Housing Market in Henrico
Henrico's housing market is really two markets in one county: western Henrico (Short Pump, Glen Allen, Wyndham) runs $450,000-$520,000+, while eastern Henrico (Highland Springs, Sandston) runs $245,000-$270,000 -- a genuinely wide, real internal spread that the county's own blended median ($382,000-$420,000 depending on source) understates.
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Learn moreA real, wide west-to-east price divide
Redfin cited a $382,000 countywide median sale price for Henrico in November 2025 (down 6.8% year-over-year), while a separate 2026 aggregator cited approximately $420,000 for single-family homes specifically -- both disclosed rather than reconciled, since they may reflect different property-type scopes. Neither figure captures the real submarket spread: western Henrico communities like Short Pump, Glen Allen, and Wyndham run $450,000-$520,000 and up, while eastern Henrico communities like Highland Springs and Sandston run $245,000-$270,000 -- roughly a 2x difference within the same county.
What drives the west-side premium
Western Henrico hosts much of the county's strongest retail (Short Pump Town Center, West Broad Village), the highest-rated schools, and the bulk of the county's office-park and corporate-headquarters development -- real, tangible amenities that command a real price premium over the county's eastern communities.
Eastern Henrico's real affordability, anchored by the airport
Eastern Henrico communities like Highland Springs and Sandston -- home to Richmond International Airport itself -- offer genuinely more affordable entry points into the county, though buyers should weigh the tradeoffs in school ratings and retail access against western Henrico directly rather than assuming price is the only variable that differs.
A real, meaningfully lower property tax than Richmond city
Whichever part of the county a buyer targets, Henrico's own real estate tax rate ($0.85 per $100 of assessed value in current 2026 sources, versus a slightly earlier $0.83 citation) runs meaningfully below Richmond city's $1.20 rate -- a real, structural cost advantage that applies countywide, not just in one submarket.
Key takeaways
- Henrico's countywide median sale price runs $382,000-$420,000 depending on source, but this blends a genuinely wide internal spread: $450,000-$520,000+ in western Henrico vs. $245,000-$270,000 in eastern Henrico.
- Western Henrico's premium reflects real, tangible amenities -- stronger schools, more retail (Short Pump Town Center), and denser corporate/office development.
- Eastern Henrico (Highland Springs, Sandston) offers a real, genuinely more affordable entry point, anchored by Richmond International Airport itself sitting within this part of the county.
- Henrico's own $0.85/$100 real estate tax rate runs meaningfully below Richmond city's $1.20/$100, a real advantage that applies across the whole county.
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