Market-revealed status, scarcity, and durability across 44 Richmond-area neighborhoods. Six transparent pillars, quartile tiers, and a live reweighter you can share by URL.
What this index is — and isn't.
This is a model of market-revealed status: what buyers pay, what's scarce, what schools earn premiums, and what character endures. It is not "best place to live." It deliberately excludes household income, racial demographics, and diversity metrics as inputs. Richmond's housing market reflects historical inequities — see Mapping Inequality (HOLC) for that context. For a different lens, see Durability or Corridors.
Default weights. Reweight below to recompute.
Tudor Revival protected, Monument Avenue prestige
Pinnacle of RVA real estate, $3.25M+ assessed estates
$398/SF, Walk Score 93, walkability 88/100, 8%+ annual appreciation
$398/SF (up 8.4% YoY). Homes sell in 13–14 days vs 49–53 national median (peak season). Walk Score 94 Carytown, 89 Museum District.
3.99% vs 13.04% citywide appreciation post monument removal
The default-weight benchmark. Re-rank yours below.
Reweight the index, filter by area, share by URL.
Drag any slider 0–100. Weights are normalized internally — the effective percentage is shown on each pillar.
| Rank | Neighborhood | Tier | PRX | Pillars | $/SF | YoY | Schools | Area | Δ |
|---|---|---|---|---|---|---|---|---|---|
| 1 | Windsor Farms | Tier S | 80.8 | $310 | 4.1% | 9 | Suburban | — | |
| 2 | River Road Corridor | Tier S | 76.6 | $325 | 5.2% | 9 | Suburban | — | |
| 3 | The Fan District | Tier S | 75.6 | $398 | 8.4% | 6 | Urban Core | — | |
| 4 | Carytown / Museum District | Tier S | 70.8 | $398 | 8.4% | 7 | Urban Core | — | |
| 5 | Monument Avenue | Tier S | 70.3 | $275 | 4.0% | 6 | Urban Core | — | |
| 6 | Shockoe Bottom | Tier S | 65.5 | $290 | 6.5% | 4 | Urban Core | — | |
| 7 | Salisbury | Tier S | 65.1 | $275 | 4.8% | 9 | Suburban | — | |
| 8 | Wyndham | Tier S | 64.8 | $220 | 5.1% | 9 | Master-Planned | — | |
| 9 | Jackson Ward | Tier S | 63.5 | $265 | 9.8% | 5 | Urban Core | — | |
| 10 | Scott's Addition | Tier S | 63.3 | $310 | 11.2% | 5 | Urban Core | — | |
| 11 | Church Hill | Tier S | 62.3 | $285 | 12.1% | 5 | Urban Core | — | |
| 12 | Northside (Bellevue/Ginter Park) | Tier A | 60.7 | $210 | 10.5% | 6 | Urban Core | — | |
| 13 | Oregon Hill | Tier A | 59.4 | $245 | 7.8% | 5 | Urban Core | — | |
| 14 | Tuckahoe | Tier A | 59.4 | $225 | 5.9% | 8 | Suburban | — | |
| 15 | Carver | Tier A | 58.9 | $230 | 11.0% | 5 | Urban Core | — | |
| 16 | Hallsley | Tier A | 58.7 | $205 | 7.2% | 8 | Master-Planned | — | |
| 17 | Manchester | Tier A | 58.1 | $275 | 14.2% | 4 | Urban Core | — | |
| 18 | Short Pump | Tier A | 57.9 | $205 | 5.5% | 9 | Suburban | — | |
| 19 | Western Henrico / Deep Run | Tier A | 57.3 | $210 | 6.8% | 10 | Suburban | — | |
| 20 | Stratford Hills | Tier A | 56.7 | $210 | 6.1% | 7 | Suburban | — | |
| 21 | Goochland County | Tier A | 56.4 | $200 | 5.7% | 8 | Rural | — | |
| 22 | River Mill | Tier A | 55.1 | $195 | 6.0% | 8 | Master-Planned | — | |
| 23 | Ashland | Tier B | 53.1 | $190 | 7.1% | 7 | Rural | — | |
| 24 | Bon Air | Tier B | 52.1 | $195 | 7.3% | 7 | Suburban | — | |
| 25 | Harpers Mill | Tier B | 51.9 | $185 | 6.3% | 8 | Master-Planned | — | |
| 26 | Lakeside | Tier B | 49.2 | $195 | 9.2% | 6 | Suburban | — | |
