High $571,450 (Jun 2026), low $460,000 (Sep 2026).
| Month | Value |
|---|---|
| Oct 2025 | $507,250 |
| Nov 2025 | $525,000 |
| Dec 2025 | $492,475 |
| Jan 2026 | $494,500 |
| Feb 2026 | $502,500 |
| Mar 2026 | $522,500 |
| Apr 2026 | $551,000 |
| May 2026 | $522,250 |
| Jun 2026 | $571,450 |
| Jul 2026 | $550,000 |
| Aug 2026 | $509,000 |
| Sep 2026 | $460,000 |
Median sale price: $460,000 in Sep 2026, down 13.7% from $533,000 in Oct 2024. High $571,450 (Jun 2026), low $432,500 (Aug 2025).
| Month | Value |
|---|---|
| Oct 2024 | $533,000 |
| Nov 2024 | $504,235 |
| Dec 2024 | $499,999 |
| Jan 2025 | $480,040 |
| Feb 2025 | $485,000 |
| Mar 2025 | $489,900 |
| Apr 2025 | $530,170 |
| May 2025 | $535,000 |
| Jun 2025 | $525,000 |
| Jul 2025 | $570,950 |
| Aug 2025 | $432,500 |
| Sep 2025 | $485,000 |
| Oct 2025 | $507,250 |
| Nov 2025 | $525,000 |
| Dec 2025 | $492,475 |
| Jan 2026 | $494,500 |
| Feb 2026 | $502,500 |
| Mar 2026 | $522,500 |
| Apr 2026 | $551,000 |
| May 2026 | $522,250 |
| Jun 2026 | $571,450 |
| Jul 2026 | $550,000 |
| Aug 2026 | $509,000 |
| Sep 2026 | $460,000 |
Median sale price: $460,000 in Sep 2026, down 8.1% from $500,375 in Oct 2023. High $571,450 (Jun 2026), low $432,500 (Aug 2025).
| Month | Value |
|---|---|
| Oct 2023 | $500,375 |
| Nov 2023 | $500,000 |
| Dec 2023 | $483,750 |
| Jan 2024 | $467,238 |
| Feb 2024 | $443,798 |
| Mar 2024 | $545,000 |
| Apr 2024 | $500,000 |
| May 2024 | $495,778 |
| Jun 2024 | $542,500 |
| Jul 2024 | $512,500 |
| Aug 2024 | $440,000 |
| Sep 2024 | $494,500 |
| Oct 2024 | $533,000 |
| Nov 2024 | $504,235 |
| Dec 2024 | $499,999 |
| Jan 2025 | $480,040 |
| Feb 2025 | $485,000 |
| Mar 2025 | $489,900 |
| Apr 2025 | $530,170 |
| May 2025 | $535,000 |
| Jun 2025 | $525,000 |
| Jul 2025 | $570,950 |
| Aug 2025 | $432,500 |
| Sep 2025 | $485,000 |
| Oct 2025 | $507,250 |
| Nov 2025 | $525,000 |
| Dec 2025 | $492,475 |
| Jan 2026 | $494,500 |
| Feb 2026 | $502,500 |
| Mar 2026 | $522,500 |
| Apr 2026 | $551,000 |
| May 2026 | $522,250 |
| Jun 2026 | $571,450 |
| Jul 2026 | $550,000 |
| Aug 2026 | $509,000 |
| Sep 2026 | $460,000 |
Homes sold: 3 in Oct 2026, down 87.0% from 23 in Nov 2025. High 54 (May 2026), low 3 (Oct 2026).
| Month | Value |
|---|---|
| Nov 2025 | 23 |
| Dec 2025 | 26 |
| Jan 2026 | 22 |
| Feb 2026 | 16 |
| Mar 2026 | 38 |
| Apr 2026 | 42 |
| May 2026 | 54 |
| Jun 2026 | 53 |
| Jul 2026 | 52 |
| Aug 2026 | 40 |
| Sep 2026 | 35 |
| Oct 2026 | 3 |
Homes sold: 3 in Oct 2026, down 89.7% from 29 in Nov 2024. High 54 (May 2026), low 3 (Oct 2026).
