Is Richmond a good place to relocate in 2026? For many out-of-state buyers, yes. The region is growing, the Richmond metro’s September 2026 single-family median was $450,000, and suburban tax rates run 53 to 89 cents per $100. Most relocators pick a lifestyle first, then a county, then confirm schools and commutes by address.
by Daniel Yoon | eXp Realty | Richmond, Virginia
This guide is for buyers moving from out of state for a job, family, or a better fit. It covers why people are coming, where to live by lifestyle, taxes, schools, jobs, and a realistic buying timeline, plus the mistakes I see relocators make.
Richmond in 2026: what to know going in
- The region is growing. In the Weldon Cooper Center’s July 1, 2025 estimates, Chesterfield County added 36,753 residents since 2020, more than any other Virginia locality, and New Kent County grew 21.5%, the fastest rate in the state. Goochland grew 15.0% (Cardinal News).
- The market is still fairly tight. In September 2026, the Richmond metro had 2.1 months of single-family supply, homes averaged 26 days on market, and sellers got 99.5% of their original list price (CVR MLS).
- Prices are workable for many relocators. The metro single-family median was $450,000 in September 2026, up 4.7% from a year earlier, and the condo and townhome median was $369,475.
Where to live, by lifestyle
| If you want | Start with | Locality |
|---|---|---|
| Strong schools and suburban convenience | Short Pump, Glen Allen, Twin Hickory | Henrico |
| Space and newer construction | Midlothian, Moseley, Chester | Chesterfield |
| A small-town feel with good schools | Mechanicsville, Ashland area | Hanover |
| Walkable city living | The Fan, Museum District, Church Hill, Scott’s Addition, Manchester | City of Richmond |
| A lower entry price | Eastern Henrico (Varina), Lakeside | Henrico |
| Acreage | Western Hanover, Goochland, Powhatan | Several counties |
For the family-focused version with schools and medians side by side, see my ranking of the best neighborhoods for families.
Property taxes by locality
| Locality | Real estate tax per $100 | On a $500,000 home |
|---|---|---|
| City of Richmond (source) | $1.20 | $6,000 |
| Henrico (source) | $0.83 | $4,150 |
| Chesterfield (source) | $0.89 | $4,450 |
| Hanover (source) | $0.81 | $4,050 |
| Goochland (source) | $0.53 | $2,650 |
Goochland’s Tuckahoe Creek Service District adds $0.32 per $100 for properties inside it. Virginia’s state income tax tops out at 5.75% on taxable income over $17,000 (Virginia Tax). My property tax guide covers car taxes, due dates, and appeals.
Schools: the basics
Henrico, Chesterfield, Hanover, and Goochland all run large county systems, and Richmond Public Schools varies widely by school, with strong specialty programs. In VDOE’s School Quality Profiles, Henrico has 6 high schools rated Distinguished, and Hanover’s Atlee and Hanover High and Chesterfield’s Cosby and Clover Hill are also rated Distinguished. School assignment goes by address, so confirm it with the division for any home you’re considering.
Jobs and economy
Richmond is Virginia’s capital, so state government is a major employer. Health systems like VCU Health and Bon Secours, financial services including the Federal Reserve Bank of Richmond, and several corporate headquarters add depth. Many relocators also keep remote jobs. If your role needs regular in-person time in Washington, test the drive before you commit to a neighborhood.
Commutes and daily life
- Drive each target neighborhood at your real commute times before you buy. Short Pump to downtown at 8am is very different from Glen Allen to Innsbrook.
- Richmond is mostly car-dependent. GRTC’s Pulse bus rapid transit serves Broad Street between Willow Lawn and Rocketts Landing.
- Richmond has 4 distinct seasons, with hot, humid summers and milder winters than the Northeast.
- Safety varies by street, like any metro. I’ll share public data for any neighborhood you’re considering so you can judge for yourself.
The relocation buying timeline
| Phase | Typical length | What happens |
|---|---|---|
| Prepare | Weeks 1 to 2 | Get pre-approved, interview agents, set must-haves, pick 2 or 3 target areas |
| Visit | 1 to 3 days on the ground | Drive commutes, tour 5 to 10 homes, see schools and errands |
| Search and offer | Weeks 3 to 8 | Saved searches, video tours, a second visit if needed, then an offer |
| Contract to close | Often 30 to 45 days | Inspection, appraisal, loan approval, final walk-through, closing |
Several of my relocation clients have made offers based on video tours and then done their in-person visit during the inspection period. It works, but nothing replaces walking the neighborhood yourself, so I recommend at least 1 trip before closing. See pre-approval vs. pre-qualification and the Virginia home inspection guide for the steps in between.
What relocators get wrong
- Choosing a neighborhood from photos and maps without visiting
- Anchoring on prices from their old metro instead of local comps
- Assuming a neighborhood name guarantees a school assignment
- Waiting for rates to drop instead of buying the right home when it appears
FAQ
For many buyers, yes. The region is growing, with Chesterfield adding more residents since 2020 than any other Virginia locality, and the metro’s September 2026 single-family median was $450,000 per CVR MLS.
Real estate tax per $100 is $1.20 in the City of Richmond, $0.83 in Henrico, $0.89 in Chesterfield, $0.81 in Hanover, and $0.53 in Goochland. On a $500,000 home, that’s $2,650 to $6,000 a year.
Virginia’s top rate is 5.75% on taxable income over $17,000, per Virginia Tax. Lower brackets apply below that.
Yes. Video tours, e-signing, and remote closings make it possible, and several of my relocation clients have offered on video tours. I still recommend at least 1 visit before closing.
Common choices are Short Pump and Glen Allen in Henrico, Midlothian in Chesterfield, Mechanicsville in Hanover, and the Fan, Museum District, and Church Hill in the city.
Plan on a few weeks to find the right home, then often 30 to 45 days from contract to closing, depending on the loan and the contract terms.
Planning a move to Richmond?
I’ll build a plan around your commute, schools, and budget, and tour homes by video when you can’t be here. You can also request relocation help online. Book a time at cal.com/danielyoon or call 804-896-2694.
General information, not legal, tax, or lending advice. Verify figures for your property and situation before you act.