| 27 | Brandermill | Tier B | 48.0 | $180 | 3.5% | 7 | Master-Planned | — | |
| 28 | Magnolia Green | Tier B | 47.7 | $175 | 5.8% | 7 | Master-Planned | — | |
| 29 | Glen Allen | Tier B | 47.2 | $185 | 6.2% | 8 | Suburban | — | |
| 30 | Midlothian Core | Tier B | 46.5 | $180 | 7.5% | 8 | Suburban | — | |
| 31 | Moseley | Tier B | 45.4 | $175 | 6.4% | 8 | Suburban | — | |
| 32 | Hampton Park | Tier B | 44.9 | $170 | 5.2% | 7 | Master-Planned | — | |
| 33 | Woodlake | Tier B | 43.4 | $170 | 5.0% | 7 | Suburban | — | |
| 34 | New Kent County | Tier C | 43.2 | $165 | 8.9% | 8 | Rural | — | |
| 35 | Powhatan County | Tier C | 42.2 | $170 | 6.3% | 7 | Rural | — | |
| 36 | Atlee / Elmont | Tier C | 40.2 | $160 | 5.8% | 8 | Suburban | — | |
| 37 | Crestview / Chamberlayne | Tier C | 39.8 | $175 | 8.5% | 5 | Suburban | — | |
| 38 | Mechanicsville | Tier C | 38.9 | $165 | 6.8% | 7 | Suburban | — | |
| 39 | King William County | Tier C | 36.2 | $150 | 5.4% | 6 | Rural | — | |
| 40 | Charles City County | Tier C | 35.3 | $140 | 4.0% | 5 | Rural | — | |
| 41 | Chester | Tier C | 35.1 | $155 | 5.4% | 6 | Suburban | — | |
| 42 | Eastern Henrico | Tier C | 32.1 | $150 | 2.1% | 5 | Suburban | — | |
| 43 | Cumberland County | Tier C | 30.7 | $130 | 3.8% | 5 | Rural | — | |
| 44 | Sandston / Highland Springs | Tier C | 29.4 | $145 | 4.2% | 4 | Suburban | — |
Eight ways to slice the same data.
Highest log-$/SF percentile. Pure market signal.
Highest school score with curated tier bonus.
Historic / pre-1980 / estate-tag rich.
Top master-planned communities.
Strong fundamentals, low public profile (light character tags).
Top-half PRX paired with top-quartile trajectory.
Highest PRX per $100K of median price.
Where the city wins, where the burbs win.
Urban Core
Suburban
Six pillars. Default weights below. Click any pillar name in the reweighter to see live effective percent.
Log $/SF, percentile-ranked across all 44 neighborhoods.
Winsorized YoY change, percentile-ranked. Penalizes froth >12%.
Existing schools 1-10 score, plus a hand-curated tier bonus.
Supply-constrained signals: lot size, historic protection, waterfront.
Architectural pedigree, identity tags, durable cultural anchors.
Walkability for urban cores; amenity proxy for suburban/rural.
Each pillar derives from src/data/neighborhoods.ts (44 hand-curated profiles), with one cross-reference to a hand-curated school-tier table. No external API calls; the page is fully static.
Price level uses log($/SF), percentile-ranked across all 44. Trajectory winsorizes YoY at the 5th/95th percentile to neutralize one-off flips, then scores piecewise: 0–4% earns 60–80, 4–10% earns 80–92,>10% is penalized as froth. Schools uses the existing 1–10 score plus a hand-curated tier bonus (S +5, A +2, else 0). Scarcity blends area-type base with tag-driven supply-constraint signals (lot size, historic protection, waterfront). Character sums points from a tag dictionary covering architectural era, identity tags, and cultural anchors. Connectivity uses walkability for urban cores and an amenity-tag proxy (country club, town center, trails, lake) for suburban / rural.
Tiers are quartile-based: Tier S top 25%, Tier A 25–50%, Tier B 50–75%, Tier C bottom 25%. Ties on PRX (rounded to one decimal) break alphabetically — never on hidden floating-point precision.