Richmond Metro Neighborhoods
Deep-dive profiles of every major neighborhood and community across the Richmond metro area. Data-driven ratings for schools, walkability, and long-term investment potential.
11 areas
19 areas
7 areas
7 areas
Urban Core
11 neighborhoods
The Fan District
Median Price
$425,000
Price/SF
$398
$398/SF, walkability 88/100, 8%+ annual appreciation
Church Hill
Median Price
$510,000
Price/SF
$285
$400K-$625K range, 1000%+ appreciation over 25 years
Carytown / Museum District
Median Price
$465,000
Price/SF
$398
$398/SF (up 8.4% YoY), homes sell in 13-14 days
Scott's Addition
Median Price
$385,000
Price/SF
$310
Former industrial turned brewery/restaurant district
Monument Avenue
Median Price
$575,000
Price/SF
$275
3.99% vs 13.04% citywide appreciation post monument removal
Jackson Ward
Median Price
$375,000
Price/SF
$265
Shockoe Bottom
Median Price
$340,000
Price/SF
$290
Oregon Hill
Median Price
$310,000
Price/SF
$245
Northside (Bellevue/Ginter Park)
Median Price
$350,000
Price/SF
$210
Manchester
Median Price
$365,000
Price/SF
$275
Carver
Median Price
$295,000
Price/SF
$230
Premium Suburban
19 neighborhoods
River Road Corridor
Median Price
$1,250,000
Price/SF
$325
Pinnacle of RVA real estate, $3.25M+ assessed estates
Salisbury
Median Price
$840,000
Price/SF
$275
$800K-$881K median, all-brick, 1-acre+ lots
Windsor Farms
Median Price
$1,100,000
Price/SF
$310
Tudor Revival protected, Monument Avenue prestige
Western Henrico / Deep Run
Median Price
$625,000
Price/SF
$210
$500K-$760K+, A+ rated Deep Run schools
Tuckahoe
Median Price
$550,000
Price/SF
$225
Glen Allen
Median Price
$435,000
Price/SF
$185
Short Pump
Median Price
$525,000
Price/SF
$205
Bon Air
Median Price
$390,000
Price/SF
$195
Stratford Hills
Median Price
$425,000
Price/SF
$210
Midlothian Core
Median Price
$420,000
Price/SF
$180
Southern Chesterfield growth corridor, strong new development
Woodlake
Median Price
$380,000
Price/SF
$170
Moseley
Median Price
$495,000
Price/SF
$175
Mechanicsville
Median Price
$355,000
Price/SF
$165
Atlee / Elmont
Median Price
$385,000
Price/SF
$160
Chester
Median Price
$325,000
Price/SF
$155
Eastern Henrico
Median Price
$275,000
Price/SF
$150
Mixed outcomes, stagnant values in some areas
Lakeside
Median Price
$330,000
Price/SF
$195
Crestview / Chamberlayne
Median Price
$280,000
Price/SF
$175
Sandston / Highland Springs
Median Price
$250,000
Price/SF
$145
Master-Planned Communities
7 neighborhoods
Wyndham
Median Price
$760,000
Price/SF
$220
$760K median, consistent 30+ year appreciation
Hallsley
Median Price
$635,000
Price/SF
$205
$500K-$770K, NAHB Platinum, median resident age 34
Brandermill
Median Price
$415,000
Price/SF
$180
$300K-$535K, aging infrastructure, HOA cost risks
River Mill
Median Price
$520,000
Price/SF
$195
Magnolia Green
Median Price
$445,000
Price/SF
$175
Harpers Mill
Median Price
$475,000
Price/SF
$185
Hampton Park
Median Price
$410,000
Price/SF
$170
Rural & Growth Corridors
7 neighborhoods
New Kent County
Median Price
$395,000
Price/SF
$165
