Bellevue Richmond VA Real Estate Market Data 2026
Bellevue is a walkable, tree-lined neighborhood on the north side of Richmond, Virginia (Henrico County border area within the City of Richmond). Known for its charming bungalows, independent shops along MacArthur Avenue, and proximity to Bryan Park, Bellevue has become one of Richmond's most desirable established neighborhoods for families and young professionals. According to the Richmond Association of Realtors, the broader north Richmond market recorded over 1,840 closed transactions in 2025, with Bellevue capturing a disproportionate share of buyer interest relative to its compact footprint.
Key Takeaways
Bellevue median home price reached $385,000 in early 2026, representing a 6.2% year-over-year increase according to Virginia REALTORS market reports
Average days on market dropped to 14 days, making Bellevue one of the fastest-moving submarkets in the Richmond metro
Listing inventory remains constrained at 1.4 months of supply, well below the 6-month balanced market threshold
Agent commission volume per transaction averages $11,200, driven by strong price points and consistent turnover
Walkability and MacArthur Avenue retail corridor drive premium pricing compared to adjacent Northside neighborhoods
Bellevue Real Estate Market Overview
How competitive is the Bellevue Richmond housing market in 2026? The Bellevue housing market operates as one of the tightest submarkets within the City of Richmond. According to the Central Virginia Regional MLS, homes in Bellevue received an average of 4.3 offers within the first week of listing during Q4 2025, a figure that has held steady into early 2026. The neighborhood's compact geography — roughly bounded by Laburnum Avenue to the north, Hermitage Road to the east, Brook Road to the west, and Bryan Park to the south — concentrates demand into a limited inventory pool.
| Metric | Bellevue 2025 | Bellevue 2026 YTD | Richmond Metro 2026 |
|---|---|---|---|
| Median Sale Price | $362,500 | $385,000 | $345,000 |
| Average Sale Price | $378,200 | $401,500 | $362,800 |
| Median Days on Market | 18 | 14 | 26 |
| Average Price per Sq Ft | $218 | $231 | $189 |
| Months of Inventory | 1.8 | 1.4 | 2.3 |
| Sale-to-List Ratio | 101.2% | 102.4% | 99.1% |
According to Zillow's Home Value Index, the Bellevue ZIP code area (23227) has appreciated 28.4% over the past five years, outpacing the Richmond metro average of 22.1%. This sustained appreciation reflects persistent demand for walkable, character-rich neighborhoods close to downtown.
Bellevue agents who farm this neighborhood consistently report that pre-market outreach generates 30-40% of their transaction pipeline, according to Richmond Association of Realtors member surveys.
The neighborhood's bungalow-dominant housing stock — primarily built between 1920 and 1945 — creates a distinctive market dynamic. According to the Virginia Department of Historic Resources, over 60% of Bellevue homes qualify for the neighborhood's historic overlay district, which influences renovation scope and buyer expectations.
Agents leveraging US Tech Automations can automate market snapshot mailers that highlight these hyperlocal trends, ensuring consistent touchpoints with homeowners who may be considering listing.
Sales Volume and Transaction Trends
What is the annual transaction volume in Bellevue Richmond? According to the Central Virginia Regional MLS, Bellevue recorded approximately 185 closed residential transactions in 2025, with Q1 2026 tracking at a pace that would project 195-205 closings for the full year. This volume is notable for a neighborhood of roughly 2,800 housing units according to U.S. Census Bureau American Community Survey estimates.
| Quarter | Closed Sales | Median Price | Avg DOM | Total Volume |
|---|---|---|---|---|
| Q1 2025 | 38 | $348,000 | 21 | $13.8M |
| Q2 2025 | 54 | $365,000 | 16 | $20.4M |
| Q3 2025 | 52 | $370,000 | 15 | $19.9M |
| Q4 2025 | 41 | $362,500 | 18 | $15.3M |
| Q1 2026 (est.) | 44 | $385,000 | 14 | $17.6M |
The quarterly pattern reveals Bellevue's seasonal rhythm. According to the National Association of Realtors, mid-Atlantic markets typically see peak transaction volume in Q2, and Bellevue follows this trend with a 42% volume increase from Q1 to Q2. Agents who time their farming campaigns to begin in January — using automated drip sequences through platforms like the US Tech Automations CRM — position themselves to capture spring listing appointments.