| Month | Value |
|---|---|
| Nov 2024 | 29 |
| Dec 2024 | 37 |
| Jan 2025 | 23 |
| Feb 2025 | 21 |
| Mar 2025 | 35 |
| Apr 2025 | 46 |
| May 2025 | 51 |
| Jun 2025 | 46 |
| Jul 2025 | 35 |
| Aug 2025 | 34 |
| Sep 2025 | 30 |
| Oct 2025 | 40 |
| Nov 2025 | 23 |
| Dec 2025 | 26 |
| Jan 2026 | 22 |
| Feb 2026 | 16 |
| Mar 2026 | 38 |
| Apr 2026 | 42 |
| May 2026 | 54 |
| Jun 2026 | 53 |
| Jul 2026 | 52 |
| Aug 2026 | 40 |
| Sep 2026 | 35 |
| Oct 2026 | 3 |
Homes sold: 3 in Oct 2026, down 84.2% from 19 in Nov 2023. High 54 (May 2026), low 3 (Oct 2026).
| Month | Value |
|---|---|
| Nov 2023 | 19 |
| Dec 2023 | 40 |
| Jan 2024 | 22 |
| Feb 2024 | 24 |
| Mar 2024 | 27 |
| Apr 2024 | 47 |
| May 2024 | 41 |
| Jun 2024 | 38 |
| Jul 2024 | 50 |
| Aug 2024 | 31 |
| Sep 2024 | 31 |
| Oct 2024 | 20 |
| Nov 2024 | 29 |
| Dec 2024 | 37 |
| Jan 2025 | 23 |
| Feb 2025 | 21 |
| Mar 2025 | 35 |
| Apr 2025 | 46 |
| May 2025 | 51 |
| Jun 2025 | 46 |
| Jul 2025 | 35 |
| Aug 2025 | 34 |
| Sep 2025 | 30 |
| Oct 2025 | 40 |
| Nov 2025 | 23 |
| Dec 2025 | 26 |
| Jan 2026 | 22 |
| Feb 2026 | 16 |
| Mar 2026 | 38 |
| Apr 2026 | 42 |
| May 2026 | 54 |
| Jun 2026 | 53 |
| Jul 2026 | 52 |
| Aug 2026 | 40 |
| Sep 2026 | 35 |
| Oct 2026 | 3 |
Share of sales with a price reduction: 37.1% in Sep 2026, up 147.3% from 15% in Oct 2025. High 45.5% (Jan 2026), low 7.1% (Apr 2026).
| Month | Value |
|---|---|
| Oct 2025 | 15% |
| Nov 2025 | 39.1% |
| Dec 2025 | 34.6% |
| Jan 2026 | 45.5% |
| Feb 2026 | 25% |
| Mar 2026 | 31.6% |
| Apr 2026 | 7.1% |
| May 2026 | 24.1% |
| Jun 2026 | 18.9% |
| Jul 2026 | 15.4% |
| Aug 2026 | 22.5% |
| Sep 2026 | 37.1% |
Share of sales with a price reduction: 37.1% in Sep 2026, up 147.3% from 15% in Oct 2024. High 47.8% (Jan 2025), low 0% (Jun 2025).
| Month | Value |
|---|---|
| Oct 2024 | 15% |
| Nov 2024 | 31% |
| Dec 2024 | 43.2% |
| Jan 2025 | 47.8% |
| Feb 2025 | 14.3% |
| Mar 2025 | 14.3% |
| Apr 2025 | 28.3% |
| May 2025 | 11.8% |
| Jun 2025 | 0% |
| Jul 2025 | 22.9% |
| Aug 2025 | 23.5% |
| Sep 2025 | 26.7% |
| Oct 2025 | 15% |
| Nov 2025 | 39.1% |
| Dec 2025 | 34.6% |
| Jan 2026 | 45.5% |
| Feb 2026 | 25% |
| Mar 2026 | 31.6% |
| Apr 2026 | 7.1% |
| May 2026 | 24.1% |
| Jun 2026 | 18.9% |
| Jul 2026 | 15.4% |
| Aug 2026 | 22.5% |
| Sep 2026 | 37.1% |
Share of sales with a price reduction: 37.1% in Sep 2026, up 196.8% from 12.5% in Oct 2023. High 47.8% (Jan 2025), low 0% (Mar 2024).
