Is it a buyer's or seller's market in Henrico County, VA?

Henrico County is still a seller’s market, but a gentler one than in past years. In early October 2026, Henrico had about 2.7 months of housing supply, well under the four-month line most agents use to mark a seller’s market. Homes sold for a median $405,000 over the past 12 months, at 100% of list price, in a median of 10 days. Buyers have more choice than they did in the spring, and overpriced homes are sitting.

When we Googled “Is it a buyer’s or seller’s market in Henrico County, VA?” on Nov. 8, 2026, Google’s AI Overview answered: “Henrico County, Virginia is currently a seller’s market.” It explained: “Housing supply remains tight with under 4 months of inventory (typically, less than 4 months signals a seller’s market, while 4–6 months is balanced),” and that “Homes in the county are selling for approximately 100% of their asking price on average.” It also noted that “inventory has risen modestly compared to historical lows from a couple of years ago—giving buyers slightly more selection.”

Our data agrees on the big picture. I’m Daniel Keeton, Broker and Founder of Keeton & Co. Our Glen Allen headquarters sits in Henrico, and our agents list and sell homes from Short Pump to Varina. Here’s how to read this market whether you’re buying or selling.

What do the numbers say about the Henrico market?

Henrico County	Calendar 2025	Past 12 months (Nov. 2025–Oct. 2026)
Median sale price	$400,000	$405,000
Closed sales	4,129	4,048
Median days on market	9	10
Median price per sq. ft.	$232	$237
Sale-to-list price	100%	100%

Keeton & Co analysis of CVR MLS data, closed residential sales.

The AI Overview quoted “a median of roughly 21 days on the market” from a national site. Our MLS figure is 10 days. National portals often count days differently, for example until closing rather than until contract, so check how any number is measured before you rely on it.

Prices are up a little more than 1%, sales are down about 2%, and homes take one more day to go under contract. That’s a market leveling off, not a market turning against sellers.

How much inventory is there in Henrico right now?

Inventory signal (early Oct. 2026)	Henrico County
Active listings	898
Under contract	488
Months of supply	2.7
Median active list price	$419,700
Stale listings	20.2% of active

Keeton & Co analysis of CVR MLS data, Oct. 1–3, 2026 snapshot.

Months of supply	What it usually means
Under 4	Seller’s market
4 to 6	Balanced
Over 6	Buyer’s market

Thresholds as described in Google’s AI Overview, Nov. 8, 2026.

At 2.7 months, Henrico is one of the tighter markets in the Richmond area. For comparison, Chesterfield County was at 3.1 months in the same snapshot. About one in five active listings were flagged as stale, though. Those are your best negotiating targets if you’re a buyer.

Ask your agent to sort active listings by days on market. A Henrico home that’s been listed for 45 days in a 10-day market has a seller who’s ready to talk.

Is it a good time to buy a house in Henrico?

It’s a better time than spring. Over the last three months (Aug.–Oct. 2026), 946 homes sold at a $401,545 median, and the median time on market rose to 11 days. Fall buyers face fewer competing offers, and some sellers will cover closing costs or rate buydowns to get to closing before the holidays.

Buyer strategy	When it works in Henrico
Offer below list	Homes on the market 30+ days, or with price cuts
Ask for seller-paid closing costs	Fall and winter listings; homes that need updates
Waive nothing important	Keep your inspection; Henrico’s housing ranges from new builds to much older homes
Move fast	Well-priced homes in popular neighborhoods, which still go quickly

Don’t wait for a crash. With supply this tight, prices are more likely to stay flat than fall. If you find the right home and the payment works, buying now with less competition can beat waiting until spring with more.

Is it a good time to sell a house in Henrico?

Yes, if you price it right. With 2.7 months of supply and homes selling at 100% of list, a well-prepared Henrico home is still in demand. The risk is pricing for the market you want instead of the one you have. In our snapshot, the median active listing was priced at $419,700, above the $405,000 median that actually sold.

Seller pros now	Seller cons now
Low supply keeps prices firm	Buyers are pickier than in 2021–2022
Fewer competing listings in late fall and winter	Fewer buyers shop during the holidays
Serious buyers this time of year	Overpriced homes sit and go stale
Prices are near record levels	Repairs and condition matter more in negotiations

Before you list, look at three numbers for your neighborhood, not the county: sales in the last 90 days, how many similar homes are active, and how long they’ve been sitting. That’s your real market.

What else should Henrico buyers and sellers think about?

• Property taxes. Henrico’s rate is $0.83 per $100, about $3,362 a year at the $405,000 median, according to our Henrico property tax guide.
• East vs. west. The county is big, and conditions differ from Short Pump and Glen Allen to eastern Henrico. Ask for numbers by ZIP code, not just the county.
• Buying and selling at once. If you’re moving within Henrico, a tight market helps your sale but makes your purchase harder. Read should I buy before I sell.

The bottom line

Henrico is a seller’s market with a little more breathing room for buyers this fall. Sellers who price right still do well; buyers who are patient can find deals on stale listings. Find out what your home would sell for with a free home value estimate, start your home search, see our Henrico County page, or contact us. Call 804-373-2223.

Google AI Overview quoted as captured Nov. 8, 2026. Market data: Keeton & Co analysis of CVR MLS data, closed residential sales, calendar 2025, Nov. 1, 2025 to Oct. 31, 2026, and Aug. 1 to Oct. 31, 2026; inventory snapshot Oct. 1–3, 2026. Written by Daniel Keeton, Broker & Founder. Updated Nov. 8, 2026.