Published November 3, 2026 in Market Update

Manakin Sabot is moving faster than the national market

By Jen Orth, RVA Realtor

Real estate, Manakin Sabot & Oilville

The Federal Housing Finance Agency reported U.S. house prices rose 2.4% from August 2025 to August 2026. In that same stretch, the Real Estate Data Aggregator counted a 22.4% rise in Manakin Sabot's median sale price. That gap is worth paying attention to.

That $900,000 median is up 22.4%, according to the Real Estate Data Aggregator. The national number, from the Federal Housing Finance Agency, was 2.4%. Manakin Sabot is on a different track.

Homes are selling above asking price

The Real Estate Data Aggregator shows 40% of Manakin Sabot homes sold above list price in the three months ending August 31, 2026. That share was up 10 points from the same months of 2025. The average sale came in at 104% of list. For sellers, that points to real pricing power when a home is priced well and presented well. For buyers, it means a clean, well-planned offer matters.

More homes sold, fewer came to market

The Real Estate Data Aggregator counted 45 homes sold in ZIP 23103 in the three months ending August 31, 2026. That is up 50% from the same period in 2025. At the same time, new listings fell 27.7%, down to 34. Fewer homes coming to market while more are selling puts pressure on supply.

At 2.2 months of supply, the Real Estate Data Aggregator shows Manakin Sabot is well below what most analysts consider a balanced market. Less inventory, more competition.

Speed: most homes move in 21 days, but not all go fast

The Real Estate Data Aggregator puts the median days on market at 21 days for the three months ending August 31, 2026. That is 3 days shorter than a year before. Even so, 32% of homes went under contract within two weeks of listing. That share was actually down 28 points from a year before. So most homes sell quickly, but not every home flies off the shelf the first week.

A note on Oilville

The Real Estate Data Aggregator recorded just 1 home sold in ZIP 23129 (Oilville) in the three months ending August 31, 2026. That single sale came in at 96% of list price, and no homes sold above asking. With only one sale, the numbers do not tell a full story. One transaction can look very different from the broader Goochland market around it.

What the national picture means here

Nationally, Realtor.com reported mortgage rates climbed above 7% for the first time since January 2025, and price cuts hit 20.8% of listings in September, the highest since October 2022. Manakin Sabot is not following that script. Prices here rose, not fell. Homes sold over asking, not under. That does not mean every home will, but the local data and the national data are pointing in different directions right now.

One more thing worth saying: a ZIP code is a wide net. One street off Broad Street Road can read very differently from another a mile away. These numbers cover all of 23103. Your specific home, your lot, your condition, and your neighbors' recent sales may tell a different story. That is worth knowing before you pick a price or make an offer.