Richmond gets a lot of attention from people moving down I-95 and over from Hampton Roads, and most of what they hear is either a sales pitch or a complaint. Here’s the version I give clients: the real tradeoffs, with the numbers behind them.
Is Richmond VA a good place to live? For most people, yes. Richmond has short commutes, mild winters, home values near the national median, and real estate tax rates from $0.81 to $1.20 per $100 depending on where you buy. The tradeoffs are hot summers, tolls on key routes, and big differences between school divisions.
by Daniel Yoon | eXp Realty | Richmond, Virginia
Pros and cons of living in Richmond at a glance
| Factor | The upside | The downside | The number |
|---|---|---|---|
| Home prices | Values sit close to the U.S. median | Hanover and Chesterfield run higher than the city | Median home value: $353,000 (city) vs $332,700 (U.S.) |
| Commute | Shorter drives than the national average in the city and Henrico | Outer suburbs are closer to average | Mean commute: 21.7 minutes (city) vs 26.4 (U.S.) |
| Winter | Usually mild, with little snow | Occasional ice and cold snaps | 8.8 inches of snow per year (normal) |
| Summer | Long outdoor season | Hot, humid summers | About 45 days a year at 90°F or above |
| Taxes | Henrico and Hanover rates are on the lower side locally | Virginia taxes cars every year | $0.81 to $1.20 per $100 of assessed value |
| Getting around | I-95 and I-64 meet here | Tolls on Powhite Parkway and the Downtown Expressway | $0.90 per mainline toll with E-ZPass |
Sources: U.S. Census Bureau QuickFacts (American Community Survey 2020 to 2024), NOAA 1991 to 2020 climate normals for Richmond International Airport, local tax offices, and the Richmond Metropolitan Transportation Authority.
Pro: Home prices close to the national median
Census figures put the median owner-occupied home value at $353,000 in the City of Richmond, $359,200 in Henrico, $366,000 in Chesterfield, and $400,400 in Hanover. The U.S. median is $332,700. Rent follows a similar pattern: the median gross rent is $1,372 in the city and $1,541 to $1,629 in the 3 counties, compared with $1,413 nationally.
Those are survey medians, so they trail the current market. For what living here actually costs month to month, see my Richmond cost of living breakdown.
Pro: Short commutes for a metro this size
The average 1-way commute is 21.7 minutes for city residents and 22.6 minutes in Henrico, both shorter than the U.S. average of 26.4 minutes. Chesterfield (26.4) and Hanover (26.9) land right at the national average because more people there drive across the region for work. If a short drive matters to you, where you live relative to your office matters more than which county you pick.
Pro: You can reach DC and the beach for a weekend
Richmond sits where I-95 and I-64 cross. Using OpenStreetMap routing with no traffic, downtown Richmond is about 109 miles and a little over 2 hours from Washington, DC, and about 108 miles and a little over 2 hours from the Virginia Beach oceanfront. Real drive times run longer on Fridays, holidays, and anywhere near the I-95 corridor at rush hour, so plan around that.
Pro: 4 real seasons, and winters are mild
NOAA’s 1991 to 2020 normals for Richmond International Airport show an average January high of 47.8°F and a low of 28.8°F. Normal snowfall is 8.8 inches for the whole year. Spring and fall are long, which is a big reason people here spend so much time outside on the James River, in the parks, and on patios.
Con: Summers are hot and humid
The same NOAA data shows an average July high of 89.5°F and about 45 days a year at 90°F or above. Annual precipitation is 45.50 inches. If you’re moving from the Northeast or the West, budget for real air conditioning costs and check the age of the HVAC system on any house you’re considering.
