Two Tales of One Market: Why Some Richmond Homes Fly Off the Shelf—While Others Collect Dust

Some Richmond Homes Fly Off the Shelf—While Others Collect Dust.

Richmond’s 2025 housing scene has split:

• Fast Lane: Turn-key, right-priced homes in “A” locations average 12-28 days on market (DOM) and often fetch full list or better. 

• Slow Lane: Over-priced or under-prepared listings can sit 36-60 days, absorbing price cuts and buyer doubt. 

Below are two real composite cases backed by live MLS statistics and public dashboards.

 The Swift Sale in Far West End

Metric	Data Point	Source
List strategy	2 % under latest comp	Agent CMA
DOM	4 days	CVRMLS hot-sheet extract
Sale-to-List	111.2 %	Realtor.com Far West End market overview

Why it worked: Minor updates + professional staging + an under-ask launch price created FOMO and multiple bids.

The Stalled Colonial in Midlothian

Metric	Data Point	Source
Initial price	8 % above comps	Listing history
DOM	47 days	CVRMLS
Final sale	96 % of first list	Rocket/Midlothian market report

What went wrong: No cosmetic refresh, and the “stretch” price put the home outside buyer & appraiser comfort zones.

Rules to Stay in the Fast Lane

Rule	Why It Matters in 2025	Quick Action
Price to today, not 2022	Buyers track MLS alerts; 5 % high = 2× DOM.	Use the latest sold comps—then list 1-2 % under to spark urgency.
Pre-list polish	Zillow finds buyers pay ~4 % more for turnkey.	Fresh paint, lighting, landscaping, pro photos, 3-D tour.
Transparent marketing	Floor plans & pre-inspections cut “repair fear.”	Provide reports up front; highlight energy or tech upgrades.

Bottom Line

Richmond isn’t uniformly “hot” or “cool.” It rewards correct price + pristine prep—and punishes shortcuts.

Need funds to tackle paint, carpet, or landscaping before hitting the MLS? Talk to Paul Cantor about prep-renovation loans or HELOCs that keep your budget intact and your listing in the fast lane.

📞 804-719-1515 | Cantor Team Home Loans | NMLS # 49523