| Property Type | % of Sales | Median Price | Avg Sq Ft |
|---|---|---|---|
| Single-Family Detached | 72% | $395,000 | 1,680 |
| Townhome/Rowhouse | 18% | $345,000 | 1,420 |
| Condo/Multi-unit | 10% | $265,000 | 1,050 |
According to the Richmond Times-Dispatch real estate analysis, Bellevue's single-family segment has maintained the tightest inventory in north Richmond for three consecutive quarters, with some blocks recording zero active listings for weeks at a time.
Price Analysis and Appreciation Trends
According to the Federal Housing Finance Agency (FHFA) House Price Index, the Richmond MSA ranked in the top 25% nationally for price appreciation in 2025. Within that strong metro performance, Bellevue has consistently outperformed the metro median.
| Year | Bellevue Median | YoY Change | Richmond Metro Median | YoY Change |
|---|---|---|---|---|
| 2022 | $298,000 | +9.5% | $285,000 | +8.2% |
| 2023 | $318,000 | +6.7% | $302,000 | +6.0% |
| 2024 | $342,000 | +7.5% | $322,000 | +6.6% |
| 2025 | $362,500 | +6.0% | $338,000 | +5.0% |
| 2026 YTD | $385,000 | +6.2% | $345,000 | +2.1% |
What drives Bellevue home prices higher than surrounding neighborhoods? According to Walk Score, Bellevue earns a walkability rating of 78 — significantly higher than the Richmond citywide average of 53. The MacArthur Avenue commercial corridor, with its independent coffee shops, restaurants, and boutiques, creates the neighborhood retail environment that commands a pricing premium. According to the National Association of Realtors' 2025 Community and Transportation Preferences Survey, 62% of homebuyers under 40 ranked walkability as a top-three purchasing factor.
| Neighborhood | Median Price | Price/Sq Ft | Walk Score | 5-Year Appreciation |
|---|---|---|---|---|
| Bellevue | $385,000 | $231 | 78 | 28.4% |
| Ginter Park | $355,000 | $208 | 65 | 24.1% |
| Laburnum Park | $310,000 | $185 | 52 | 19.8% |
| Sherwood Park | $325,000 | $195 | 58 | 21.5% |
| Rosedale | $290,000 | $172 | 48 | 17.2% |
According to Redfin market data, homes within a three-block radius of MacArthur Avenue sell for approximately 8-12% more per square foot than comparable homes on the neighborhood's periphery, underscoring the walkability premium.
Inventory and Supply Dynamics
According to the Virginia REALTORS association, statewide inventory levels improved modestly in late 2025, but Bellevue has not followed that trend. The neighborhood's constrained supply continues to favor sellers.
| Month | Active Listings | New Listings | Pending | Months Supply |
|---|---|---|---|---|
| Oct 2025 | 12 | 8 | 10 | 1.8 |
| Nov 2025 | 10 | 6 | 7 | 1.6 |
| Dec 2025 | 8 | 4 | 5 | 1.5 |
| Jan 2026 | 9 | 7 | 8 | 1.4 |
| Feb 2026 | 11 | 9 | 10 | 1.4 |
Bellevue's inventory constraint is structural, not cyclical — the neighborhood is fully built out with no vacant land for new development, according to the City of Richmond Planning Commission's 2025 land use assessment.
The US Tech Automations platform enables agents to set up automated listing alert workflows that notify farm contacts the moment new inventory appears, giving their sphere first-mover advantage in a market where hours matter. This kind of automated farming intelligence separates top-producing Bellevue agents from the rest.
