What are the best neighborhoods in Richmond VA for families? For most families, I start with Short Pump and Twin Hickory, Glen Allen, Midlothian, Mechanicsville, Bon Air, the Fan, and Lakeside. The right pick depends on your school priorities, budget, and commute. Always confirm the school zone for the exact address, because lines don’t follow neighborhood names.
by Daniel Yoon | eXp Realty | Richmond, Virginia
Here’s how I’d honestly compare them, with the school ratings and county prices behind each one. I’ve also added a short list of neighborhoods that suit buyers without kids, or with very young ones, who care more about walkability than school zones.
How these neighborhoods compare
County medians are single-family sales from CVR MLS for September 2026. Neighborhood prices vary widely around them. School ratings are the Virginia Department of Education’s current performance levels from the School Quality Profiles. All of the high schools listed are Fully Accredited.
| Neighborhood | Locality | County median (Sept 2026) | Tax rate per $100 | High schools nearby, VDOE level |
|---|---|---|---|---|
| Short Pump and Twin Hickory | Henrico | $435,000 | $0.83 | Deep Run: Distinguished |
| Glen Allen | Henrico | $435,000 | $0.83 | Glen Allen: Distinguished |
| Midlothian | Chesterfield | $464,000 | $0.89 | Cosby: Distinguished; Midlothian and James River: Meets Expectations |
| Mechanicsville and Atlee | Hanover | $528,450 | $0.81 | Atlee: Distinguished; Mechanicsville: Meets Expectations |
| Bon Air | Chesterfield | $464,000 | $0.89 | Varies by address |
| The Fan | City of Richmond | $392,500 | $1.20 | Varies; see Richmond Public Schools |
| Lakeside and Bellevue | Henrico (Bellevue is in the city) | $435,000 (Henrico) | $0.83 Henrico; $1.20 city | Varies by address |
Tax rates: City of Richmond, Henrico, Chesterfield, Hanover. County medians: CVR MLS Local Market Updates for Henrico, Chesterfield, Hanover, and the City of Richmond.
1. Short Pump and Twin Hickory (western Henrico)
Best for: families who want strong schools and everyday convenience close by. Deep Run High is rated Distinguished by VDOE. Shopping, groceries, and parks are a short drive from most subdivisions, and housing runs from townhomes to larger single-family homes. Henrico’s own school locator says it’s a guide, not official, so confirm zoning with the division before you buy. My Short Pump neighborhood guide goes subdivision by subdivision.
2. Glen Allen (Henrico)
Best for: families who want newer homes and Henrico schools, often at a lower price per square foot than Short Pump. Glen Allen High is rated Distinguished. New construction is a big part of this market, so compare builder incentives with resale prices before you decide.
3. Midlothian (Chesterfield)
Best for: families who want more space for the money and a wide range of price points. Cosby High is rated Distinguished, and Midlothian and James River High are rated Meets Expectations. Established neighborhoods sit alongside newer communities. Read my Chesterfield County guide for the details.
4. Mechanicsville and Atlee (Hanover)
Best for: families who want a quieter, more rural feel and Hanover schools. Atlee and Hanover High are rated Distinguished. Hanover’s county median is the highest of the 4 core localities, but it also has the lowest tax rate at $0.81 per $100. Some homes are on well and septic. See my Hanover County guide.
5. Bon Air (Chesterfield)
Best for: families who want established neighborhoods, mature trees, and a short drive into the city. Bon Air is in Chesterfield County, so taxes, schools, and services are Chesterfield’s. Housing is mostly older single-family homes, many from the mid-century, so plan for updates and a careful inspection.
6. The Fan (City of Richmond)
Best for: families who want walkability, parks, and older homes with character. The Fan is mostly early-1900s row homes, so expect narrow lots, older systems, and street parking. Richmond Public Schools assigns schools by address and also runs application-based high school programs, so research both before you buy.
7. Lakeside and Bellevue
Best for: families who want character and a central location at a lower price point. Lakeside is in Henrico, while Bellevue is in the City of Richmond, so taxes and schools depend on which side of the line the house sits. Both have older homes and a strong neighborhood feel.
Also worth a look if schools aren’t the top priority
| Neighborhood | Locality | What you’ll find | Good to know |
|---|---|---|---|
| Church Hill | City of Richmond | Historic row homes, renovations, and infill | Condition varies a lot; budget for inspection follow-ups |
| Scott’s Addition | City of Richmond | Condos and lofts in converted buildings, plus newer apartments | HOA dues and rules matter |
| Museum District and Carytown | City of Richmond | Row homes, bungalows, and colonials | Walkable; close to the Virginia Museum of Fine Arts |
| Stratford Hills and Forest Hill | City of Richmond | Mid-century homes and older bungalows | Near James River Park trails; check flood maps near the river |
For detail on each, see my guides to Church Hill and Scott’s Addition.
Mistakes families make when choosing a neighborhood
- Trusting the neighborhood name for schools. Attendance lines change and don’t follow subdivision names. Confirm with the division for the exact address.
- Ignoring the tax line. A house just across the city line can carry a very different tax bill. On a $450,000 assessment, that’s $5,400 a year in the city at $1.20 and $3,735 in Henrico at $0.83.
- Skipping the flood map. Some streets near creeks and the James River sit in FEMA flood zones, which can mean required flood insurance.
- Underestimating older-home updates. Homes in the Fan, Church Hill, and Bon Air often need system work. Get contractor quotes during your inspection period.
- Testing the commute only on a weekend. Drive it at rush hour before you commit.
FAQ
There isn’t 1 answer, because ratings vary school by school. In VDOE’s current School Quality Profiles, Henrico has 6 high schools rated Distinguished, including Deep Run, Glen Allen, Freeman, and Godwin. Hanover’s Atlee and Hanover High and Chesterfield’s Cosby and Clover Hill are also rated Distinguished.
Both work well for families. Henrico’s tax rate is lower, at $0.83 per $100 versus Chesterfield’s $0.89, and its September 2026 single-family median was $435,000 versus $464,000 in Chesterfield. Chesterfield has a lot of new construction in the Midlothian area. Compare the specific schools for each address.
Prices depend more on the house than the neighborhood, but older areas like Lakeside, Bellevue, and parts of Bon Air often cost less than newer subdivisions in Short Pump or Midlothian. The City of Richmond’s single-family median was $392,500 in September 2026, the lowest of the core localities.
Use the division’s own tools and confirm by phone. Henrico’s school locator notes that it’s a guide and not official, so call the division’s boundary office for a definite answer. Chesterfield, Hanover, and Richmond Public Schools publish their own zone lookups.
It can be, if you want walkability and older homes. Lots are small, parking is mostly on the street, and many homes need system updates. Schools depend on the address, and Richmond Public Schools also runs application-based high school programs.
For 2026, Hanover’s rate is $0.81 per $100, Henrico’s is $0.83, and Chesterfield’s is $0.89. The City of Richmond’s is $1.20. Your bill also depends on the assessed value.
Let’s narrow it down together
Tell me your budget, your commute, and what matters most for your kids, and I’ll put together a short list of neighborhoods and homes that fit, with the school zone confirmed for each address. Book a time at cal.com/danielyoon or call 804-896-2694.
School performance levels are from VDOE’s School Quality Profiles as viewed November 2, 2026. Confirm school assignments with the division for any specific address.