Rapid growth, all schools rated 'On Track'
Goochland County
Median Price
$585,000
Price/SF
$200
Powhatan County
Median Price
$425,000
Price/SF
$170
Ashland
Median Price
$365,000
Price/SF
$190
King William County
Median Price
$325,000
Price/SF
$150
Charles City County
Median Price
$290,000
Price/SF
$140
Cumberland County
Median Price
$260,000
Price/SF
$130
Neighborhood Comparison
All 44 neighborhoods side by side, sorted by median price
Rank | Neighborhood | Type | Median Price | $/SF | YoY | Schools | Walk | Invest |
|---|---|---|---|---|---|---|---|---|
| 1 | River Road Corridor | Suburban | $1,250,000 | $325 | 5.2% | 9 | 2 | 7 |
| 2 | Windsor Farms | Suburban | $1,100,000 | $310 | 4.1% | 9 | 4 | 7 |
| 3 | Salisbury | Suburban | $840,000 | $275 | 4.8% | 9 | 3 | 7 |
| 4 | Wyndham | Master-Planned | $760,000 | $220 | 5.1% | 9 | 3 | 8 |
| 5 | Hallsley | Master-Planned | $635,000 | $205 | 7.2% | 8 | 5 | 8 |
| 6 | Western Henrico / Deep Run | Suburban | $625,000 | $210 | 6.8% | 10 | 3 | 8 |
| 7 | Goochland County | Rural | $585,000 | $200 | 5.7% | 8 | 1 | 7 |
| 8 | Monument Avenue | Urban Core | $575,000 | $275 | 4.0% | 6 | 8 | 6 |
| 9 | Tuckahoe | Suburban | $550,000 | $225 | 5.9% | 8 | 4 | 7 |
| 10 | Short Pump | Suburban | $525,000 | $205 | 5.5% | 9 | 4 | 7 |
| 11 | River Mill | Master-Planned | $520,000 | $195 | 6.0% | 8 | 4 | 7 |
| 12 | Church Hill | Urban Core | $510,000 | $285 | 12.1% | 5 | 7 | 10 |
| 13 | Moseley | Suburban | $495,000 | $175 | 6.4% | 8 | 2 | 7 |
| 14 | Harpers Mill | Master-Planned | $475,000 | $185 | 6.3% | 8 | 4 | 7 |
| 15 | Carytown / Museum District | Urban Core | $465,000 | $398 | 8.4% | 7 | 9 | 8 |
| 16 | Magnolia Green | Master-Planned | $445,000 | $175 | 5.8% | 7 | 3 | 6 |
| 17 | Glen Allen | Suburban | $435,000 | $185 | 6.2% | 8 | 3 | 7 |
| 18 | The Fan District | Urban Core | $425,000 | $398 | 8.4% | 6 | 9 | 8 |
| 19 | Stratford Hills | Suburban | $425,000 | $210 | 6.1% | 7 | 4 | 7 |
| 20 | Powhatan County | Rural | $425,000 | $170 | 6.3% | 7 | 1 | 7 |
| 21 | Midlothian Core | Suburban | $420,000 | $180 | 7.5% | 8 | 3 | 8 |
| 22 | Brandermill | Master-Planned | $415,000 | $180 | 3.5% | 7 | 4 | 5 |
| 23 | Hampton Park | Master-Planned | $410,000 | $170 | 5.2% | 7 | 3 | 6 |
| 24 | New Kent County | Rural | $395,000 | $165 | 8.9% | 8 | 1 | 8 |
| 25 | Bon Air | Suburban | $390,000 | $195 | 7.3% | 7 | 5 | 7 |
| 26 | Scott's Addition | Urban Core | $385,000 | $310 | 11.2% | 5 | 8 | 9 |
| 27 | Atlee / Elmont | Suburban | $385,000 | $160 | 5.8% | 8 | 2 | 6 |
| 28 | Woodlake | Suburban | $380,000 | $170 | 5.0% | 7 | 3 | 6 |
| 29 | Jackson Ward | Urban Core | $375,000 | $265 | 9.8% | 5 | 8 | 9 |
| 30 | Manchester | Urban Core | $365,000 | $275 | 14.2% | 4 | 7 | 9 |
| 31 | Ashland | Rural | $365,000 | $190 | 7.1% | 7 | 6 | 7 |
| 32 | Mechanicsville | Suburban | $355,000 | $165 | 6.8% | 7 | 2 | 7 |
| 33 | Northside (Bellevue/Ginter Park) | Urban Core | $350,000 | $210 | 10.5% | 6 | 7 | 8 |
| 34 | Shockoe Bottom | Urban Core | $340,000 | $290 | 6.5% | 4 | 9 | 7 |
