Is Virginia Village a Buyers Market or a Hot One? Reading Redfin, Realtor.com and the Census Mix of Houses and Apartments

Why do the Virginia Village price figures differ?

Redfin's $600,000 is the median sale price for March 2026, and Realtor.com's $700,000 is the median sold price for April 2026. The Realtor.com listing median of $650,000 sits between them. A year earlier, Redfin's decline of 9.43% implies about $662,471, and Realtor.com's decline of 6.12% implies about $745,633. So the two sources disagree about last year's level by 12.6% as well as about this year's by 16.7%, computed here. The mix of homes sold in each month, not a swing in value, explains most of that.

Three years of Realtor.com data add little clarity. The sold median is up 16.67% over three years, which implies about $600,011 three years ago, while the listing median is down 0.69%, which implies about $654,500. Asking prices went nowhere while closing prices rose 16.67%, a combination that is possible only if the mix of homes changed. The per-foot price is down 4.86% over three years, implying about $370 then against $352 now. Per-foot prices, which adjust for size, say values are slightly lower, not higher.

Counting sales helps explain the noise. Redfin shows 41 homes sold in March 2026, and Realtor.com's postal area page shows a larger area with 148 active listings. A median of a few dozen sales moves when a handful of homes of a different size or type close in the same month, and it moves more when the neighborhood includes both bungalows and apartment units. That is a reason to read the Redfin figure as a monthly snapshot, and the Realtor.com figure the same way, instead of as a trend.

The Redfin per-foot figure is a different story. It shows $384, up 42.2% in a year, which implies about $270 a year earlier, and the median fell 9.43% in the same period. A per-foot price up 42.2% beside a median down 9.43% would mean that homes sold were much smaller. That may be so in a single month with 41 sales, but it does not match Realtor.com's $352, down 4.61%. This brief uses the Realtor.com per-foot figure and leaves the Redfin one aside.

Compare both with the other sources. The Zillow index for the postal area is $559,424, down 4.4%, which implies about $585,172 a year earlier, and the Realtor.com postal area sold median is $600,000. The Census median owner value of $623,400, plus or minus $17,041, is 89.1% of the Realtor.com neighborhood sold median and 103.9% of Redfin's, computed here. Every source sits within about $140,000 of every other, and the center of the range is around $600,000 to $650,000.

A seller should take from this a range, not a number. The neighborhood has detached homes and many apartments and condominiums, and each month's median reflects the mix that sold. The right price for a house is anchored on closed sales of comparable houses on nearby streets, and the right price for a condominium on closed sales in its own building or similar ones.

Sources as cited. Ratios and year-earlier values in this section are computed from the published figures and percentages.

Is Virginia Village hot, warm or a buyers market?

Redfin says very competitive, and its numbers back that up in part. The Compete Score is 73, the sale-to-list ratio is 99.7%, up 0.4 points, and many homes get multiple offers, some with waived contingencies. But the share of homes sold above list is 19.5%, down 12.3 points, which implies that about 31.8% beat the ask a year earlier, computed here from the printed change. Redfin says that the average home sells around list price and goes pending in around 24 days, while the hottest sell around list in around 6 days.

Realtor.com is more mixed. Its Hotness Index says warm, with homes selling in a median of 32 days. Its market-conditions text says buyers market, because homes sold for 99% of the asking price, with an average discount of 1.04% in March 2026. A discount of 1% is not what most people would call a buyers market, and the label appears to follow the ratio being below 100%, which is an inference. A seller should not read it as a sign of weakness.

Time on market is short. Redfin shows 43 days against 47 a year earlier, and Realtor.com shows 32, up 3.23%, which implies about 31 a year earlier. The postal area shows 51 days, so the neighborhood is somewhat faster than the wider area. The difference between 6 days for the hottest homes and 24 for the average shows what preparation does: a well-priced home moves in a week, and an average one takes a month.

Supply is modest. Realtor.com shows 93 active listings, down 6.33%, which implies about 99 a year earlier, and up 76.19% over three years, implying about 53 then. Redfin shows 41 homes sold in March against 44, a fall of three. Listings are higher than three years ago but little changed from last year, and sales are a little lower. That is a balanced market, not a rush.

