Published October 18, 2026 in Market Update

Near West End stays very tight, even as more homes hit the market

By Jen Orth, RVA Realtor

Real estate, Glen Allen & West End

Nationally, Redfin reported in October 2026 that sellers outnumber buyers by 62.6%. That is a real shift. But it is not the whole story here. The Real Estate Data Aggregator counted homes across Glen Allen and the West End for the three months ending August 31, 2026, and what it found depends entirely on which street you are on.

Two ZIP codes, 23226 and 23229, had just 0.7 months of supply each. That is the Near West End, the area off Patterson and along the corridor between Gaskins and the city line. Demand there has not softened. Pricing and preparation still matter, but sellers in those areas are working from a position of strength.

In 23226, the Real Estate Data Aggregator counted 102 homes sold and a median sale price of $650,000. More than half of all homes, 55.9%, sold above list price. The average sale came in at 105.7% of list. Pending sales rose 49.3% compared with the same three months in 2025. More listings came to market, up 35.7% year over year, and demand absorbed them.

One note on price: the Real Estate Data Aggregator shows the median sale price in 23226 was down 5.9% from a year before, even as homes sold fast and over list. That can happen when the mix of homes that sold shifts. It does not mean values fell across the board. It means the specific homes that closed were different from the prior year's set.

23229 tells a similar story

ZIP 23229, which covers much of the Near West End between Gaskins and the city, also held 0.7 months of supply. The Real Estate Data Aggregator counted 157 homes sold, up 28.7% from the same period in 2025. 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.

The Far West End and Short Pump area: more room to breathe

Move further out, past Gaskins toward Short Pump and Twin Hickory, and the picture shifts. ZIP 23233 covers much of that area. The Real Estate Data Aggregator counted 83 homes for sale there, up 29.7% from a year before. Months of supply rose to 1.7. Median days on market stretched to 23, which is 11 days longer than the same period in 2025. Homes still sold, and 40.9% went above list price, but buyers had a little more time and a few more choices.

How the ZIP codes compare on supply and speed

Rates and the national picture

Redfin reported in October 2026 that the weekly average mortgage rate hit 7.4%, a three-year high. That same report put the typical buyer's monthly payment at $2,777, among the highest on record. Those numbers are real, and they are shaping who can afford to move. They help explain why Redfin also counted just 928,892 active homebuyers nationwide in September, the fewest since 2013.

The Federal Housing Finance Agency reported in September 2026 that U.S. home prices rose 2.6% year over year through July. Month over month, prices edged up 0.3%. Growth has slowed nationally, but it has not stopped.

Here, the Real Estate Data Aggregator counted 917 new listings across all nine ZIP codes in the three months ending August 31, 2026, against 841 pending sales. More supply than pending sales across the whole market, but the Near West End ZIP codes were absorbing listings faster than anywhere else.

What this means if you own a home here

If your home is in 23226 or 23229, demand is still strong. Pricing it right matters, but you are not fighting a slow market. If you are in 23233 or 23059, you have more competition from other sellers. Days on market have stretched, and fewer homes are going above list. That does not mean the market is broken. It means preparation and pricing are doing more of the work than they were a year ago.