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Featured local agent — Bull Run Mountain Estates, VA
Sarah Mitchell
Compass Real Estate · Bull Run Mountain Estates, VA
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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Bull Run Mountain Estates, VA Housing Market
The last median sale price Redfin published was $667,500, +8.5% year over year (through May 2026). With 5.0 months of supply and homes going under contract in about 56 days, Bull Run Mountain Estates is a leaning buyer's. At today's 7.03% 30-year fixed rate, 20% down on a $667,500 home is about $3,563/mo in principal and interest.
Key numbers for Bull Run Mountain Estates, VA
Median sale price
$667,500
+8.5% year over year
Redfin, through May 2026
Days on market
56
Average pace
Redfin, through May 2026
Active listings
10
5.0 months of supply
Redfin, through May 2026
30-yr fixed rate
7.03%
Freddie Mac weekly average
Freddie Mac via FRED, September 2026
Median household income
$195,781
Home costs 3.4x income
U.S. Census ACS, 2023
Sale-to-list ratio
98.6%
Selling below asking
Redfin, through May 2026
Zillow figures refresh monthly. Redfin figures are through May 2026 — Redfin stopped publishing its public market trackers in June 2026, so those numbers are final, not current. Mortgage rates come from Freddie Mac via FRED and update weekly.
Is Bull Run Mountain Estates a buyer's or seller's market?
Bull Run Mountain Estates, VA is a leaning buyer's, based on 5.0 months of supply and homes selling in about 56 days. 4 to 5 months of supply is the neutral band: neither side holds a structural advantage, and outcomes turn on the individual property.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the Bull Run Mountain Estates housing market data show?
Every row below is Redfin's final published month for Bull Run Mountain Estates, VA. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $667,500 |
| Median list price | $624,500 |
| Year-over-year price change | +8.5% |
| Median price per sq ft | $279/sq ft |
| Median days on market | 56 days |
| Active inventory | 10 listings |
| Months of supply | 5.0 months |
| Sale-to-list price ratio | 98.6% |
| Homes sold (that month) | 2 |
| New listings (that month) | 2 |
| Listings with a price cut | 30.0% |
| Market condition | Leaning buyer's |
How to read these numbers
- Median sale price
- Half the homes that closed sold for more than this, half for less. It moves with what kind of home sold that month, so a quiet month with two big sales can swing it. Redfin's figure for Bull Run Mountain Estates is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Bull Run Mountain Estates is worth right now, whether or not it sold. It is smoother than the median sale price and it still refreshes monthly, which is why this page leads with it.
- Months of supply
- How long it would take to sell every active listing at the current pace. Under 3 favors sellers, over 6 favors buyers, and 3 to 6 is the balanced band.
- Days on market
- Median time from listing to accepted offer. Short means you should have financing ready before you tour; long means there is room to negotiate on price and repairs.
- Sale-to-list ratio
- Sale price divided by the last asking price. Above 100% means bidding above asking is normal here; below 100% means the typical buyer got a discount.
- Price per square foot
- The size-adjusted price. Use it to compare a 1,400 sq ft house to a 2,600 sq ft house, not to value your own home — lot, condition and age move it a lot.
- Listings with a price cut
- Share of active listings that dropped their asking price in the month. A high share is the earliest visible sign that sellers are ahead of what buyers will pay.
- Typical asking rent (ZORI)
- Zillow's repeat-rent index for asking rents on new leases. Paired with the home value it gives the price-to-rent ratio in the rent-vs-buy section below.
How have Bull Run Mountain Estates home prices moved?
Over the last three years the median sale price in Bull Run Mountain Estates, VA rose 19.2%, from $560,000 to $667,500. 30.0% of Bull Run Mountain Estates listings cut their asking price in the final Redfin month — a high share, and the clearest sign that list prices were running ahead of what buyers would pay. For prices to fall meaningfully from here, supply would have to keep building past 5.0 months while the sale-to-list ratio slips below its current 98.6%. Watch those two together — they move before the median does.
Redfin, through May 2026 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in Bull Run Mountain Estates?
Priced off the median sale price of $667,500 at the current 7.03% 30-year fixed rate. These are principal and interest only — property taxes, homeowner's insurance, HOA dues and mortgage insurance are on top, and they vary enough by property that we will not guess them for you.
| Down payment | Cash at close | Loan amount | Monthly P&I |
|---|---|---|---|
| 20% | $133,500 | $534,000 | $3,563/mo |
| 5% | $33,375 | $634,125 | $4,232/mo |
Redfin, through May 2026 for the price · Freddie Mac via FRED, September 2026 for the rate
What income do you need?
Lenders generally want housing costs under 28% of gross income. On the 20%-down payment of $3,563, that implies roughly $152,721 a year before you add taxes and insurance. The median household in Bull Run Mountain Estates earns $195,781, about $43,060 more than that threshold — the typical local household clears the payment on a typical local home with 20% down. That puts the price-to-income ratio at 3.4x — close to the historical 3x norm, which is unusual in 2026.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in Bull Run Mountain Estates in the next 12 months?
Tell us your timeline. We send the Bull Run Mountain Estates market brief: the price ranges that actually clear, how long homes sit, and what to fix on your credit before you apply.
Is it cheaper to rent or buy in Bull Run Mountain Estates?
Zillow does not publish a rent index (ZORI) for Bull Run Mountain Estates, VA, so we cannot compute a price-to-rent ratio here without borrowing a nearby market's rents and calling them local — which we will not do. The rent vs. buy calculator works with a rent figure you supply.
