OwnRVA Public Research · August 2026
Updated: September 30, 2026. Published: September 29, 2026.
A jurisdiction comparison of sale-to-list ratios and the share of homes sold above their original list price.
Question this report answers
How often did Richmond-area homes sell above their original list price in August 2026?
Concise answer
Average sale-to-list ratios clustered close to 100%, but only about one-quarter to one-third of homes sold above the original list price. That distinction matters: an average ratio near 100% does not mean every seller received asking price or every buyer faced a bidding war.
What the source reports
| Measure | Richmond city | Henrico County | Chesterfield County |
|---|---|---|---|
| Average sale-to-list ratio | 99.8% | 99.9% | 99.8% |
| Share sold above original list | 33.3% | 35.3% | 26.8% |
| YoY change in above-list share | -7.1 percentage points | -2.7 percentage points | -4.5 percentage points |
| Months of supply | 1.9 | 1.9 | 2.2 |
How to read the result
Average sale-to-list ratios clustered close to 100%, but only about one-quarter to one-third of homes sold above the original list price. That distinction matters: an average ratio near 100% does not mean every seller received asking price or every buyer faced a bidding war.
Decision context
Average sale-to-list ratios clustered close to 100%, but only about one-quarter to one-third of homes sold above the original list price. That distinction matters: an average ratio near 100% does not mean every seller received asking price or every buyer faced a bidding war. This is a dated county-level signal, not a property-level recommendation or forecast. Before acting, compare the home with same-type current competition and recent closed sales, then account for location, condition, concessions, association terms, financing and timing. The source period, geography and property-type definition should stay attached to the conclusion so a broad market statistic is not mistaken for proof about one home. It does not replace appraisal, inspection, lending, tax, legal, association, insurance or title advice, and it does not establish why a listing changed, whether a contract will close, or how any individual buyer or seller should proceed.
What buyers can do with it
Before escalating, identify true substitutes, recent comparable sales, the listing history and likely appraisal support. Price is only one term; inspection, financing, timing and seller priorities also affect the strength and risk of an offer.
What sellers can do with it
A county average cannot validate a specific list price. The strongest launch is one that is supported by current substitutes and attracts enough qualified attention to create options without relying on an unsupported over-ask outcome.
Method and limits
The above-list measure references the original list price and does not disclose concessions, repair credits or financing terms. A ratio is not net proceeds.
Values were extracted from the provider's public county-level file or report, normalized to a common jurisdiction label, and checked for duplicate jurisdiction-period records. No client MLS export or private customer data were used. Provider definitions remain authoritative and may be revised.
Source access: Redfin Data Center. Public source snapshot assembled September 29, 2026. Remote acquisition time is not independently attested; local persistence time and file hash are retained in the preparation ledger.
Frequently asked questions
How often did Richmond-area homes sell above their original list price in August 2026?
Average sale-to-list ratios clustered close to 100%, but only about one-quarter to one-third of homes sold above the original list price. That distinction matters: an average ratio near 100% does not mean every seller received asking price or every buyer faced a bidding war.
Can this county-level result predict the outcome for one property?
No. The above-list measure references the original list price and does not disclose concessions, repair credits or financing terms. A ratio is not net proceeds. A property-specific decision still requires current same-type comparisons, condition, terms and location.
Michela Worthington