Both zones show meaningful $1M+ turnover in this slice (22% BW, 21% Robious). Robious high-end sales concentrate on a smaller set of estate streets near the James River; Bettie Weaver's upper tier is more distributed across the Salisbury footprint.
Two complementary views. This page uses a 12-month, ZIP 23113 export (259 closed SFH sales after 4+ bed filters) for Bettie Weaver vs. Robious head-to-head medians. Our separate Salisbury street tiers report ranks every street in the Bettie Weaver catchment by median $/sqft over April 2023–April 2026 (315 sales) and tags middle/high feeder zones (James River vs. Midlothian). Use this page for cross-catchment timing; use street tiers for Salisbury-only granularity and feeder-path context.
At the median, these markets are structurally similar on a per-square-foot basis — $231 vs. $227 ($4 apart). Both show active $1M+ segments (22% vs. 21%). The remaining differences are structural: BW homes are 18% larger on 39% more land, and BW tilts toward 5-beds while Robious tilts toward 4-beds.
Figures segment the shared ZIP 23113 SF L12M export into Bettie Weaver vs. Robious catchments using in-house tags (122 Robious sales in-zone for this pass; median $784K and $227/sqft with 26 sales above $1M).
BW's price advantage ($81K at median) is driven by more house on more land, not higher $/sqft. A BW buyer at $865K gets 3,764 sqft on 0.92 acres; a Robious buyer at $784K gets 3,202 sqft on 0.66 acres. The per-foot rate is nearly identical.
| Overlap: $500K–$900K | BW | Robious | Delta |
|---|---|---|---|
| Sales | 76 | 63 | — |
| Median price | $768K | $705K | BW +$63K |
| Median $/sqft | $224 | $233 | Rob +$9 |
| Median sqft | 3,209 | 3,028 | BW +181sf |
In the overlap zone, Robious actually commands a $9/sqft premium over BW ($233 vs. $224). At this price point, Robious homes are smaller but more updated per square foot. The BW buyer pays $63K more for 181 extra sqft and the Bettie Weaver school assignment. That's $348/sqft for the marginal space — the school brand is what you're really buying.
Elementary (cross-catchment). Most buyers are choosing between elementaries: Bettie Weaver Elementary (GreatSchools 7/10; Niche A-, 88% math proficiency) vs. Robious Elementary (GreatSchools 6/10; Niche B+, 73% math proficiency). At elementary, BW’s edge is clear on test-profile framing.
High school (Bettie Weaver / Salisbury). Inside the ZIP, Bettie Weaver feeds two high-school paths: James River High School (GreatSchools 6/10; Niche A-) vs. Midlothian High School (GreatSchools 9/10; Niche A, IB). The street tiers analysis finds little median $/sqft difference between those feeder paths across Salisbury — elementary and neighborhood texture tend to dominate purchase price.
Robious catchment. Most Robious-zone sales here align with James River HS for high school; confirm any address with the district.
In this L12M slice, Robious shows twenty-six sales above $1M, concentrated on specific estate streets.
| Robious premium street | Sales | Med $/sqft | Med price | Character |
|---|---|---|---|---|
| Live Oak Ln | 4 | $300 | $971K | Newer construction, small lots — highest $/sqft outside Salisbury |
| Cannon Ridge Ct | 2 | $238 | $1,688K | Large estates — 5,000–9,500 sqft |
| Reeds Landing Cir | 3 | $202 | $1,410K | Riverfront estate lots, 5,600+ sqft |
| Kelham Rd | 2 | $278 | $1,030K | Updated luxury, mid-size |
| Solebury Pl | 2 | $215 | $1,410K | Large estates, 6,000–7,000 sqft |
| Aberdeen Landing Ln | 2 | $216 | $1,350K | Large lots, 6,000+ sqft |
| Ellerton Ct/Ter | 3 | $234 | $1,200K | 5,000–6,000 sqft transitional/colonial |
Salisbury's premium is broad and deep: 28 sales above $1M across dozens of streets, at a median $254/sqft. It's driven by a mix of new construction (Michaux Valley at $300+/sqft), updated colonials (Stonegate, Mount Hill), and large established homes. The $1M+ market is distributed throughout the catchment.