Is inventory rising or falling in Bull Run Mountain Estates?
Active listings in Bull Run Mountain Estates, VA went from 3 in January 2025 to 10 in May 2026, a +233.3% change. Rising inventory is the single most useful leading indicator for buyers: more choice, longer marketing times, and more sellers willing to negotiate before price cuts show up in the median.
| Month | Active listings | New listings |
|---|---|---|
| February 2025 | 2 | not published |
| April 2025 | 5 | 2 |
| May 2025 | 6 | 1 |
| July 2025 | 7 | 3 |
| August 2025 | 8 | 4 |
| September 2025 | 5 | 1 |
| October 2025 | 6 | 2 |
| December 2025 | 8 | 1 |
| January 2026 | 4 | not published |
| February 2026 | 1 | not published |
| April 2026 | 11 | 5 |
| May 2026 | 10 | 2 |
Redfin, through May 2026
How does Bull Run Mountain Estates compare to Virginia and the U.S.?
Bull Run Mountain Estates homes sell for $667,500 — 34% above the Virginia median of $499,300. Against the national median of $410,700, Bull Run Mountain Estates runs 63% higher. Year-over-year, Bull Run Mountain Estates moved +8.5% against Virginia's +3.9% — a bigger swing than the state as a whole.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Bull Run Mountain Estates, VA | $667,500 | +8.5% | 56 days |
| Virginia statewide | $499,300 | +3.9% | 28 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through May 2026 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in Bull Run Mountain Estates
What buyers should watch
- Months of supply, currently 5.0. It turns before price does — when it climbs past 6, sellers start taking offers they would have rejected a quarter earlier.
- The share of listings cutting price, currently 30.0%. A listing that has already cut once is the one most likely to accept below asking.
- The gap between 5% and 20% down here is $668 a month in principal and interest alone, before mortgage insurance. That gap, not the price, is usually what decides your timeline.
- Rate moves. At 7.03%, every full point of rate change moves the payment on a $667,500 home more than a 5% price change does.
- Your credit tier before you shop, not after — it sets the rate you are quoted. Run your numbers first.
What sellers should know
- The median Bull Run Mountain Estates listing goes under contract in 56 days. If yours passes that mark, the market is telling you the price is wrong — not that you need more showings.
- Homes here close at 98.6% of asking. Price to that ratio from day one rather than chasing the market down in cuts.
- In the last published month Bull Run Mountain Estates added 2 new listings against 2 sales — more clearing than arriving, which is the better window to list.
- Comparable ZIP-level pricing inside Bull Run Mountain Estates varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Bull Run Mountain Estates
There are currently 10 homes listed for sale in Bull Run Mountain Estates, Virginia. The median listing price is $625K.
Active listings
10
Homes on market
Median list price
$625K
Avg. days on market
56
Days until sale
New this week
2
Newly listed
How much do homes cost in Bull Run Mountain Estates by property type?
How the Bull Run Mountain Estates, VA market breaks down across single-family homes, condos and townhouses. Redfin, through May 2026
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $667,500 | $279/sq ft | 2 | 56 days |
Who lives in Bull Run Mountain Estates?
American Community Survey estimates for Bull Run Mountain Estates. U.S. Census ACS, 2023
Population
1,582
Households
427
Median income
$195,781/yr
Median age
21.4 years
Owner-occupied
100.0%
Median home value
$626,700
Mean commute
36.8 min
100.0% of occupied homes in Bull Run Mountain Estates are owner-occupied, and the rest are rented — which is the share that decides how much of the local housing stock ever reaches the for-sale market.
Which cities are near Bull Run Mountain Estates, VA?
Ordered by distance from Bull Run Mountain Estates, not by size. Compare Bull Run Mountain Estates side by side with any of them.
Bull Run Mountain Estates housing market FAQ
Is Bull Run Mountain Estates a buyer's or seller's market?
Bull Run Mountain Estates, VA is currently a leaning buyer's. That read comes from 5.0 months of supply, homes going under contract in about 56 days, and sellers getting 98.6% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Bull Run Mountain Estates?
The median sale price in the last month Redfin published was $667,500, about $279 per square foot.
Is Bull Run Mountain Estates cheaper than the rest of Virginia?
Bull Run Mountain Estates's median sale price of $667,500 is 34% higher than the Virginia statewide median of $499,300, and 63% above the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Bull Run Mountain Estates?
Homes in Bull Run Mountain Estates, VA spent a median of 56 days on market before going under contract, versus 28 days statewide. That is a normal pace: enough time to see a home twice, not enough to wait a month. (Redfin, through May 2026.)
What income do you need to buy a home in Bull Run Mountain Estates?
At the current 30-year fixed rate of 7.03%, 20% down on a $667,500 home is about $3,563 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $152,721 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $195,781.
Are home prices rising in Bull Run Mountain Estates?
Redfin's last published year-over-year change for Bull Run Mountain Estates, VA was +8.5%, measured through May 2026. That series is frozen; treat it as a historical reading rather than a current trend.
What are the cheapest ZIP codes in Bull Run Mountain Estates?
Bull Run Mountain Estates ZIP-level sale prices are not all published for the same period, so ranking them would compare different months. The ZIP pages listed on this page show what we hold for each one individually.
Is now a good time to buy in Bull Run Mountain Estates?
That depends on your timeline, not on a headline. What the data says today: Bull Run Mountain Estates, VA is a leaning buyer's with 5.0 months of supply, the 30-year fixed rate is 7.03%. Properties Incorporated publishes the data; it does not give financial advice.
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