Rappahannock Academy, VA 22538 housing market
Data through Sep 2026 · Balanced market · leverage 48
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Buyer Leverage Score
48
Aug 2026
Months of Supply
3.1 months
May 2025
Days on Market
32 days
Sep 2026
Price Cut %
0.0%
Sep 2026
Sale-to-List Ratio
87.2%
Aug 2025
Expected Disaster Loss
$118
Dec 2025
What this means
- Supply. There are 200% more homes for sale than the 2017-19 norm and rising (+200% vs. a year ago), so buyers have more to choose from than before the pandemic.
- Negotiating. Buyer leverage is moderate (48/100; U.S.: 54): homes sell for about 12.8% below their final list price (as of Aug 2025); 0% of listings had a price cut (U.S.: 26%).
- Disaster risk. FEMA expects about $118 a year in natural-disaster damage per $100k of building value (U.S.: $155), mostly from flooding.
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Other ZIP codes in Caroline County, VA
| Area | Home value | 1-year change | Buyer leverage |
|---|---|---|---|
| Ruther Glen, VA 22546 | $359.4K | +3.3% | 55 |
| Woodford, VA 22580 | $361.2K | +5.3% | 40 |
| Bowling Green, VA 22427 | $369.4K | +4.3% | 40 |
| Milford, VA 22514 | $344.7K | +6.4% | 12 |
| Bowling Green, VA 22535 | $404.4K | +3.0% | 52 |