New Kent County
Real Estate Market Update

Inventory continues to be the defining story of this market, and this week the narrative is one of stabilization. Active listings across New Kent County are running at approximately 157 homes, a significant 28.7% increase over the 122 listings we saw at this time last year. Months of supply is holding at 4.0 months — up from 3.4 months a year ago, and the textbook definition of a balanced market. For context, anything below 3 months favors sellers, 3 to 5 months is balanced, and above 5 months favors buyers. We're right in the middle, which is a healthy place to be.

What does this mean practically? Buyers have genuine choice now. The days of feeling pressure to offer sight-unseen are behind us. But the best homes — move-in ready properties in Quinton's established neighborhoods, well-priced listings in Viniterra, and golf-front homes in Brickshire — are still drawing multiple showings and going under contract within a couple of weeks. The inventory that's sitting past 30 days tends to fall into two categories: aggressively priced homes above $600K, and properties that need significant updating in a market where buyers prefer move-in ready.

For sellers, the message is consistent with what I've been saying all summer: pricing and presentation matter more than they did a year ago. With 157 homes available and buyers comparing options, a property that's priced right and staged well will find its buyer. One that's priced at or above the top of its market segment will sit — and the longer it sits, the more negotiating leverage the buyer gains. Sellers who are willing to be strategic about pricing from day one are still seeing strong results, especially in the $375K to $550K mid-market range where demand is most concentrated.

• The balanced market is your friend — but act decisively on the right home. With 157 homes available countywide and 4.0 months of supply, you have breathing room you didn't have a year ago. But the best homes — especially in the $375K to $500K range — are still drawing competition. The right strategy is to be informed, prepared, and ready to move when you find the property that checks your boxes. Waiting for perfection in a market with 7.3% annual appreciation means the price target keeps moving.
• The PCS window is still open — but not for long. Military families arriving at Fort Gregg-Adams, Fort Eustis, Langley, or Quantico: the Summer Recreation Camp at Quinton Elementary runs through July 31 (this Thursday), and the school year starts in just a few weeks. If you need to be settled before the first day of school, now is the time to be serious about your home search. New Kent's rural character, low taxes, and MRP-certified representation make it a strong option for military families — but the inventory is moving fast enough that you can't afford to wait.
• New construction buyers: build time is a real factor. If you're considering a custom build or a new construction home in Brickshire, Viniterra, or Hula Farm, be realistic about timelines. From contract to completion, a custom home can take 8 to 12 months or more, depending on builder availability and permitting. If you need to move within the next six months, resale may be a better fit. If you have the flexibility to wait, new construction gives you the advantage of a home built to your specifications with modern efficiency standards.
• Get pre-approved with a local lender who knows New Kent. Appraisal patterns, tax rates, and well/septic considerations are all county-specific. A lender who works regularly in New Kent will understand the nuances of the market — and a pre-approval from that lender signals to sellers that your offer can close smoothly. In a balanced market, every edge counts, and a clean pre-approval is one of the strongest signals you can send.
• Factor in tax impacts when you set your budget. New Kent's rate of $0.58 per $100 remains one of the lowest in the region — far below Henrico ($0.83), Chesterfield ($0.89), and Richmond ($1.20). But the 2026 reassessment raised assessed values countywide. What that means in practice: a $440,000 home at the median price would have an annual tax bill around $2,550 — still very manageable compared to the same home in Henrico (about $3,650) or Chesterfield (about $3,920). That difference alone can be worth $100 to $150 a month in your housing budget.
• Visit the county before you decide — this Saturday is the perfect day. The Festival of Racing at Colonial Downs on August 1 (free general admission, great racing, family-friendly atmosphere) gives you a chance to experience the energy of the community firsthand. Stop by the New Kent Winery, visit the Brickshire model home, grab lunch at one of the local spots — and see for yourself why people are choosing to live here.