| Month | Value |
|---|---|
| Oct 2023 | 12.5% |
| Nov 2023 | 26.3% |
| Dec 2023 | 27.5% |
| Jan 2024 | 36.4% |
| Feb 2024 | 16.7% |
| Mar 2024 | 0% |
| Apr 2024 | 12.8% |
| May 2024 | 7.3% |
| Jun 2024 | 13.2% |
| Jul 2024 | 14% |
| Aug 2024 | 29% |
| Sep 2024 | 16.1% |
| Oct 2024 | 15% |
| Nov 2024 | 31% |
| Dec 2024 | 43.2% |
| Jan 2025 | 47.8% |
| Feb 2025 | 14.3% |
| Mar 2025 | 14.3% |
| Apr 2025 | 28.3% |
| May 2025 | 11.8% |
| Jun 2025 | 0% |
| Jul 2025 | 22.9% |
| Aug 2025 | 23.5% |
| Sep 2025 | 26.7% |
| Oct 2025 | 15% |
| Nov 2025 | 39.1% |
| Dec 2025 | 34.6% |
| Jan 2026 | 45.5% |
| Feb 2026 | 25% |
| Mar 2026 | 31.6% |
| Apr 2026 | 7.1% |
| May 2026 | 24.1% |
| Jun 2026 | 18.9% |
| Jul 2026 | 15.4% |
| Aug 2026 | 22.5% |
| Sep 2026 | 37.1% |
Sale-to-list ratio: 100.0% in Sep 2026, up 0.0% from 100.0% in Oct 2025. High 101.0% (Nov 2025), low 98.4% (Jan 2026).
| Month | Value |
|---|---|
| Oct 2025 | 100.0% |
| Nov 2025 | 101.0% |
| Dec 2025 | 99.9% |
| Jan 2026 | 98.4% |
| Feb 2026 | 100.1% |
| Mar 2026 | 100.0% |
| Apr 2026 | 100.0% |
| May 2026 | 100.0% |
| Jun 2026 | 100.0% |
| Jul 2026 | 100.0% |
| Aug 2026 | 100.0% |
| Sep 2026 | 100.0% |
Sale-to-list ratio: 100.0% in Sep 2026, up 0.9% from 99.1% in Oct 2024. High 101.0% (Nov 2025), low 98.1% (Nov 2024).
| Month | Value |
|---|---|
| Oct 2024 | 99.1% |
| Nov 2024 | 98.1% |
| Dec 2024 | 98.9% |
| Jan 2025 | 100.0% |
| Feb 2025 | 100.0% |
| Mar 2025 | 100.0% |
| Apr 2025 | 100.0% |
| May 2025 | 100.3% |
| Jun 2025 | 100.6% |
| Jul 2025 | 100.0% |
| Aug 2025 | 100.0% |
| Sep 2025 | 99.7% |
| Oct 2025 | 100.0% |
| Nov 2025 | 101.0% |
| Dec 2025 | 99.9% |
| Jan 2026 | 98.4% |
| Feb 2026 | 100.1% |
| Mar 2026 | 100.0% |
| Apr 2026 | 100.0% |
| May 2026 | 100.0% |
| Jun 2026 | 100.0% |
| Jul 2026 | 100.0% |
| Aug 2026 | 100.0% |
| Sep 2026 | 100.0% |
Sale-to-list ratio: 100.0% in Sep 2026, up 0.0% from 100.0% in Oct 2023. High 102.7% (Jun 2024), low 97.9% (Dec 2023).
| Month | Value |
|---|---|
| Oct 2023 | 100.0% |
| Nov 2023 | 100.6% |
| Dec 2023 | 97.9% |
| Jan 2024 | 99.8% |
| Feb 2024 | 100.0% |
| Mar 2024 | 100.0% |
| Apr 2024 | 101.7% |
| May 2024 | 101.6% |
| Jun 2024 | 102.7% |
| Jul 2024 | 101.6% |
| Aug 2024 | 101.4% |
| Sep 2024 | 100.0% |
| Oct 2024 | 99.1% |
| Nov 2024 | 98.1% |
| Dec 2024 | 98.9% |
| Jan 2025 | 100.0% |
| Feb 2025 | 100.0% |
| Mar 2025 | 100.0% |
| Apr 2025 | 100.0% |
| May 2025 | 100.3% |
| Jun 2025 | 100.6% |
| Jul 2025 | 100.0% |
| Aug 2025 | 100.0% |
| Sep 2025 | 99.7% |
| Oct 2025 | 100.0% |
| Nov 2025 | 101.0% |
| Dec 2025 | 99.9% |
| Jan 2026 | 98.4% |
| Feb 2026 | 100.1% |
| Mar 2026 | 100.0% |
| Apr 2026 | 100.0% |
| May 2026 | 100.0% |
| Jun 2026 | 100.0% |
| Jul 2026 | 100.0% |
| Aug 2026 | 100.0% |
| Sep 2026 | 100.0% |
How have Short Pump inventory and sales pace trended?
