If you're moving to Richmond, Virginia, from San Francisco or elsewhere in the Bay Area, the usual comparison is the sale of a California home, Virginia's tax rules, and the 3-hour time difference. This is Richmond, Virginia, the state capital on the James River, not the city of Richmond in Contra Costa County.
Compare current listings in both markets, and confirm both tax bills.
Bay Area vs. Richmond, Virginia, at a glance
| Topic | What to know | Confirm with |
|---|---|---|
| Home prices | Compare a current Bay Area sale or listing with current Richmond-area listings. | A current California Association of REALTORS report, and current Richmond listings |
| Real estate tax on a $450,000 assessment | Henrico $3,735, Chesterfield $4,005, City of Richmond $5,400, using 2026 real estate tax rates, current as of November 10, 2026 | The Virginia locality. Confirm your current California bill, including any Proposition 13 basis, with the county. |
| Top state income tax rate | Virginia charges 5.75% on income in excess of $17,000 (Va. Code 58.1-320). Current California rates should be confirmed with the Franchise Tax Board. | Va. Code 58.1-320 and Franchise Tax Board (FTB) tax rates |
| Time zone | Pacific Time is 3 hours behind Eastern Time, so afternoon overlap is the practical window for calls back west. | Your work calendar |
| Getting back to the Bay Area | Confirm current Richmond International Airport (RIC) flights, including any nonstop or 1-stop option, on the airport site. There isn't a practical same-day train. | the RIC airport site and the airline |
Proposition 13 vs. Virginia reassessment
A long-held California home often carries a Proposition 13 tax basis that is lower than current market value. That basis doesn't transfer to Virginia. When you sell in California, the capped assessment ends with that property. In Henrico, Chesterfield, and the City of Richmond, real estate is valued as of January 1, and the tax bill uses the locality's current rate times the assessed value. A $450,000 Henrico assessment at the 2026 rate of $0.83 per $100 is $3,735 a year, which is a published, current figure, not a Proposition 13 carryover.
Confirm the current California rules with the State Board of Equalization, and confirm the Virginia bill with the locality. See property tax rates by county.
For San Mateo, Santa Clara, Alameda, or Contra Costa, pull your current bill and compare it with the Henrico, Chesterfield, or City figure on the same assessed value.
What a Bay Area budget buys in Richmond
Start with the house you actually have. Sale proceeds from a Bay Area home can often buy a larger or newer house in Henrico, Chesterfield, or the City, or leave you with a smaller loan, but that depends on your sale price, selling costs, mortgage payoff, and the Richmond purchase price. For higher-priced pockets, see what $1 million buys around Richmond. For dues on attached housing, see the condo and townhome buying guide.
Worked equity example, labeled assumptions only
This is a method, not a current median and not a forecast. Assumptions, all labeled: you sell a Bay Area home for $1,200,000, you still owe $400,000, and total selling costs are 7% of the sale price. Get the real selling-cost figure from your California listing agent, and ask a CPA about capital gains before you list.
- Selling costs: $1,200,000 x 0.07 = $84,000
- Net proceeds: $1,200,000 – $84,000 – $400,000 = $716,000
- If you then buy a Richmond-area home at a labeled purchase price of $500,000, those proceeds would cover the purchase price before buyer closing costs, with $216,000 left in this model.
Change any of those inputs, and the result changes. Federal and California tax on a home-sale gain can reduce the cash you actually keep. A federal primary-residence gain exclusion may apply if you meet the IRS tests. Confirm current limits and California treatment with a CPA or the IRS, and with the Franchise Tax Board, before you treat the proceeds as all cash to close.
Taxes, income tax, and car tax
On a $450,000 assessment, the 2026 real estate tax is $3,735 in Henrico, $4,005 in Chesterfield, and $5,400 in the City of Richmond. Virginia's individual income tax reaches 5.75% on income in excess of $17,000. Confirm current California income-tax rates on the Franchise Tax Board site, rather than from a secondary table. For a broader monthly budget, see the cost of living guide.
Virginia localities bill personal property tax on vehicles kept or garaged there. Confirm the current rate and any relief with your new locality. After-arrival license, title, and registration steps are in the first 30 days checklist.
Where Bay Area movers often look first
These are short, origin-tied starting points, not rankings.
- Western Henrico, including Short Pump and Glen Allen. A common first look if you want a suburban house and shopping along the West Broad (US 250) and I-64 corridor. See the Short Pump guide.
- Chesterfield, including Midlothian. Often considered by buyers who want a newer house or a larger lot than they had in a close-in Bay Area city. See the Midlothian guide.
- The Fan and nearby city neighborhoods. A closer match if you want a walkable grid and older housing rather than a planned suburb. See the Fan District guide.
For the broader pre-move decision, see the Moving to Richmond relocation guide.
Getting back to the Bay Area, and the 3-hour overlap
Pacific Time is 3 hours behind Eastern Time. A 9 a.m. Pacific meeting starts at noon in Richmond, and a 4 p.m. Eastern meeting starts at 1 p.m. Pacific. Build your workday around that overlap if you still report to a Bay Area team.
Confirm current flights from RIC to SFO, SJC, or OAK, including any nonstop or 1-stop option, on the RIC site and on the airline's site. Schedules change, so don't rely on an older nonstop listing or flight duration. Door-to-door time should include the drive to RIC, security, and the trip from the California airport. A cross-country drive is possible but long. There isn't a practical same-day train.
How to buy from the Bay Area
Get a Virginia pre-approval first, then narrow 2 or 3 areas, and time a trip around your flights. 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.
Frequently asked questions
How much cheaper is Richmond, VA, than San Francisco?
It depends on the houses you compare. Compare a current sale or listing in your origin county to current Richmond-area listings, then add the tax bills. On a $450,000 Henrico assessment, the 2026 real estate tax is $3,735. 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 San Francisco?
A Proposition 13 tax basis doesn't transfer to Virginia. Henrico, Chesterfield, and the City value real estate as of January 1. On a $450,000 assessment, the 2026 tax is $3,735 in Henrico, $4,005 in Chesterfield, and $5,400 in the City of Richmond. Pull your current California bill and compare it on the same value. Confirm both with the taxing office.
How do I get back to San Francisco from Richmond, VA?
Confirm current Richmond International Airport (RIC) flights to SFO, SJC, or OAK, including any nonstop or 1-stop option, on the airport site and on the airline's site. Schedules change. Pacific Time is 3 hours behind Eastern Time, so afternoon overlap is the practical window for calls back west.
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 California, 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.
If you're planning a move from the Bay Area, book a consultation with Daniel Yoon, REALTOR®, eXp Realty to compare a specific California house or listing with current Richmond-area options.
Sources
- Henrico, Chesterfield, and City of Richmond 2026 real estate tax rates, current as of November 10, 2026
- Va. Code 58.1-320
- California Franchise Tax Board, tax calculator, tables, and rates
- Virginia DMV, New to Virginia
Educational information only, not legal, tax, or lending advice. Confirm current sale prices, tax bills, income-tax results, capital-gains treatment, and flight schedules before you act. The equity example uses labeled assumptions, not market data.