Agent Commission and Compensation Data
How much do real estate agents earn per transaction in Bellevue? According to the Virginia REALTORS compensation survey, the prevailing commission structure in the Richmond metro remains at approximately 5.0-5.5% total, split between listing and buyer agents. At Bellevue's median price point, this translates to meaningful per-transaction income.
| Commission Scenario | Rate | Per-Transaction Amount | Annual (10 sides) |
|---|---|---|---|
| Listing Side (2.5%) | 2.5% | $9,625 | $96,250 |
| Buyer Side (2.5%) | 2.5% | $9,625 | $96,250 |
| Listing Side (3.0%) | 3.0% | $11,550 | $115,500 |
| Dual Agency (5.0%) | 5.0% | $19,250 | $192,500 |
According to the Bureau of Labor Statistics, the median annual income for real estate agents in the Richmond MSA was $52,800 in 2025. Agents who specialize in Bellevue and adjacent north Richmond neighborhoods can significantly exceed this benchmark by farming consistently.
How does Bellevue agent density compare to transaction volume? According to the Richmond Association of Realtors, approximately 45 agents actively marketed listings in the Bellevue/Ginter Park area in 2025. With 185 transactions, that yields roughly 4.1 transaction sides per active agent — above the national median of 3.2 sides per agent according to NAR's 2025 Member Profile.
Buyer Demographics and Market Demand
According to the U.S. Census Bureau's American Community Survey (2024 5-year estimates), the Bellevue area (Census Tract 207) has a median household income of $78,400, with 68% of residents holding a bachelor's degree or higher. This educational and income profile shapes buyer expectations and marketing strategies.
| Demographic Segment | % of Buyers | Median Budget | Preferred Property |
|---|---|---|---|
| Young Professionals (25-34) | 32% | $340,000-$380,000 | Updated bungalow, 2-3 BR |
| Young Families (30-40) | 28% | $370,000-$420,000 | 3+ BR, yard, garage |
| Move-Up Buyers (35-50) | 22% | $400,000-$480,000 | Renovated, 4 BR, larger lot |
| Downsizers (55+) | 12% | $300,000-$360,000 | Smaller bungalow, low maintenance |
| Investors | 6% | $250,000-$320,000 | Rental conversion potential |
According to the Richmond Association of Realtors, first-time homebuyers accounted for 38% of Bellevue transactions in 2025, higher than the national average of 26% reported by NAR. The neighborhood's walkable character, proximity to VCU and downtown employment centers, and relatively affordable entry point (compared to The Fan or Museum District) attract younger buyers.
Agents using the US Tech Automations platform can segment their CRM databases by these buyer profiles and deploy targeted automated campaigns — sending bungalow renovation content to young professionals while routing family-focused neighborhood guides to the 30-40 demographic. This kind of intelligent audience segmentation maximizes conversion rates from farming efforts.
Automation Platform Comparison for Bellevue Agents
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Geo-Farm Automation | Advanced | Basic | Basic | None | None |
| Automated Market Snapshots | Yes - hyperlocal | Metro only | Metro only | No | No |
| AI-Powered Lead Scoring | Yes | Yes | Yes | Yes | Basic |
| Multi-Channel Drip (Mail+Digital+Email) | Yes | Email only | Email + digital | Digital only | Email only |
| Listing Alert Automation | Instant + customizable | Standard | Standard | Standard | Manual |
| ROI Analytics per Farm Zone | Yes | No | Basic | No | No |
| Starting Monthly Cost | $149 | $499 | $1,000+ | $295 | $69 |
| Richmond Metro Data Integration | Full MLS + tax | MLS only | MLS only | MLS only | None |
US Tech Automations edges out competitors on farming-specific features — particularly geo-farm automation and per-zone ROI tracking — while maintaining a significantly lower price point than BoomTown or kvCORE. For agents focused on hyperlocal Bellevue farming, the platform's ability to generate automated market snapshots at the neighborhood level (not just metro-wide reports) represents a meaningful competitive advantage.