| 35 | Lakeside | Suburban | $330,000 | $195 | 9.2% | 6 | 6 | 8 |
| 36 | Chester | Suburban | $325,000 | $155 | 5.4% | 6 | 2 | 6 |
| 37 | King William County | Rural | $325,000 | $150 | 5.4% | 6 | 1 | 5 |
| 38 | Oregon Hill | Urban Core | $310,000 | $245 | 7.8% | 5 | 8 | 7 |
| 39 | Carver | Urban Core | $295,000 | $230 | 11.0% | 5 | 7 | 8 |
| 40 | Charles City County | Rural | $290,000 | $140 | 4.0% | 5 | 1 | 4 |
| 41 | Crestview / Chamberlayne | Suburban | $280,000 | $175 | 8.5% | 5 | 5 | 7 |
| 42 | Eastern Henrico | Suburban | $275,000 | $150 | 2.1% | 5 | 3 | 4 |
| 43 | Cumberland County | Rural | $260,000 | $130 | 3.8% | 5 | 1 | 4 |
| 44 | Sandston / Highland Springs | Suburban | $250,000 | $145 | 4.2% | 4 | 3 | 5 |
The “Antique Ferrari vs Old Hummer” Framework
Not all properties age the same way. Understand which characteristics drive long-term appreciation versus depreciation.
“Antique Ferrari”
Appreciates with age -- gains value, character, and scarcity
Solid Brick Construction
Masonry improves with age, gains character and patina
Supply-Constrained Location
Cannot build more Fan District rowhouses or River Road estate lots
Colonial / Classical Style
Georgian, Federal, Tudor -- timeless architectural vocabulary
Irreplaceable Features
Plaster moldings, heart pine floors, hand-laid stone, slate roofs
Construction Quality Improves with Age
Old-growth lumber, hand-mixed mortar, artisan craftsmanship
Historic District Protections
Regulatory scarcity prevents teardowns and out-of-character builds
RVA Examples
Fan District rowhouses, Windsor Farms Tudor estates, Church Hill Victorians, Monument Avenue grand homes, Salisbury all-brick colonials, River Road corridor estates with James River frontage.
“Old Hummer”
Depreciates with age -- loses appeal, becomes costly to maintain
Vinyl Siding Exterior
Degrades within 15-20 years, looks dated quickly
Declining School District
School quality erosion drives family exodus and value stagnation
Trend-Driven Style
Tuscan, farmhouse-chic, and other fads age poorly
Production Builder
Cookie-cutter plans with minimal differentiation or craftsmanship
No Scarcity Constraint
Unlimited adjacent land allows endless competing supply
HOA-Dependent Amenities
Pools, clubhouses depreciate; special assessments erode value
RVA Warning Signs
Older Brandermill sections with deferred maintenance, Eastern Henrico vinyl-clad subdivisions near declining schools, 1990s production homes in areas with unlimited buildable land and rising HOA special assessments.
The Core Principle: Scarcity + Quality = Durability
Properties that combine supply-constrained locations with timeless construction quality exhibit the strongest long-term appreciation in the Richmond metro. The Fan's rowhouses cannot be replicated. River Road's riverfront estate lots are finite. Church Hill's 1000%+ appreciation over 25 years proves that authentic scarcity, not marketing-driven exclusivity, is the single most reliable predictor of real estate durability.