Why Richmond Moves Early

Richmond isn’t a resort market. It’s a commuter-and-family-driven market.

That means timing is often influenced by:

• School calendars (Chesterfield and Henrico families plan around summer transitions)

• Corporate relocation cycles

• Federal and healthcare employment shifts

• Buyers wanting to close before peak summer heat

The sweet spot for sellers is often listing just before inventory fully floods the market — not after.

Neighborhood Patterns Matter

Spring behaves differently across areas:

The Fan & Church Hill
Well-maintained historic homes under $700K often go pending in under 10 days in peak spring weeks.

Midlothian & Short Pump
Move-in ready homes in strong school districts see the most competition between mid-March and May.

Northside & Forest Hill
Character homes with updated kitchens tend to attract multiple offers when priced correctly — but overpricing stalls quickly once competition increases.

What Sellers Should Know

If you’re waiting until “true spring,” you may miss the early-buyer advantage window.

The most serious buyers:

• Are already pre-approved

• Have been watching inventory since January

• Move quickly when the right home appears

Preparation in February often outperforms scrambling in April.

What Buyers Should Know

Inventory does increase in spring — but so does competition.

In Richmond specifically:

• The first weekend on market is often the most important

• Price reductions are less common in peak spring

• Clean inspection reports carry real leverage

Timing isn’t everything — but in Richmond, it’s close.