Robious's premium is narrow and concentrated: 26 sales above $1M, clustered on a handful of estate streets near the James River (Cannon Ridge, Reeds Landing, Solebury, Aberdeen Landing). These are large-acreage properties that command price through sheer size, not per-foot rate — median $229/sqft vs. BW's $254/sqft. Outside those estate corridors, most Robious closed sales in this window sit below roughly $1M, which frames the comp band for typical interior streets.
| Price range | Bettie Weaver | Robious | Verdict |
|---|---|---|---|
| Under $600K | 5 sales (4%). Rare — mostly distressed or dated. | 24 sales (20%). Meaningful inventory at this level. | Robious wins on access |
| $600K–$750K | 25 sales (19%). Entry to BWE school zone. | 33 sales (27%). Core Robious market. | Cross-shop — $/sqft is identical |
| $750K–$900K | 42 sales (33%). BW's sweet spot. | 23 sales (19%). Near top of core Robious. | BW has more inventory + upward path |
| $900K–$1.1M | 29 sales (22%). Established premium. | 20 sales (16%). Exists — but thin. | BW has deeper comp support |
| $1.1M+ | 28 sales (22%). Distributed, multi-street. | 22 sales (18%). Concentrated on estate streets. | Different products — BW = updated colonials, Rob = estates |
For renovation underwriting, the relevant question is exit support near the ~$255/sqft target. Larger homes can push all-in basis past $850K; the sold register includes closes up to ~$2.1M in both catchments, so exits at $900K–$1.1M are tenable where execution and finishes line up.
Renovation economics are nearly identical across catchments. Both show ~$40K–$46K median margins at the $255/sqft target, both break even around $200/sqft purchase price. The key difference: BW has deeper comp support at the $255/sqft exit level across more streets, while Robious comp support is thinner — fewer validated sales at that rate means more execution risk on the exit price.
Of 66 Robious reno candidates, 34 show projected all-in costs above $850K. With top-of-market sales near $2.1M in the export, those projects can still pencil to $900K–$1.1M exits if execution and finishes line up. Comp depth is thinner than BW's, so exit pricing takes more judgment.
The overlap zone is genuinely competitive. Robious offers more inventory (33 sales) and actually delivers slightly higher $/sqft ($233 vs. $224). BW offers the school brand and larger lots. At this price, the decision is personal preference, not market arbitrage — you're getting similar value per square foot either way.
BW has the edge: 42 sales vs. 23, meaning more comp support, more inventory rotation, and better pricing confidence. BW at this level is the core market; Robious at this level is the top of the core. BW gives you room to grow; Robious puts you near the top of the core band for many streets.
Both catchments have product at this level, but different products. BW's $1M+ market is established colonials at $254/sqft on distributed streets — deep comps, predictable appreciation. Robious's $1M+ market is estate-size homes at $229/sqft on a handful of premium streets near the James River — thinner comps, more idiosyncratic pricing. A $1.3M Robious estate on 1+ acres is a different lifestyle proposition than a $1.3M updated Salisbury colonial on 0.85 acres.
The $/sqft convergence ($231 vs. $227) means cross-catchment competition is real. A BW seller at $800K is competing not just with other Salisbury homes but with Robious homes at $750K that deliver similar $/sqft and sometimes better condition per foot. Price to your catchment's comps, not to an assumed premium that the data barely supports at the per-foot level.
Catchment assignment is approximate. The ZIP 23113 export doesn't include school zone tags. Streets were assigned to BW or Robious based on address matching against the Salisbury scrape (for BW) and geographic/street-name heuristics (for Robious). Some boundary-area streets may be misassigned. This affects individual street stats but not aggregate catchment comparisons meaningfully.
L12M vs. multi-year street work. Head-to-head medians above use the last 12 months (259 sales) from the published ZIP export. The Salisbury street tiers page uses a Bettie Weaver–only, three-year window (315 sales) for per-street medians and feeder tags — intentional depth, not the same slice as this page.
Robious premium streets may partially overlap with other elementary zones. Estate streets near the James River (Cannon Ridge, Reeds Landing, Old Gun Rd) could feed Robious ES, Bettie Weaver ES, or even schools outside 23113 depending on exact address. The premium tier's assignment to "Robious" is a geographic approximation.
Follow-on depth. Street-tier naming, seasonality, and broker-style deep dives on Robious can be layered on the same export in a dedicated pass.