Episode 3 · Transaction Data, Bidding Wars & ValuationsUpdated 2026
Inner Richmond Housing Market November 2026
Inner Richmond’s completed sales show why an original asking price and a complete marketing history need separate checks. This guide pairs price outcomes with the time to reach contract, then reads available supply against its own seasonal pattern. Use the comparisons to organize your search or listing plan while verifying the actual homes offered on the day you act.
Median sale price
$2,003,500
+20.3% vs the prior 52 weeks
Median days to contract
11.5 days
-3.5 days vs the prior 52 weeks
Closed above the original ask
83.9%
+20.7 pts vs the prior 52 weeks
Homes for sale now
8
6 a year earlier
💡 Key Insights & Takeaways
- The recent calendar sample includes houses, condominiums and other residential interests, so compare legal form before using a pooled price.
- Days to contract means listing to pending, while the complete marketing clock can start with an earlier sale attempt.
- The weekly snapshot counted 8 available homes against 6 a year earlier; verify current availability before acting.
- Historical listing and buying ranges differ because they measure different combinations of supply and competition.
- Read median sale price together with price per square foot before calling a change a price move.
At the 1 November 2026 reference, 87.5% of 16 recent closings finished above their original asking price. The median sale was $2,000,000. These pooled property forms were observed through October 28, so they do not establish a fixed premium for your offer or a live November inventory count.
What does the recent comparison show?
Caption: August 1–November 1 reference window, observed through October 28; pooled residential forms, n=16.
| Measure | Recent value and spread |
|---|---|
| Sale price | Median $2,000,000; middle half $1,160,000–$2,906,250 |
| Sale price per sq ft | Median $1,263; middle half $1,056–$1,466 |
| Days to contract | Median 11.5; middle half 8–12.25 |
| Above original ask | 87.5%; closing price above the closing listing’s original ask |
Does a low asking price establish a lower market value?
No. In the recent sample, 87.5% of closings exceeded their own original ask, against 70.3% in the September 2024–July 2026 comparison period, n=101. The recent median closed 32.8% above original ask, with the middle half from 11.0% to 41.3% above, n=16.
Those are asking-price outcomes, not appreciation rates. Asking strategies and the mix of properties differ. Compare completed sales by legal form, area and condition before treating a published ask as an estimate of a closing price.
How long did completed sales take to reach contract?
The recent median was 11.5 days from listing to pending, with the middle half from 8 to 12.25 days, n=16. The longer comparison median was 13 days, with the middle half from 7 to 28 days, n=101.
A second listing can conceal earlier marketing time. One house took 321 days on its final listing and 488 days from its first sale listing to contract. That is an individual case, not the expected wait for all homes. Read the entire sale-only history; a rental listing does not count as an attempt to sell.
Has the longer price comparison moved in the same direction?
Across the two equal trailing-year windows, median sale price rose 20.3% and median price per square foot rose 21.7%, with 56 versus 49 closings. Both measures rose, while the mix of property forms still changed. This describes completed trades and does not forecast the next period.
Is more property available?
The week ending October 25 counted 8 available homes and 4 pending, compared with 6 available a year earlier. These are reconstructed weekly states for the house-and-condominium universe, not verified live November availability. Small counts can move sharply when one home enters or leaves.
Over 13 weeks, available stock rose from 5 to 8, or 60.0%. The seasonal pattern alone added 33.9%, leaving a 26.1-point excess above that pattern. The last 4 weeks went from 9 to 8, so the latest movement differed from the longer one. Treat that as a mixed supply signal rather than a simple price forecast.
The native 13-week inventory window contained 12 closings and is directional. It differs from the calendar sample in both dates and property forms. Neither count should replace the other without changing the question.
Which months have favored listing and buyer choice?
Across the complete years 2017–2025, February through April ranked as the strongest contiguous listing range. August through October ranked for the combination of more buyer choice and less competition. These are independently scored historical ranges, not a promise about an individual sale or next year’s prices.
The monthly buyer-price component uses a coarse contract-month adjustment based on the 20-day median closing lag. Read the calendar as a planning aid, then compare actual supply and your readiness to act.
Common questions
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