Published October 26, 2026 in Market Update

More choice has opened up in part of Glen Allen and the West End

By Jen Orth, RVA Realtor

Real estate, Glen Allen & West End

The number that matters most right now: the Real Estate Data Aggregator counted 146 homes for sale in ZIP 23059 during the three months ending August 31, 2026. That is up 52.1% from the same months a year before. More supply means buyers have more to compare. For sellers, it means pricing and preparation matter more than they did twelve months ago.

Realtor.com reported that active listings nationally topped 1.16 million homes in September, growing 5.5% year over year. The local jump in 23059 is far sharper than that national trend. Not every ZIP in this market moved the same way.

Each ZIP tells a different story

While 23059 saw supply surge, the picture across the rest of Glen Allen and the West End was mixed. Some areas tightened. Some loosened. The Real Estate Data Aggregator numbers for the three months ending August 31, 2026 show just how different one neighborhood can be from the next.

ZIP 23060, which covers part of Glen Allen closer to Broad Street, moved the opposite direction. The Real Estate Data Aggregator counted 71 homes for sale there, down 26.8% from a year before. Supply in 23229 and 23238, both Henrico West End ZIPs, also fell. In 23233, which covers Short Pump and Twin Hickory, inventory rose 29.7%, though months of supply stayed tight at 1.7 months.

Buyers are still moving

More inventory in 23059 has not slowed buyer activity there. The Real Estate Data Aggregator counted 180 pending sales in that ZIP, up 13.2% from a year before. New listings rose 36.2% to 222. Homes still sold in a median of 18 days, five days faster than the same period in 2025.

The share of homes selling above list price in 23059 dipped to 32.1%, down 8 points from a year before, according to the Real Estate Data Aggregator. That is a real shift. Sellers are still getting close to their asking price, but the days of nearly every home drawing over-list offers are not what they were.

Where the market stayed tight

ZIP 23226, which covers the City's West End including Westhampton and Windsor Farms, looked nothing like 23059. The Real Estate Data Aggregator counted just 23 homes for sale there, down 14.8% from a year before, with only 0.7 months of supply. Homes sold in a median of 12 days. The sale to list ratio was 105.7%, up 2.9 points from a year before. More than half of homes, 55.9%, sold above list price.

ZIP 23229, covering part of the Near West End in Henrico, also stayed tight. The Real Estate Data Aggregator counted 38 homes for sale, down 5% from a year before. The median sale price rose 12.8% to $544,500. Nearly 6 in 10 homes, 59.5%, went under contract within two weeks of listing.

What this means if you are selling

Realtor.com reported that nationally, 20.8% of listings took a price cut in September, the highest September share since 2018. That national pattern shows what happens when homes are priced past what buyers will pay. In 23059, where supply rose sharply, the gap between a well-priced home and an overpriced one is wider than it was a year ago.

In tighter ZIPs like 23226 and 23229, sellers still have more leverage. But even there, the Real Estate Data Aggregator shows the share of above-list sales edged down slightly in some areas. Preparation still counts.

What this means if you are buying

More listings in 23059 give buyers real options. The Real Estate Data Aggregator counted 222 new listings there in just three months. That is more time to compare, more room to ask questions, and less pressure to decide in a weekend. In 23060 and 23229, the story is different. Supply is down. Buyers there are still moving fast.

The Federal Housing Finance Agency reported U.S. home prices rose 2.6% from July 2025 to July 2026. Local prices in most of these ZIPs outpaced that. The Real Estate Data Aggregator shows median prices up 12.8% in 23229, up 6.9% in 23233, and up 5.2% in 23059 over the same period. ZIP 23238 dipped 2.6% and 23226 dipped 5.9%, though both stayed well above $500,000.