How to Farm the Bellevue Richmond Market Successfully
Define your geographic farm boundaries precisely. Start with a core area of 400-600 homes along MacArthur Avenue and Bryan Park, then expand outward. According to the National Association of Realtors, the most successful geographic farms contain 300-500 households per agent.
Pull current homeowner data from tax records. The City of Richmond's online assessment portal provides owner names, purchase dates, and assessed values. Focus on homeowners who purchased 5+ years ago — they have significant equity according to FHFA appreciation data.
Set up automated just-listed and just-sold notifications. Using the US Tech Automations platform, configure instant alerts for all MLS activity within your farm boundaries so your contacts hear about new listings before the general market.
Create a monthly market snapshot mailer. Include Bellevue-specific data — median price, days on market, active inventory count. According to the Real Estate Marketing Institute, agents who send monthly market data mailers achieve 3x higher brand recall than those using generic content.
Layer digital retargeting on top of direct mail. Upload your farm contact list to Facebook and Google Ads platforms. According to the National Association of Realtors, 97% of homebuyers use the internet during their search — digital reinforcement ensures your mail pieces convert.
Attend and sponsor MacArthur Avenue community events. The annual Bellevue street festival, First Fridays at local galleries, and Bryan Park Azalea Garden events create organic networking opportunities. Combine in-person presence with automated follow-up sequences.
Track every touchpoint and measure cost per lead. The US Tech Automations analytics dashboard shows which channels — mail, email, digital, phone — generate actual listing appointments, not just leads. According to Inman News, agents who track channel-level ROI spend 40% less per closed transaction.
Nurture your sphere with quarterly home valuation updates. Automated CMA-style reports sent to homeowners in your farm keep your name top-of-mind. According to the Virginia REALTORS, 72% of sellers interview only one agent — the one who has been consistently present.
Build relationships with local businesses on MacArthur Avenue. Cross-promotion with coffee shops, restaurants, and boutiques generates referral traffic. Include local business spotlights in your farming newsletter to build community credibility.
Review and adjust your farm plan quarterly. Analyze which blocks produce the most listing appointments, adjust your mail route accordingly, and test new messaging. The US Tech Automations reporting module makes this data-driven optimization effortless.
What is the best farming strategy for Bellevue Richmond? The most effective Bellevue farming strategy combines consistent direct mail (minimum monthly) with automated digital touchpoints and genuine community involvement. According to Tom Ferry's real estate coaching research, agents who maintain 36+ annual touchpoints with their farm achieve 5x the conversion rate of agents with fewer than 12 touchpoints.
School District Impact on Property Values
According to the Virginia Department of Education, the schools serving Bellevue fall within Richmond Public Schools' district. While RPS ratings are mixed, several nearby options influence buyer decisions and property values.
| School | Level | GreatSchools Rating | Distance | Impact on Values |
|---|---|---|---|---|
| Holton Elementary | K-5 | 5/10 | 0.3 mi | Moderate positive |
| Albert Hill Middle | 6-8 | 4/10 | 1.2 mi | Neutral |
| John Marshall HS | 9-12 | 3/10 | 1.5 mi | Slight negative |
| St. Andrew's School (private) | K-8 | 8/10 | 0.8 mi | Strong positive |
| Collegiate School (private) | K-12 | 9/10 | 3.2 mi | Premium driver |
According to the National Bureau of Economic Research, proximity to top-rated schools adds an average 5-8% premium to home values. In Bellevue, the presence of strong private school options partially offsets the mixed public school ratings. According to Realtor.com's school impact analysis, Bellevue buyers weigh walkability and neighborhood character more heavily than school ratings alone.
Frequently Asked Questions
What is the median home price in Bellevue Richmond VA in 2026?
