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 804-MarketScore came in at +5 on a scale from −12 (buyers) to +12 (sellers), and sellers received 99.5% of their list price.
What is 804-Michael seeing in Henrico County?
Henrico is still 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 still 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 still 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 804-MarketScore calls it a seller's market, and the 804-MarketStrength says it is cooling.
What does this mean?
Sellers, you can still 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.
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.
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.