Supply and speed, month by month.
Active listings at month end: 108 in Oct 2026, up 83.1% from 59 in Nov 2025. High 108 (Oct 2026), low 54 (Dec 2025).
| Month | Value |
|---|---|
| Nov 2025 | 59 |
| Dec 2025 | 54 |
| Jan 2026 | 54 |
| Feb 2026 | 57 |
| Mar 2026 | 73 |
| Apr 2026 | 74 |
| May 2026 | 72 |
| Jun 2026 | 68 |
| Jul 2026 | 73 |
| Aug 2026 | 83 |
| Sep 2026 | 106 |
| Oct 2026 | 108 |
Active listings at month end: 108 in Oct 2026, up 58.8% from 68 in Nov 2024. High 108 (Oct 2026), low 47 (Dec 2024).
| Month | Value |
|---|---|
| Nov 2024 | 68 |
| Dec 2024 | 47 |
| Jan 2025 | 47 |
| Feb 2025 | 54 |
| Mar 2025 | 51 |
| Apr 2025 | 59 |
| May 2025 | 56 |
| Jun 2025 | 65 |
| Jul 2025 | 75 |
| Aug 2025 | 64 |
| Sep 2025 | 68 |
| Oct 2025 | 65 |
| Nov 2025 | 59 |
| Dec 2025 | 54 |
| Jan 2026 | 54 |
| Feb 2026 | 57 |
| Mar 2026 | 73 |
| Apr 2026 | 74 |
| May 2026 | 72 |
| Jun 2026 | 68 |
| Jul 2026 | 73 |
| Aug 2026 | 83 |
| Sep 2026 | 106 |
| Oct 2026 | 108 |
Active listings at month end: 108 in Oct 2026, up 107.7% from 52 in Nov 2023. High 108 (Oct 2026), low 34 (Dec 2023).
| Month | Value |
|---|---|
| Nov 2023 | 52 |
| Dec 2023 | 34 |
| Jan 2024 | 43 |
| Feb 2024 | 48 |
| Mar 2024 | 42 |
| Apr 2024 | 44 |
| May 2024 | 61 |
| Jun 2024 | 77 |
| Jul 2024 | 87 |
| Aug 2024 | 76 |
| Sep 2024 | 71 |
| Oct 2024 | 81 |
| Nov 2024 | 68 |
| Dec 2024 | 47 |
| Jan 2025 | 47 |
| Feb 2025 | 54 |
| Mar 2025 | 51 |
| Apr 2025 | 59 |
| May 2025 | 56 |
| Jun 2025 | 65 |
| Jul 2025 | 75 |
| Aug 2025 | 64 |
| Sep 2025 | 68 |
| Oct 2025 | 65 |
| Nov 2025 | 59 |
| Dec 2025 | 54 |
| Jan 2026 | 54 |
| Feb 2026 | 57 |
| Mar 2026 | 73 |
| Apr 2026 | 74 |
| May 2026 | 72 |
| Jun 2026 | 68 |
| Jul 2026 | 73 |
| Aug 2026 | 83 |
| Sep 2026 | 106 |
| Oct 2026 | 108 |
Median days on market: 17 days in Sep 2026, up 126.7% from 8 days in Oct 2025. High 45 days (Jan 2026), low 6 days (May 2026).
| Month | Value |
|---|---|
| Oct 2025 | 8 days |
| Nov 2025 | 15 days |
| Dec 2025 | 13 days |
| Jan 2026 | 45 days |
| Feb 2026 | 7 days |
| Mar 2026 | 23 days |
| Apr 2026 | 7 days |
| May 2026 | 6 days |
| Jun 2026 | 9 days |
| Jul 2026 | 8 days |
| Aug 2026 | 13 days |
| Sep 2026 | 17 days |
Median days on market: 17 days in Sep 2026, up 161.5% from 7 days in Oct 2024. High 45 days (Jan 2026), low 6 days (Jun 2025).