• The balanced market rewards strategic pricing more than ever. With 4.0 months of supply and 157 homes available, buyers have choices. Homes priced at or slightly below market value from day one are still drawing strong interest and going under contract in two to three weeks. Overpriced listings sit — and every week they sit, the buyer's negotiating leverage grows. I advise sellers to look at the most recent sold comparables, not the aspirational listing prices of other homes that are still on the market. Those sold numbers tell the real story.
• Late summer still has momentum — but the window is closing. Military PCS season is active, families are trying to close before the school year, and Colonial Downs is drawing visitors to the county every weekend through September. If you're considering listing, the next two to three weeks are still a strong window. By mid-August, the buyer pool typically starts to shift as families transition into school mode and the urgency of summer relocation fades. List now to capture the remaining wave.
• Summer curb appeal is your best marketing tool. In July, the county is at its greenest and most beautiful. Mature landscaping, a well-maintained lawn, and a fresh coat of paint on the front door cost relatively little and make a disproportionate impression. For acreage properties, your land is an asset — show it off. For homes in planned communities, the shared amenities (pools, golf courses, walking trails) are at peak usability and worth highlighting in your marketing.
• The Exit 211 corridor is a conversation starter — lean into it. Buyers are asking about Amazon, the interchange project, and Buc-ee's. If your property is within a reasonable distance of the Exit 211 corridor, that's a selling point for buyers who see the long-term value story. Don't wait for them to ask — put it in your listing narrative. Explain what's happening, when it's coming, and why it matters for property values over the next decade. Informed buyers are confident buyers.
• Your home's differentiation is your strongest asset. In a market where buyers are comparing 157 homes, the ones that sell fastest are the ones that tell a clear story about what makes them unique. Is your home on a larger lot than the new builds? Have you upgraded the kitchen? Do you have a workshop, a barn, waterfront access, or a proven well with good flow? Feature those differentiators prominently in your photos and description. Buyers are looking for reasons to choose your home over the competition — give them clear ones.
• Consider a pre-listing home inspection. With more inventory on the market, buyers are being more particular about inspection findings. A pre-listing inspection lets you identify and address issues before they become negotiating points. It also signals to buyers that you're transparent and that the home has been well-maintained. In a balanced market, a clean inspection report can be the difference between a quick sale at full price and a protracted negotiation.

Raw land in New Kent continues to range from approximately $42,500 to $100,000 per acre, depending on location, utility access, road frontage, and zoning. Parcels of 2 to 20+ acres remain available — one of the biggest differentiators between New Kent and the denser suburbs to the west and east, and a major reason buyers choose this county.

Land demand has held steady as buyers look for custom-build opportunities outside of subdivision living. The county's $294 million in new construction and parcels identified in the 2026 reassessment includes a meaningful amount of land-based development. With the county's zoning and subdivision ordinance rewrite in progress, now is a good time to talk about your plans if you're considering buying or selling land — the regulatory landscape is likely to shift, and understanding the current rules gives you an advantage whether you're acting now or planning ahead.

As we close out July, here's what I want you to take away from this week's numbers. The New Kent County market is healthy, balanced, and moving in the right direction. Median prices are up 7.3% year-over-year at around $440,000 — not the breakneck pace of 2023-2024, but the kind of steady, sustainable appreciation that builds real equity. Inventory at 157 homes and 4.0 months of supply gives buyers genuine options while still rewarding sellers who price and present their homes well. New listings are up 25% year-to-date, which means more sellers are coming to market and more buyers are finding what they need. Closed sales are up nearly 24%, so the activity is translating into actual transactions.

The infrastructure picture continues to strengthen: Amazon's distribution center under construction at Exit 211, the VDOT diverging diamond interchange fully funded, $294 million in new construction identified in the 2026 reassessment, and a $6.86 billion total taxable real estate base — up 16.8% from the prior year. The county is growing fast (population up 21.5% since 2020), but it's doing so thoughtfully, with the planning commission showing a willingness to say no to developments that don't fit the county's character.

For buyers: you have more options than you've had in years. Use that to your advantage, but don't wait so long that rising prices and falling inventory catch up to you. The best properties — especially in the $375K to $500K range — still move. Come pre-approved, know what you want, and be ready to act on the right home. For sellers: the market is still strong if you approach it strategically. Price from day one based on real comparables, not aspirational listings. Stage your home to stand out in a field of 157 options. And understand that your buyer may be a military family on a tight PCS timeline or a young family trying to close before the school year starts.

As always, I'm here to help you make sense of these numbers for your specific situation. Whether you're buying, selling, or just starting to explore what New Kent County has to offer, a no-obligation conversation is the best place to start. Call, text, or email me anytime — I'd love to be your guide to this market.