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

  • Writer: Paul Cantor
    Paul Cantor
  • Jun 9
  • 2 min read
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

 
 
 

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