| Month | Value |
|---|---|
| Oct 2024 | 7 days |
| Nov 2024 | 15 days |
| Dec 2024 | 20 days |
| Jan 2025 | 25 days |
| Feb 2025 | 24 days |
| Mar 2025 | 9 days |
| Apr 2025 | 8 days |
| May 2025 | 8 days |
| Jun 2025 | 6 days |
| Jul 2025 | 6 days |
| Aug 2025 | 12 days |
| Sep 2025 | 14 days |
| Oct 2025 | 8 days |
| Nov 2025 | 15 days |
| Dec 2025 | 13 days |
| Jan 2026 | 45 days |
| Feb 2026 | 7 days |
| Mar 2026 | 23 days |
| Apr 2026 | 7 days |
| May 2026 | 6 days |
| Jun 2026 | 9 days |
| Jul 2026 | 8 days |
| Aug 2026 | 13 days |
| Sep 2026 | 17 days |
Median days on market: 17 days in Sep 2026, up 161.5% from 7 days in Oct 2023. High 45 days (Jan 2026), low 5 days (May 2024).
| Month | Value |
|---|---|
| Oct 2023 | 7 days |
| Nov 2023 | 7 days |
| Dec 2023 | 18 days |
| Jan 2024 | 15 days |
| Feb 2024 | 9 days |
| Mar 2024 | 7 days |
| Apr 2024 | 6 days |
| May 2024 | 5 days |
| Jun 2024 | 6 days |
| Jul 2024 | 6 days |
| Aug 2024 | 7 days |
| Sep 2024 | 7 days |
| Oct 2024 | 7 days |
| Nov 2024 | 15 days |
| Dec 2024 | 20 days |
| Jan 2025 | 25 days |
| Feb 2025 | 24 days |
| Mar 2025 | 9 days |
| Apr 2025 | 8 days |
| May 2025 | 8 days |
| Jun 2025 | 6 days |
| Jul 2025 | 6 days |
| Aug 2025 | 12 days |
| Sep 2025 | 14 days |
| Oct 2025 | 8 days |
| Nov 2025 | 15 days |
| Dec 2025 | 13 days |
| Jan 2026 | 45 days |
| Feb 2026 | 7 days |
| Mar 2026 | 23 days |
| Apr 2026 | 7 days |
| May 2026 | 6 days |
| Jun 2026 | 9 days |
| Jul 2026 | 8 days |
| Aug 2026 | 13 days |
| Sep 2026 | 17 days |
Months of supply: 2.5 mo in Oct 2026, up 31.6% from 1.9 mo in Nov 2025. High 2.9 mo (Mar 2026), low 1.4 mo (Jun 2026).
| Month | Value |
|---|---|
| Nov 2025 | 1.9 mo |
| Dec 2025 | 1.8 mo |
| Jan 2026 | 2.3 mo |
| Feb 2026 | 2.7 mo |
| Mar 2026 | 2.9 mo |
| Apr 2026 | 2.2 mo |
| May 2026 | 1.6 mo |
| Jun 2026 | 1.4 mo |
| Jul 2026 | 1.4 mo |
| Aug 2026 | 1.7 mo |
| Sep 2026 | 2.5 mo |
| Oct 2026 | 2.5 mo |
Months of supply: 2.5 mo in Oct 2026, down 3.8% from 2.6 mo in Nov 2024. High 2.9 mo (Mar 2026), low 1.3 mo (May 2025).
| Month | Value |
|---|---|
| Nov 2024 | 2.6 mo |
| Dec 2024 | 1.6 mo |
| Jan 2025 | 1.6 mo |
| Feb 2025 | 2 mo |
| Mar 2025 | 1.8 mo |
| Apr 2025 | 1.7 mo |
| May 2025 | 1.3 mo |
| Jun 2025 | 1.3 mo |
| Jul 2025 | 1.7 mo |
| Aug 2025 | 1.7 mo |
| Sep 2025 | 2.1 mo |
| Oct 2025 | 1.9 mo |
| Nov 2025 | 1.9 mo |
| Dec 2025 | 1.8 mo |
| Jan 2026 | 2.3 mo |
| Feb 2026 | 2.7 mo |
| Mar 2026 | 2.9 mo |
| Apr 2026 | 2.2 mo |
| May 2026 | 1.6 mo |
| Jun 2026 | 1.4 mo |
| Jul 2026 | 1.4 mo |
| Aug 2026 | 1.7 mo |
| Sep 2026 | 2.5 mo |
| Oct 2026 | 2.5 mo |
Months of supply: 2.5 mo in Oct 2026, up 8.7% from 2.3 mo in Nov 2023. High 3 mo (Oct 2024), low 1.2 mo (Dec 2023).
