How do you read a Short Pump home’s value? Look at 4 layers for the exact parcel: its FEMA flood zone, its Henrico assessment history, its school assignment, and recent sales nearby. Two homes on the same street can differ on each one, so neighborhood averages can mislead buyers and sellers.
by Daniel Yoon | eXp Realty | Richmond, Virginia
Short Pump has a strong reputation, but a reputation doesn’t tell you whether one lot carries flood risk, whether its assessment has been rising faster than its neighbors’, or which schools it’s assigned to. Here’s how I check each layer, using public tools you can open yourself. For a broader look at the area, see my Short Pump neighborhood guide.
Layer 1: the flood zone
Henrico’s current FEMA Flood Insurance Rate Maps took effect on April 25, 2024, and the county offers a flood zone and dam safety map for looking up a property (Henrico County). You can also search the address in FEMA’s Flood Map Service Center.
| Zone | What it means | Why it matters for value |
|---|---|---|
| A or AE (Special Flood Hazard Area) | 1% annual chance of flooding | Flood insurance is required with a government-backed mortgage |
| Shaded X | Between the 1% and 0.2% annual chance flood lines | Moderate risk; insurance is optional but worth pricing |
| Unshaded X | Above the 0.2% annual chance flood level | Lowest mapped risk, but not zero |
Zone definitions come from Virginia’s Flood Risk Information System. According to FloodSmart, homes in high-risk areas have a 1 in 4 chance of flooding at least once over a 30-year mortgage, nearly 1/3 of flood insurance claims from 2014 to 2024 came from outside high-risk areas, and most homeowners policies exclude flood damage. If a home is in an A zone, federal law requires coverage for the loan term (42 U.S.C. 4012a). Get a real flood insurance quote before you finalize your offer, and ask whether the seller has an elevation certificate.
Layer 2: the assessment history
Henrico says assessments can go up, down, or stay the same each year based on recent, valid sales of similar homes (Henrico County). Pull 3 to 5 years of history for the parcel and compare it with similar homes nearby:
- If the assessment has climbed faster than its neighbors’, ask why. It may be an addition, a lot difference, or a data error.
- If recent sales are well above the assessment, sellers shouldn’t anchor on the assessed value.
- If the assessment is above what similar homes sold for, buyers can use that in negotiation, and owners can appeal by April 1.
Henrico’s real estate tax rate is 83 cents per $100 of assessed value. For appeals, call the Real Estate Assessment Division at 804-501-4300, option 4, or see my property tax appeal guide.
Layer 3: school assignment
Henrico County Public Schools assigns schools by address, and the HCPS school locator notes that its results are a guide and not official. Confirm with the district before school assignment decides your purchase, and ask whether any rezoning studies are underway. In VDOE’s current School Quality Profiles, Deep Run and Glen Allen high schools are both rated Distinguished. My Henrico and Chesterfield school zones guide covers more.
Layer 4: how value moves block to block
Short Pump isn’t one market. It’s a set of small ones. Distance to West Broad Street retail, traffic noise, lot size, backing to woods or a busy road, and HOA amenities all shift price within a few blocks. For context, Henrico’s September 2026 single-family median was $435,000, up 11.5% from a year earlier, with homes averaging 20 days on market (CVR MLS). A parcel-level comparison tells you where a specific home fits around that number.
A checklist for buyers and sellers
| Layer | Where to look | Question to answer |
|---|---|---|
| Flood zone | Henrico flood map or FEMA Map Service Center | Is any part of the structure in an A zone? What does insurance cost? |
| Assessment | Henrico real estate records | Is the trend in line with similar homes and recent sales? |
| Schools | HCPS school locator, then the district | Which schools is this address assigned to today? |
| Recent sales | CVR MLS closed sales | What did the most similar nearby homes sell for? |
Related: Richmond flood zones for home buyers.
FAQ
Use Henrico County’s flood zone and dam safety map or search the address in FEMA’s Flood Map Service Center. Henrico’s current flood maps took effect April 25, 2024. Ask the seller whether there’s an elevation certificate.
If the home is in a high-risk A zone and you have a government-backed mortgage, yes. Elsewhere it’s optional, but FloodSmart says nearly 1/3 of claims from 2014 to 2024 came from outside high-risk areas.
Henrico says assessments can go up, down, or stay the same each year based on market sales. The appeal deadline is April 1, and you can reach the assessment division at 804-501-4300, option 4.
No. The assessment is a mass appraisal for taxes. Recent sales of similar nearby homes are a better guide to what a buyer will pay.
Yes. Henrico can redraw attendance zones, and its locator is a guide, not an official assignment. Confirm with the district and ask about any planned rezoning.
Flood zone, school assignment, lot position, traffic noise, condition, and HOA amenities can all differ within a few blocks. That’s why I price from the closest true comparables.
Want this done for a specific address?
I’ll pull the flood zone, assessment history, school assignment, and closest sales for any Short Pump home you’re considering. I also work in Korean. Book a time at cal.com/danielyoon or call 804-896-2694.
General information. Flood maps, assessments, and school assignments change. Verify for your property.