What the Richmond Real Estate Market Really Feels Like Right Now

If you’ve been casually scrolling Zillow, hearing mixed advice from friends, or wondering whether now is the right time to make a move in Richmond, you’re not alone. I get this question constantly and the honest answer is: the market right now isn’t extreme, but it is strategic. Richmond real estate has shifted from the frenzy we saw a few years ago into something more balanced. Buyers have more breathing room, sellers need a smarter plan, and timing matters more than ever.

For Buyers: More Options, Less Pressure

Buyers today are in a much better position than they were during peak competition. Homes aren’t disappearing overnight, bidding wars are less common, and there’s room for thoughtful decision-making again. That doesn’t mean everything is “cheap” good homes in great locations still move quickly but buyers now have the opportunity to:

• Schedule second showings

• Ask questions without rushing

• Negotiate repairs or concessions

• Be intentional about location and layout

The key right now is preparation. Getting pre-approved, understanding neighborhood pricing, and knowing what actually matters to you will make all the difference.

For Sellers: Strategy Over Speed

Homes are still selling in Richmond - but they’re selling best when the pricing, presentation, and marketing are aligned from day one. The biggest mistake I see sellers make right now is pricing based on what a neighbor sold for last year instead of what buyers are responding to today. The homes that perform well are the ones that:

• Are priced realistically from the start

• Are clean, staged, and well-presented

• Have strong photos and thoughtful marketing

• Are marketed beyond just “putting it on the MLS”

When sellers approach the market with flexibility and a solid plan, results follow.

Neighborhoods Still Matter... A Lot

One thing that hasn’t changed in Richmond is how much location influences demand. Certain areas consistently hold value because of walkability, charm, convenience, or long-term growth potential. That’s why I always encourage clients to look past just the house itself. Two similar homes can perform very differently depending on the neighborhood, street, and even block.

My Honest Advice

Whether you’re buying, selling, or just watching the market, the best thing you can do right now is get informed... NOT overwhelmed. You don’t need to rush, but you also don’t need to sit on the sidelines out of fear. With the right expectations and guidance, this market can actually work for you. If you’re curious what your home could sell for, wondering if now is a smart time to buy, or just want a real conversation about your options, I’m always happy to help.