The postal area page adds a cooler note. Realtor.com's Hotness Index calls the whole postal area cool, with homes selling in a median of 51 days, against 32 in the neighborhood, and it shows the postal area sold median up in the three-year view by 29.17% while the one-year change is down 2.36%. A seller on a street inside the neighborhood is closer to the faster figure, and a seller in a part of the postal area that is mostly apartments is closer to the slower one. The pages cannot say which street is which, which is one more reason to look at the closed sales of nearby homes.

For a seller the useful summary is that homes sell near the ask, in about a month, and that the fastest sales go to the best-prepared homes. The typical discount of 1.04% on a $700,000 sale is $7,280, computed here. A seller who prices well and accepts a normal inspection round gives up little, and one who overprices pays in days.

Sources as cited. Year-earlier values and differences are computed from the published percentages.

What does the building mix say about the postal area?

The Census shows a place of houses and a few large apartment buildings. Of 11,912 housing units, 5,635 are detached houses, 47.3%, and 363 are attached, 3.0%, so houses are 50.4%. Buildings of two to four units hold 715, 6.0%, and buildings of five to nine hold 510, 4.3%. Buildings of ten to nineteen hold 522, 4.4%, and twenty to forty-nine hold 885, 7.4%. The largest buildings, with fifty or more units, hold 3,251 homes, 27.3%. Altogether 5,168 units, 43.4%, are in buildings of five or more.

That mix explains why medians are so noisy. A month in which many condominiums sell prints a lower median than a month in which houses sell, and neither describes an owner's bungalow. Realtor.com's figures cover all home types, and so do Redfin's headline figures, though Redfin lets a reader switch between house types on its page. A seller of a house should look at the house figures, and a seller of a condominium at the condominium figures.

Tenure follows the buildings. Of 11,458 occupied homes, 5,076 are owned, 44.3%, and 6,382 are rented, 55.7%. Realtor.com shows 59 rental listings in Virginia Village, up 65.71%, and a median rent of $1,245, down 20.19% in a year and down 53.89% in three. A fall that large may reflect a change in the types of units listed rather than in rents, which is an inference. The Census median rent is $1,782, which is 43.1% higher than the page figure, computed here. A reasonable reading is that the listing median reflects smaller units in this month's sample.

Vacancy is low. Of the 11,912 units, 454 are vacant, 3.8%. Of those, 86 are for rent, 32 are for sale only, 24 are sold and not yet occupied, 39 are rented and not occupied, 77 are seasonal and 196 are held for other reasons. A vacancy rate under 4% is a tight market, and it fits the quick sales on both pages.

Houses are the segment this brief's readers most likely own, so it is worth noting how many there are. The 5,998 houses outnumber the 5,168 units in buildings of five or more by 830, computed here, so houses are the larger group but not by a wide margin. Buyers who want a house have 5,998 to choose from across the whole postal area, and each month only a small number are listed. Scarcity at the house end of the stock is the strongest argument for patience in the sale of a well-kept detached house.

For an owner of a house, the building mix is a reminder that buyers have a lot of alternatives in apartments and condominiums, and that a house is priced against both. It is also a reason why a private buyer, who values the property on its own terms, may offer a different kind of comparison from a market median.

Source: U.S. Census Bureau, American Community Survey 2020-2024 five-year estimates, tables B25024, B25003, B25004 and B25064, via Census Reporter. Shares are computed here.

What does the age of the homes say for a seller?

The housing is of an age that buyers inspect. The median build year is 1967 and 74.9% of units, 8,925, were built before 1980. The 1950s account for 3,864 units, 32.4%, the 1960s for 2,248, 18.9%, and the 1970s for 2,308, 19.4%. Only 3.9% date from the 1980s and 2.8% from the 1990s, and then comes a new wave: 7.3% from the 2000s, 7.8% from the 2010s and 3.2% since 2020. Since 2000, 18.3% of units have been built.

What that means is a split stock. About three quarters of homes are mid-century and older, and about a fifth are new. The new ones are largely the apartment and townhouse communities that the Census building count suggests. Buyers who want a house with character look at the older stock, and buyers who want new look at the recent stock, so the two ends compete in different ways.

