Glen Allen VA Real Estate, Short Pump Area

Q: What does the Glen Allen market mean for sellers and buyers?

Sellers, you can expect quick offers when you price in line with recent sales, but with more homes coming on the market, the ones priced too high will start to sit this fall. Buyers, expect competition for the best homes and be ready to act, though a little more choice and room to negotiate should come as the season slows.

Glen Allen market · Henrico County’s August 2026 numbers · updated every month

Is Glen Allen a buyer's or seller's market right now?

Henrico County, which includes Glen Allen, is a seller's market, but it is cooling down. In August 2026 the SimpleMarket Scale came in at +5 on a scale from −12 (buyers) to +12 (sellers), and sellers received 99.5% of their list price.

Seller's market

Cooling down

Median sales price$425,000Up 7.9% from August 2025

Days on market1818 in August 2025

Months of supply1.6How long the homes for sale would last at this pace

Of list price received99.5%100.0% in August 2025

What is 804-Michael seeing in Henrico County?

Henrico is one of the tightest markets in the region. August ended with 385 single-family homes for sale, 16 more than a year ago, and a 1.6-month supply, the same as last August: at the current pace of sales, every home would sell in about seven weeks.

Read the rest of my take

Prices are rising. August's median sales price was $425,000, up 7.9% from last August. The average rose by the same share to $498,074, so the gain runs across the market rather than coming from a few expensive sales. The year-to-date median is also $425,000, up 2.5%. Sellers received 99.5% of their original asking price, just under 100% last August.

Demand is where Henrico is cooling. New listings rose 9.2% from last August while pending sales held at 227, and 229 homes sold, down 7.3%. Homes sold in 18 days on average, so a well-priced house moves quickly. Sales usually slow in the fall, and a dip in the median then says more about which homes sold than about values, so next month's test is whether new listings keep outrunning pending sales. The SimpleMarket Scale calls it a seller's market, and the SimpleMarket Momentum says it is cooling.

What does this mean?

Sellers, you can expect quick offers when you price in line with recent sales, but with more homes coming on the market, the ones priced too high will start to sit this fall.

Buyers, expect competition for the best homes and be ready to act, though a little more choice and room to negotiate should come as the season slows.

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Single-family homes, August 2026, compared with August 2025. Glen Allen is reported with Henrico County. Source: Central Virginia Regional MLS, current as of September 10, 2026. Based on information from CVR MLS for the period September 1, 2024 through August 31, 2026.

Living in Glen Allen

Spanning the border of northwestern Henrico County and southwestern Hanover County, Glen Allen is one of the region's most sought-after suburban areas. Combining historical roots along Mountain Road with modern communities, Glen Allen offers a convenient lifestyle minutes from the Short Pump retail core and the Innsbrook office corridor.

Historic building with a columned porch in Glen Allen VA

Why People Love Glen Allen

Parks & Cultural Landmarks: Centered around cultural attractions like the Meadow Farm Museum at Crump Park and the Cultural Arts Center at Glen Allen, offering art exhibits, live performances, and expansive public recreation.
Shopping & Commercial Proximity: Minutes from the Short Pump Town Center corridor, major corporate campuses in Innsbrook, and a wide array of fine dining and grocery options.
Commuter Convenience: Quick access to I-295, I-64, Route 33 (Staples Mill Road), and Amtrak's nearby Staples Mill Road station makes regional and northern travel simple.
Modern Master-Planned Neighborhoods: Many subdivisions offer resort-style amenities, including community clubhouses, swimming pools, tennis courts, and interconnected paved walking trails.

Schools & Community

Depending on neighborhood boundaries, Glen Allen addresses feed into either Henrico County Public Schools (such as Deep Run or Glen Allen High School) or Hanover County Public Schools (Patrick Henry High School).

Real Estate & Local Market Dynamics

Diverse Housing Stock: Includes historic estates along Mountain Road, established suburban neighborhoods, modern townhome developments, and executive custom homes in golf and master-planned communities.
Key Pricing Drivers: High-demand Western Henrico and Hanover school boundaries, proximity to Short Pump shopping corridors, and neighborhood amenity packages command premium market valuations.
Neighborhood Considerations: County tax differences across the Henrico/Hanover county line, peak-hour congestion on West Broad Street and Staples Mill Road, and HOA covenants are critical variables when assessing property value.

Questions about Glen Allen

What drives home values in Glen Allen?

Demand for Western Henrico and Hanover school boundaries, closeness to the Short Pump shopping corridors, and neighborhood amenity packages drive premium values in Glen Allen. County tax differences across the Henrico and Hanover line, peak-hour congestion on West Broad Street and Staples Mill Road, and HOA covenants also weigh on what a home is worth. For a figure on your own home, ask for a free, no-pressure valuation.

Where can I see what the Glen Allen market is doing right now?

The Market Snapshot on this page has the current numbers, updated every month from Central Virginia Regional MLS figures for single-family homes. Glen Allen is not broken out separately in MLS reporting, so those figures are for Henrico County. For the full picture each month, read the Market Report or have it sent to you by email.

Is Glen Allen in Henrico County or Hanover County?

Both. Glen Allen spans the border of northwestern Henrico County and southwestern Hanover County, so the county depends on the address. The county decides the school division and the county taxes, and the tax difference across the county line is worth comparing before you buy. Glen Allen zip codes are 23058, 23059, and 23060.

Which schools serve Glen Allen?

It depends on the address: Glen Allen homes feed into either Henrico County Public Schools, such as Deep Run or Glen Allen High School, or Hanover County Public Schools, at Patrick Henry High School. These boundaries are a main driver of price here, so confirm the assigned schools for any home you consider.

How long is the commute from Glen Allen to Richmond?

Glen Allen is 12 to 16 miles from Richmond, usually a 15 to 30 minute drive. I-295, I-64, and Route 33 (Staples Mill Road) connect it to the region, and Amtrak’s Staples Mill Road station is nearby for trips north. Short Pump and the Innsbrook office corridor are minutes away, though West Broad Street and Staples Mill Road are congested at peak hours.

What kinds of homes are in Glen Allen?

Glen Allen has historic estates along Mountain Road, established suburban neighborhoods, modern townhome developments, and executive custom homes in golf and master-planned communities. Many subdivisions offer clubhouses, swimming pools, tennis courts, and paved walking trails, and HOA covenants are worth reading before you buy.

Glen Allen