ZIP Code 23146 Housing Market

📝 Local Market Notes

The housing market in ZIP code 23146, located within Goochland County, Virginia, demonstrates a consistent upward trajectory over the past five years. The Home Price Index (HPI) has expanded from 200.36 in 2021 to 286.68 in 2025, representing a cumulative gain of approximately 43%. This steady appreciation reflects sustained demand in the area, with the most recent year-over-year increase of 3.89% indicating continued momentum despite broader economic headwinds. The HPI level of 286.7, indexed to 100 in 2000, suggests that home values in this specific ZIP code have nearly tripled over the last two decades, outpacing the initial baseline significantly. When compared to broader regional metrics, ZIP 23146 exhibits a distinct performance profile. Its 3.89% year-over-year growth exceeds the Goochland County average of 1.79% and the Virginia state average of 3.03%. This divergence signals that the sub-market is experiencing stronger localized demand than the surrounding county, potentially driven by specific amenities or employment factors unique to the 23146 area. While nearby ZIPs 23153 and 23065 show varying growth rates, 23146’s performance places it in the upper tier of appreciation within the county. The sub-market character of ZIP 23146 aligns with an affluent, owner-occupied community. Goochland County’s median household income of $118,931 and median home value of $500,600 support a profile of high-income residents. With an owner-occupancy rate of 84.9%, the area is predominantly residential rather than renter-heavy. For prospective buyers, the current 30-year mortgage rate of 7.40% impacts affordability, but the strong price appreciation suggests that equity accumulation remains robust. Residents should note that while prices are rising faster than the county average, the high baseline value and income levels indicate a stable, established market with limited entry-level inventory.

Based on FHFA House Price Index data.