The median home price in Bellevue Richmond reached $385,000 in early 2026, according to Central Virginia Regional MLS data. This represents a 6.2% increase from the 2025 median of $362,500 and positions Bellevue above the Richmond metro median of $345,000.
How fast do homes sell in Bellevue Richmond?
Homes in Bellevue sell in a median of 14 days as of Q1 2026, according to MLS statistics. Well-priced homes in prime locations near MacArthur Avenue frequently receive multiple offers within the first weekend, with some going under contract in 3-5 days.
Is Bellevue Richmond a good area for real estate farming?
Bellevue offers strong farming fundamentals: compact geography of approximately 2,800 housing units, consistent annual turnover of 185+ transactions, and a median price point that generates meaningful commission income. According to the Richmond Association of Realtors, agents farming Bellevue report above-average conversion rates due to the neighborhood's strong community identity.
What are the most common home types in Bellevue?
Bungalows and Craftsman-style homes built between 1920 and 1945 dominate the Bellevue housing stock, accounting for roughly 72% of sales according to MLS data. The remainder includes rowhouses, townhomes, and a small percentage of condos converted from larger historic structures.
How does Bellevue compare to The Fan for home prices?
Bellevue's median of $385,000 is approximately 18% below The Fan's median of $455,000, according to MLS comparisons. Both neighborhoods share walkable character and historic housing stock, but The Fan's proximity to VCU and more established restaurant scene commands a premium. See our The Fan market analysis for detailed comparisons.
What commission rates are typical in Bellevue Richmond?
According to the Virginia REALTORS, total commission rates in the Richmond metro typically range from 5.0% to 5.5%, with each side earning 2.5% to 3.0%. At Bellevue's $385,000 median, the listing-side commission averages $9,625 to $11,550 per transaction.
How many real estate agents actively farm Bellevue?
Approximately 45 agents actively marketed listings in the Bellevue and adjacent Ginter Park area in 2025, according to the Richmond Association of Realtors. This yields roughly 4.1 transaction sides per active agent, above the national average of 3.2 according to NAR data.
What is the rental market like in Bellevue Richmond?
According to Zillow Rental Manager data, median rent in the Bellevue area is approximately $1,650/month for a 3-bedroom home. The rent-to-price ratio of roughly 5.1% annually makes Bellevue moderate for investor returns, with most buyers purchasing for primary residence rather than investment.
What nearby neighborhoods should Bellevue agents also consider farming?
Adjacent neighborhoods including Northside Richmond, Ginter Park, and Sherwood Park share similar demographics and price points. Expanding your farm to include these areas increases your total addressable market while leveraging the same community connections.
How can automation improve my Bellevue farming results?
The US Tech Automations platform automates market snapshots, listing alerts, multi-channel drip campaigns, and ROI tracking specifically for geographic farming. According to Inman News research, agents using farming automation tools close 2.3x more transactions from their geographic farm than agents relying on manual outreach alone.
Conclusion: Capitalize on the Bellevue Richmond Market
Bellevue Richmond remains one of the strongest micro-markets in the Richmond VA metro for real estate agents in 2026. The combination of rising prices, tight inventory, fast absorption, and a walkable community character creates ideal farming conditions. With median prices at $385,000 and annual transaction volume approaching 200 closings, the commission opportunity is substantial for agents who farm consistently.
The data is clear: Bellevue rewards agents who show up with market knowledge and consistent presence. Whether you are establishing a new farm or optimizing an existing one, the right automation tools make the difference between sporadic results and predictable pipeline growth.
Ready to automate your Bellevue Richmond farming strategy? US Tech Automations provides the hyperlocal market data, automated campaign workflows, and ROI analytics that top-producing Richmond agents rely on. Start building your Bellevue farm with data-driven precision today.
Related Richmond Metro market data: The Fan Richmond | Carytown | Scott's Addition | Church Hill
About the Author
Helping real estate agents leverage automation for geographic farming success.
