Published November 4, 2026 in Market Update

Some parts of the West End are still moving very fast

By Jen Orth, RVA Realtor

Real estate, Glen Allen & West End

CNBC reported the average 30-year mortgage rate at 7.3% as of November 4, 2026. That number matters. It shapes what buyers can afford and how many are willing to move. Yet in parts of this market, demand is running as if rates barely exist.

One ZIP code is in a different gear

The Real Estate Data Aggregator counted just 0.7 months of supply in ZIP 23229, the Henrico area off Patterson and the Near West End, for the three months ending August 31, 2026. That is the tightest reading in this market. Nearly 6 in 10 homes there went under contract within two weeks of listing.

The Real Estate Data Aggregator also recorded 157 homes sold in 23229, up 28.7% from the same period in 2025. Sales went up while supply went down. That combination puts pressure on buyers and rewards sellers who price and prepare well.

ZIP 23226 tells a similar story

ZIP 23226, which covers the City's Near West End area around Westhampton and Windsor Farms, matched 23229 on supply. The Real Estate Data Aggregator put months of supply there at 0.7 as well, for the three months ending August 31, 2026.

The Real Estate Data Aggregator showed 55.9% of homes in 23226 selling above list price, up 3 points from a year before. The median sale price there was $650,000, though that figure was down 5.9% from the same period in 2025. Prices can move around even in a tight market. Volume was strong: 102 homes sold, up 20% year over year.

The rest of the market is active, but reads differently

Not every ZIP code in this market is running at that pace. Here is how the Real Estate Data Aggregator counted months of supply across the area for the three months ending August 31, 2026.

ZIP 23059, which covers a wide stretch of Glen Allen off Broad and toward 64, had 2.8 months of supply. That is more breathing room for buyers. The Real Estate Data Aggregator counted 146 homes for sale there, up 52.1% from a year before. More choices, but homes still moved at a median of 18 days.

ZIP 23233, the Short Pump and Twin Hickory area off Pouncey Tract and 64, showed 1.7 months of supply. Days on market there stretched to 23, up 11 days from the same period in 2025. That is the one area in this group where sellers felt a real shift. Pricing carefully matters more there right now.

How the ZIPs compare on speed and price

What the national picture adds

The Federal Housing Finance Agency reported that U.S. house prices rose 2.4% from August 2025 to August 2026, and were up 0.3% from July to August on a seasonally adjusted basis. That steady national drift upward gives some context to the price gains the Real Estate Data Aggregator recorded locally in 23229 and 23233.

Realtor.com reported that active listings nationally topped 1.18 million homes for sale, though inventory still sits 6.7% below pre-pandemic norms. Locally, the Real Estate Data Aggregator counted 917 new listings and 841 pending sales across all nine ZIP codes for the three months ending August 31, 2026. Demand is keeping close pace with supply across this whole market.

What this means if you are buying

In 23229 and 23226, clean terms and quick decisions still matter. More than half of homes in both ZIPs sold above list price, according to the Real Estate Data Aggregator. In 23059 and 23233, you have a little more time, but not unlimited time. Median days on market across the whole area ranged from 11 to 23 days.

What this means if you are selling

In the tightest ZIPs, strong preparation can help you meet the pace buyers are already showing. In 23233, where days on market grew 11 days longer than last year, pricing right from the start matters more than it did in 2025. The data does not promise a fast sale everywhere. It shows where the pace is and where it has softened a little.