If you're moving from Washington, D.C., or Northern Virginia to the Richmond area, the comparison is usually the house you can buy on your budget, the tax bill, and how often you still need to be in the capital region. This 2026 guide covers those points for Northern Virginia and D.C. movers heading to Henrico, Chesterfield, or the City.
This guide isn't a market report, and it isn't tax or employment advice. Compare a current Northern Virginia or D.C. listing or recent sale to current Richmond-area listings, and confirm both tax bills.
D.C. and Northern Virginia vs. Richmond at a glance
| Topic | What to know | Confirm with |
|---|---|---|
| Home prices | Compare a current Northern Virginia or D.C. listing or recent sale to current Richmond-area listings. | Current listings, and your origin-market agent or a current local report |
| Real estate tax on a $500,000 assessment | Fairfax County's Tax Year 2026 base real estate tax rate is $1.12 per $100, plus a $0.0325 countywide stormwater district rate, or $5,762.50 together. Henrico $4,150, Chesterfield $4,450, City of Richmond $6,000. Other Fairfax district rates may apply. | Fairfax real estate tax rates and the Richmond-area locality |
| State income tax | The same Virginia income tax applies in Northern Virginia and in the Richmond area, at 5.75% on income in excess of $17,000 (Va. Code 58.1-320). | Va. Code 58.1-320 |
| Federal locality pay | The U.S. Office of Personnel Management (OPM) publishes separate locality pay areas for the Washington-Baltimore area and for Richmond. Look up the current percentages on OPM's locality-pay pages. | OPM locality pay |
| Getting back to D.C. or Northern Virginia | I-95 is the main drive, with I-395 used inside Northern Virginia. Amtrak serves Richmond toward Washington. Virginia Railway Express (VRE) doesn't run to Richmond. Confirm RIC flights to DCA or IAD. | A current map, Amtrak, and the RIC airport site |
What a Northern Virginia budget buys in Richmond
Start with a current house or listing in Fairfax, Arlington, Loudoun, Prince William, or Alexandria, not a metro headline. The same purchase budget often buys more interior space, a larger lot, or a newer house in Short Pump, Glen Allen, Midlothian, or other Richmond-area pockets than it does in much of Northern Virginia, but that depends on the 2 properties you actually compare.
If you're selling in Northern Virginia and buying here, run the equity math on your actual sale price, selling costs, and payoff, then test a current Richmond list price. For a broader monthly budget, see the cost of living guide. For pre-move area choice, see the Moving to Richmond relocation guide.
Taxes and recurring costs
These are the 2026 real estate tax rates, current as of November 10, 2026, shown on a $500,000 assessment:
| Locality | 2026 real estate tax rate (per $100) | Annual tax on a $500,000 assessment |
|---|---|---|
| Fairfax County (base rate plus countywide stormwater district) | $1.1525 | $5,762.50 |
| Henrico | $0.83 | $4,150 |
| Chesterfield | $0.89 | $4,450 |
| City of Richmond | $1.20 | $6,000 |
Fairfax's official tax-rates page lists $1.12 as the Tax Year 2026 base real estate tax rate from the FY 2027 Adopted Budget. Fairfax’s Stormwater Service District adds $0.0325 per $100 on property throughout the county and the towns of Clifton, Herndon, and Vienna. Other district adders can apply. Confirm the full set of rates on the assessment notice or through Fairfax's lookup. Confirm Arlington, Loudoun, Prince William, and Alexandria rates with those localities.
On that $500,000 example, Henrico's bill is $1,612.50 lower than the Fairfax base-plus-stormwater bill, and Chesterfield's is $1,312.50 lower. The City of Richmond's $6,000 bill is $237.50 higher. Assessed value may differ from the purchase price. See property tax rates by county.
State income tax doesn't change when you move from Fairfax to Henrico, because both are in Virginia. Federal locality pay can change if your job uses OPM locality areas. Look up the current Washington-Baltimore and Richmond area percentages on OPM's site. Confirm any pay change with your agency or with OPM's current tables.
Virginia localities also bill personal property tax on vehicles. Confirm the current rate and any relief with your new locality. After-arrival license, title, registration, and school-enrollment steps are in the first 30 days checklist.
What you give up, and what changes
Richmond doesn't have a Metrorail system. Daily life is more car-dependent, though GRTC's Pulse bus rapid transit runs along Broad Street. If your job needs you in a D.C. or Northern Virginia office most weekdays, a same-day drive or train can be a long day, and it's not a substitute for living in that region.
Amtrak runs between Richmond and Washington, and it can work for occasional trips. VRE serves Northern Virginia and Washington. It doesn't run to Richmond.