Con: Taxes add up, and they vary by locality
Virginia’s top income tax rate is 5.75% on taxable income over $17,000, according to the Virginia Department of Taxation. The sales tax in Central Virginia is 6%, and groceries are taxed at 1%. Real estate tax rates depend on where you buy:
| Locality | Real estate tax rate per $100 | Source |
|---|---|---|
| City of Richmond | $1.20 | City of Richmond Finance |
| Chesterfield County | $0.89 (2026) | Chesterfield County |
| Henrico County | $0.83 (FY27 budget) | Henrico County |
| Hanover County | $0.81 | Hanover County |
Virginia localities also tax cars and trucks every year as personal property. Chesterfield cut its rate to $3.25 per $100 in April 2026, and Hanover’s is $3.57. For the full picture, including how assessments work, read my guide to Richmond property tax rates by county.
Con: Tolls on some of the fastest routes
If you live in Midlothian or the West End and work downtown, you’ll likely use the Powhite Parkway or the Downtown Expressway. The RMTA lists a mainline toll of $0.90 with a Virginia E-ZPass and $2.00 with Pay-By-Plate. The Boulevard Bridge is $0.45 with E-ZPass. Cash is still accepted on the Downtown Expressway mainline from 6:30 a.m. to 9 p.m., and the RMTA expects to go fully cashless there in 2027. A daily round trip adds up over a year, so factor it into where you buy.
Con: School quality depends on the division and the zone
The 4 main school divisions in the area post very different results. On the Virginia Department of Education School Quality Profiles, on-time graduation rates are 96% in Hanover, 91% in Henrico, 90% in Chesterfield, and 85% in Richmond Public Schools. Within each division, results vary by zone too. If schools matter to you, check the specific address, not just the county.
If you’re moving with kids, my ranking of the best Richmond neighborhoods for families goes neighborhood by neighborhood.
Who Richmond fits best
- Remote and hybrid workers who want more house and a shorter drive on office days.
- Families willing to research school zones before choosing a neighborhood.
- People who like to be outside and can live with a hot summer in exchange for long springs and falls.
- Buyers relocating from higher-cost metros who still want to reach DC or the coast for a weekend.
It’s a harder fit if you can’t stand summer heat or need a specific school zone on a tight budget. My Richmond relocation guide walks through the areas in more detail, and the first 30 days checklist covers what to handle once you’re here.
FAQ
For most people, yes. Richmond has shorter average commutes than the U.S., mild winters, and home values close to the national median. The main tradeoffs are hot, humid summers, tolls on some commuter routes, and big differences in school results between divisions and zones.
Summer heat is the biggest complaint, with about 45 days a year at 90°F or above. Virginia also taxes vehicles every year, some commuter routes are tolled, and school results vary a lot by division and zone.
It’s moderate. Census figures put the median home value at $353,000 in the city and up to $400,400 in Hanover, compared with $332,700 for the U.S. Median rent in the city is $1,372, a little below the U.S. median. Taxes depend heavily on the locality you choose.
Richmond has 4 seasons. NOAA normals show an average July high of 89.5°F and an average January high of 47.8°F, with 8.8 inches of snow in a normal year. Spring and fall are long and pleasant. Summers are hot and humid.
Downtown Richmond is about 109 miles from Washington, DC, and about 108 miles from the Virginia Beach oceanfront. With no traffic, each drive is a little over 2 hours. Weekend and rush hour traffic on I-95 and I-64 can add a lot to that.
Only if your routes use them. The Powhite Parkway and the Downtown Expressway charge $0.90 per mainline toll with a Virginia E-ZPass and $2.00 with Pay-By-Plate. The Boulevard Bridge is $0.45 with E-ZPass. Many commutes avoid tolls entirely, so check your route before you buy.
The short summary
- Pros: short commutes, mild winters, home values near the U.S. median, and easy weekend trips.
- Cons: hot summers, annual car taxes, some tolled routes, and uneven school results.
- Biggest decision: which locality and school zone, because taxes and schools change at the county line.
Weighing a move to Richmond? I’m happy to walk through neighborhoods, commutes, and taxes with you based on where you’ll work and what you want to spend. Book a time at cal.com/danielyoon or call 804-896-2694.
General information, not tax or legal advice. Tax rates and toll rates change, so confirm current figures with the locality or agency before you rely on them.