2025 was a roller coaster for Richmond real estate.
We saw moments of intense competition followed by sudden slowdowns, with buyers and sellers alike trying to time the market. Spring started strong, momentum carried through early summer, and then — much like previous years — activity fizzled out faster than many expected.
As we head into 2026, I’m optimistic.
I expect the market to pick up more quickly this year, especially as we move through late winter and into early spring. That said, I wouldn’t be surprised if we see a familiar pattern again — strong early demand with some cooling by June, similar to what we experienced last year.
This past week alone we’ve already seen some absolutely gorgeous homes hit the market, particularly in the Near West End. Neighborhoods like Stonewall Court and Sauer’s Gardens are showing exactly what buyers are responding to right now: charm, character, and homes that feel special.
Here’s my neighborhood‑by‑neighborhood breakdown of what I expect for Richmond real estate in 2026.
The Fan
The Fan continues to reward homes that are done right.
In 2026, I expect fully renovated or exceptionally well‑maintained historic homes — the ones that preserve original charm while offering modern functionality — to sell extremely well. The most competitive price range will remain between $500,000 and $900,000, where demand is deep and buyers are decisive.
Once we move north of $900,000 and into the million‑dollar range, the dynamic shifts.
Homes in this category often take a bit longer to sell, especially those on streets like West Avenue or on the eastern side of the Fan. These properties are beautiful and full of character, but they typically require stronger positioning, pricing strategy, and marketing to reach the right buyer. When executed correctly, they sell — just not always at lightning speed.
This is an arena I specialize in, and the difference between a home that lingers and one that sells confidently often comes down to strategy.
The Museum District
The Museum District remains one of the most competitive pockets in the city.
Homes priced between $500,000 and $900,000 should continue to move quickly, often with multiple offers and minimal contingencies. Buyers love the walkability, architecture, and proximity to the Fan while still feeling slightly more residential.
Interestingly, I think summer could present opportunity here.
Once spring competition fades and expectations shift, there may be chances to secure a great home when sellers don’t anticipate extended days on market. That said, waiting comes with risk — some of the best homes will absolutely trade hands quickly in the spring.
I live directly across the street from the Museum District, so I’m constantly watching what sells, what sits, and why. There are even a few homes on the market right now that tell an interesting story about buyer behavior.
If you’re thinking about selling here, message me — the marketing approach matters more than ever in this neighborhood.
Near West End
Neighborhoods like Malvern Gardens, Mary Munford, Willow Lawn, Colonial Place, and surrounding pockets are going to see very competitive conditions again in 2026.
Why?
Because people genuinely want to live here.
Young families, professionals, and long‑term Richmond residents are all drawn to the tree‑lined streets, schools, and timeless architecture. Homes that feel warm, charming, and almost storybook‑like should sell quickly — often with strong interest right out of the gate.
If your home stands out visually and emotionally, the market will reward it.
I also specialize in helping sellers in this area position their homes to rise above the noise — from preparation to pricing to presentation.
River Road Corridor
Higher‑end listings along the River Road corridor will continue to be more nuanced.
In general, the closer a property is to the City, the better its chances of selling quickly. Strategically priced homes in prime locations can absolutely fly off the shelf.
That said, we can’t ignore what we saw last summer.
Many homes priced above $1.5 million took months to sell, even when they were well‑built and beautifully maintained. Whether that pattern repeats will depend heavily on spring momentum, buyer confidence, and pricing discipline.
I’m hopeful we won’t see the same slowdown this year — but this is a segment where realism and strategy matter most.
Other Competitive Neighborhoods
Several other Richmond neighborhoods should continue to perform well in 2026:
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Westover Hills
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Forest Hill
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Bellevue
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Ginter Park
Of these, I expect Westover Hills to be the most competitive, with strong demand and quicker sales.
Bellevue and Ginter Park should remain desirable, though certain homes may sit a bit longer depending on price, condition, and layout. As always, execution will separate the standouts from the rest.
Final Thoughts
All signs point toward a strong spring market in Richmond.
While timing, pricing, and preparation will matter more than ever, there’s plenty of opportunity ahead — especially for sellers who approach the market with intention and a clear plan.
I look forward to helping homeowners navigate this market and showcasing what makes Richmond’s neighborhoods so special.
If you’re thinking about selling — or simply want to talk through your options — I’d love to help.
— Gary