| Month | Value |
|---|---|
| Nov 2023 | 2.3 mo |
| Dec 2023 | 1.2 mo |
| Jan 2024 | 1.6 mo |
| Feb 2024 | 1.7 mo |
| Mar 2024 | 1.7 mo |
| Apr 2024 | 1.3 mo |
| May 2024 | 1.6 mo |
| Jun 2024 | 1.8 mo |
| Jul 2024 | 2 mo |
| Aug 2024 | 1.9 mo |
| Sep 2024 | 1.9 mo |
| Oct 2024 | 3 mo |
| Nov 2024 | 2.6 mo |
| Dec 2024 | 1.6 mo |
| Jan 2025 | 1.6 mo |
| Feb 2025 | 2 mo |
| Mar 2025 | 1.8 mo |
| Apr 2025 | 1.7 mo |
| May 2025 | 1.3 mo |
| Jun 2025 | 1.3 mo |
| Jul 2025 | 1.7 mo |
| Aug 2025 | 1.7 mo |
| Sep 2025 | 2.1 mo |
| Oct 2025 | 1.9 mo |
| Nov 2025 | 1.9 mo |
| Dec 2025 | 1.8 mo |
| Jan 2026 | 2.3 mo |
| Feb 2026 | 2.7 mo |
| Mar 2026 | 2.9 mo |
| Apr 2026 | 2.2 mo |
| May 2026 | 1.6 mo |
| Jun 2026 | 1.4 mo |
| Jul 2026 | 1.4 mo |
| Aug 2026 | 1.7 mo |
| Sep 2026 | 2.5 mo |
| Oct 2026 | 2.5 mo |
New listings: 3 in Oct 2026, down 90.3% from 31 in Nov 2025. High 69 (Mar 2026), low 3 (Oct 2026).
| Month | Value |
|---|---|
| Nov 2025 | 31 |
| Dec 2025 | 23 |
| Jan 2026 | 35 |
| Feb 2026 | 35 |
| Mar 2026 | 69 |
| Apr 2026 | 64 |
| May 2026 | 58 |
| Jun 2026 | 53 |
| Jul 2026 | 50 |
| Aug 2026 | 60 |
| Sep 2026 | 54 |
| Oct 2026 | 3 |
New listings: 3 in Oct 2026, down 88.9% from 27 in Nov 2024. High 69 (Mar 2026), low 3 (Oct 2026).
| Month | Value |
|---|---|
| Nov 2024 | 27 |
| Dec 2024 | 24 |
| Jan 2025 | 31 |
| Feb 2025 | 41 |
| Mar 2025 | 49 |
| Apr 2025 | 57 |
| May 2025 | 51 |
| Jun 2025 | 49 |
| Jul 2025 | 58 |
| Aug 2025 | 44 |
| Sep 2025 | 42 |
| Oct 2025 | 40 |
| Nov 2025 | 31 |
| Dec 2025 | 23 |
| Jan 2026 | 35 |
| Feb 2026 | 35 |
| Mar 2026 | 69 |
| Apr 2026 | 64 |
| May 2026 | 58 |
| Jun 2026 | 53 |
| Jul 2026 | 50 |
| Aug 2026 | 60 |
| Sep 2026 | 54 |
| Oct 2026 | 3 |
New listings: 3 in Oct 2026, down 90.3% from 31 in Nov 2023. High 69 (Mar 2026), low 3 (Oct 2026).
| Month | Value |
|---|---|
| Nov 2023 | 31 |
| Dec 2023 | 20 |
| Jan 2024 | 33 |
| Feb 2024 | 43 |
| Mar 2024 | 41 |
| Apr 2024 | 49 |
| May 2024 | 63 |
| Jun 2024 | 63 |
| Jul 2024 | 53 |
| Aug 2024 | 37 |
| Sep 2024 | 32 |
| Oct 2024 | 43 |
| Nov 2024 | 27 |
| Dec 2024 | 24 |
| Jan 2025 | 31 |
| Feb 2025 | 41 |
| Mar 2025 | 49 |
| Apr 2025 | 57 |
| May 2025 | 51 |
| Jun 2025 | 49 |
| Jul 2025 | 58 |
| Aug 2025 | 44 |
| Sep 2025 | 42 |
| Oct 2025 | 40 |
| Nov 2025 | 31 |
| Dec 2025 | 23 |
| Jan 2026 | 35 |
| Feb 2026 | 35 |
| Mar 2026 | 69 |
| Apr 2026 | 64 |
| May 2026 | 58 |
| Jun 2026 | 53 |
| Jul 2026 | 50 |
| Aug 2026 | 60 |
| Sep 2026 | 54 |
| Oct 2026 | 3 |
How are these numbers calculated?
Geography. Short Pump 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.
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