A mid-century house often has its original or a patched sewer line, an older electrical panel and single-pane windows. A buyer's inspector will test them, and in a market where the typical sale is near the ask, repairs after inspection are the usual place for a price to move. That is the fifth of the five benefits of a private sale: a buyer that takes the home as it stands avoids inspection repairs.

Owners have invested in these homes for a long time. The median household income is $86,472, and the median owner value is $623,400, plus or minus $17,041, which is 7.2 times the income, computed here. Owners who bought years ago have seen large gains in value and may be ready to move on, and the 16.67% rise in the three-year sold median on Realtor.com suggests that sellers have done well since 2023.

The oldest homes are few. Only 137 units, 1.2%, were built before 1940, and 368, 3.1%, in the 1940s. That makes the typical older home a postwar house rather than a prewar one, which matters for condition: postwar homes were built with more standard materials and are easier to inspect and insure, though still dated by now. Roughly 385 units, 3.2%, have been built since 2020, a sign of recent infill that adds new supply at the top of the market and gives buyers a newer option to compare with a seller's older house.

Timing remains the second benefit. A seller who needs a date can set a closing date with a private buyer that fits a move, and avoids the weeks of preparation, showings and negotiation. In a market where the average home goes pending in 24 days and closes weeks later, that saves a good part of two months. Readers comparing markets can also read the University Hills brief and the Franktown brief.

Source: U.S. Census Bureau, American Community Survey 2020-2024 five-year estimates, tables B25034, B25077 and B19013, via Census Reporter. Shares are computed here.

What should a Virginia Village owner ask, and what does a private sale change?

Five questions are worth asking. What did similar homes nearby actually close for? How long will a sale take at a realistic price, and what does waiting cost? What will the fees be? How much of the price survives the buyer's inspection? Who will see the house, and who will know it is for sale?

Fees are simple arithmetic and no rate is assumed here. Each 1% of a $450,000 sale is $4,500, of a $725,000 sale is $7,250 and of a $1,200,000 sale is $12,000. Three percent is $13,500, $21,750 and $36,000, and five percent is $22,500, $36,250 and $60,000. A seller can put their own quoted costs into those rows. On the Redfin median of $600,000, 1% is $6,000, and on the Realtor.com sold median of $700,000 it is $7,000.

Set against an average discount of about 1%, the fee is the main cost. A seller who lists pays for marketing, staging and carrying costs, gives up about 1% of the price and pays fees on top. The third and fourth benefits, no commission costs and no closing costs, answer that directly.

Privacy is the first benefit. A for-sale sign and a stream of visitors tell the street that a house is moving, and in a neighborhood with this many tenants and buyers, news travels. A private sale has no showings and no neighbors talking about it.

Maison Off-Market buys luxury homes and estates directly from their owners and speaks only to sellers. It does not say that a private sale always beats a public listing, and when two pages give prices that differ by 16.7% an owner is right to compare an offer with what the same home would net after costs. If you would like a private, no-obligation offer for a home in Virginia Village, call 401-219-4207 or use the contact form on this site.

Sources as cited. Fee illustrations are arithmetic only and assume no commission rate.

Methodology and limitations

Each page's date, title and place were read before use. The Redfin page is for March 2026 and the Realtor.com neighborhood page for April 2026, so they cover different months. The Realtor.com postal area page is for June 2026 and the Zillow page was updated May 31, 2026. Redfin's per-foot figure of $384, up 42.2%, conflicts with every other figure and is reported as printed but not relied on. The rent figure on the neighborhood page is described as a small sample. Only established data publishers and the Census are cited. The Census figures are five-year estimates for the postal area that includes Virginia Village, shared with a sibling post on University Hills. Percent changes were taken as printed, and ratios, sums, fee figures and year-earlier values are this brief's arithmetic.

Conclusion

The record for Virginia Village shows sold medians of $600,000 to $700,000, a sale-to-list ratio of about 99%, 32 to 51 days on market, a postal area where half the homes are apartments and three quarters were built before 1980. The useful number for an owner is a closed sale of a similar property nearby, and a private buyer can price the home in front of them.