Cultural institutions, restaurant density, and airport choice also differ. How much those matter is up to you.
Military and federal households should also see the military relocation and PCS guide.
Where Northern Virginia movers often look first
These are short, origin-tied starting points, not rankings, and not comments on who lives where. Confirm school assignment by address with the division if that matters for you.
- Short Pump and Glen Allen (Henrico). A common first look if you want a suburban house, shopping, and a West Broad (US 250) or I-64 commute pattern that feels closer to a Fairfax or Loudoun suburb than to a downtown rowhouse. See the Short Pump guide and the Glen Allen overview.
- The Fan and the Museum District (City of Richmond). A closer match if you're used to the walkable grid of Arlington or Old Town Alexandria, with older rowhouses, variable parking, and city tax bills. See the Fan District guide.
- Midlothian and other Chesterfield areas. Often considered by buyers who want a newer house or a larger lot than they had in a closer-in Northern Virginia neighborhood, with a south-side commute pattern. See the Midlothian guide.
Getting back to D.C. or Northern Virginia
I-95 is the main highway between the Richmond area and the capital region. Inside Northern Virginia, many trips also use I-395. Run a current map at the hours you'd actually drive, including Friday afternoon and Sunday evening if those are your travel days.
Confirm current Amtrak times from Staples Mill Road or Main Street toward Washington Union Station on Amtrak. Confirm current Richmond International Airport (RIC) flights to Reagan National (DCA) or Dulles (IAD) on the RIC airport site and on the airline's site.
How to buy from Northern Virginia or D.C.
Get a Virginia pre-approval that will be accepted in the Richmond area, then narrow 2 or 3 target neighborhoods, and plan a 2-day or 3-day trip to drive commutes and walk streets at the hours you'd live there. Video tours can help you decide what to see in person. Remote closings are possible with a Virginia settlement agent. Plan at least 1 trip before closing when you can.
A typical sequence is pre-approval and area selection first, a house-hunting trip next, then contract to close, then the first 30 days checklist for DMV, utilities, and school enrollment. Title the vehicle within 30 days of moving, then register it. A Virginia driver's license is due within 60 days (30 days for a CDL).
Frequently asked questions
How much cheaper is Richmond, VA, than Northern Virginia?
It depends on the houses you compare. Compare a current Fairfax, Arlington, Loudoun, Prince William, or Alexandria sale or listing to current Richmond-area listings, then add the tax bills. Confirm both the sale prices and the tax bills before you use a gap in your budget.
How do property taxes in Richmond, VA, compare with Northern Virginia?
Fairfax County's published Tax Year 2026 base real estate tax rate is $1.12 per $100, plus a $0.0325 countywide stormwater district rate, or $5,762.50 on a $500,000 assessment, before any other district adders. On the same assessment, 2026 tax is $4,150 in Henrico, $4,450 in Chesterfield, and $6,000 in the City of Richmond. Confirm Arlington, Loudoun, Prince William, and Alexandria rates with those localities. Confirm the parcel bill.
How do I get back to D.C. or Northern Virginia from Richmond, VA?
Drive I-95, using I-395 as needed inside Northern Virginia, or take Amtrak from Richmond Staples Mill Road or Main Street toward Washington. VRE doesn't run to Richmond. Confirm current train times with Amtrak, and confirm RIC flights to DCA or IAD on the airport site and the airline's site. Run a current map for the drive.
Can I buy a house in Richmond, VA, without visiting first?
You can get pre-approved, tour by video, and, in some cases, write an offer from Northern Virginia or D.C., then visit during the inspection period. Remote closings are possible. Walking the neighborhood and driving the commute yourself still matters. Plan at least 1 trip before closing when you can, and hire a local inspector you choose.
How do I check school assignment for a Richmond, VA, area address?
Use the school division's address locator for the address you're considering, then confirm the result with the division before you write an offer. A neighborhood name doesn't guarantee a school. We don't rank schools or compare them with Northern Virginia divisions. Assignment rules can change, so check the current tool.
If you're planning a move from D.C. or Northern Virginia, book a consultation with Daniel Yoon, REALTOR®, eXp Realty to compare a specific origin house or listing with current Richmond-area options.
Sources
- Fairfax County real estate tax rates, Tax Year 2026 base rate, current as of November 10, 2026
- Henrico, Chesterfield, and City of Richmond 2026 real estate tax rates, current as of November 10, 2026
- Va. Code 58.1-320
- Virginia DMV, New to Virginia
Educational information only, not legal, tax, employment, or lending advice. Confirm current sale prices, tax bills, locality-pay percentages, and travel times with the official source before you act. Federal pay questions belong with your agency or a tax professional.