by Daniel Yoon | eXp Realty | Richmond, Virginia
Henrico County is the most versatile real estate market in the Richmond, Virginia metro area. It has everything: luxury estates in the West End, affordable starter homes in the East End, booming new construction in Glen Allen, and some of the best schools in the state. No matter your budget or lifestyle, Henrico has a neighborhood that fits.
I live and work in Henrico County. I bought my own homes here. When clients ask me where to start looking, Henrico is almost always part of the conversation because it offers more options across more price points than anywhere else in the Richmond area.
Understanding Henrico: West End vs. East End
The single most important thing to understand about Henrico County real estate is the divide between the West End and the East End. They are essentially two different markets.
West Henrico (Short Pump, Glen Allen, Innsbrook Area)
This is the premium side. Home prices range from $350,000 to $800,000+. You get newer construction, top-rated schools (Deep Run High, Glen Allen High), and proximity to Short Pump Town Center, Wegmans, and the I-64 corridor. Most transplants and families with school-age children land here.
The West End is where you pay a premium for convenience and school quality. If those are your priorities, the premium is worth it. Properties here appreciate at 3% to 5% annually and rarely sit on the market for long.
East Henrico (Sandston, Highland Springs, Varina)
East Henrico is the value play. Home prices range from $180,000 to $325,000. You get more house per dollar, but the schools are not as highly rated, the neighborhoods are older, and amenities are more spread out.
That said, east Henrico is appreciating faster than the west in percentage terms. Buyers who purchased in 2020 at $200,000 are sitting on homes worth $275,000+ today. For investors and budget-conscious first-time buyers, east Henrico is where the math works best.
Henrico Home Prices in 2026
- County-wide median: $365,000 to $400,000
- Short Pump / West End: $485,000 to $540,000
- Glen Allen: $380,000 to $520,000
- Innsbrook area: $350,000 to $475,000
- Lakeside / Bellevue: $275,000 to $400,000
- East Henrico: $180,000 to $325,000
- New construction: $350,000 to $600,000+ (primarily in Glen Allen)
That range tells the story. You can buy a 3-bedroom in east Henrico for $220,000 or a 5-bedroom in Short Pump for $650,000. Same county, same tax rate, completely different experience. Your agent’s job is to help you figure out which part of Henrico matches your life.
Henrico County Schools
Henrico County Public Schools is the fifth-largest school division in Virginia, serving approximately 51,000 students. School quality varies significantly by location.
Top-Rated Schools (West Henrico)
- Deep Run High School: Consistently ranked top 10 in Virginia. Extensive AP and IB programs. Graduation rate above 96%. This school alone drives families to Short Pump and Glen Allen.
- Glen Allen High School: Strong academics, growing programs, newer facility.
- Tucker High School: Solid option in the central-west part of the county.
- Twin Hickory Elementary, Kaechele Elementary: Among the highest-rated elementaries in the county.
East Henrico Schools
Schools in east Henrico face more challenges but are improving. Highland Springs High School and Varina High School have invested in programs and facilities. The gap between east and west is narrowing, but west Henrico schools still rate higher on most metrics.
The Henrico Tax Advantage
One thing people overlook: Henrico County does not charge a personal property tax on the first $20,000 of vehicle value. If you own a car worth $30,000, you only pay tax on $10,000. Compare that to Chesterfield or the City of Richmond, where you pay on the full assessed value.
On a $35,000 vehicle, this saves a Henrico resident roughly $550 to $700 per year compared to living in the City of Richmond. For a two-car family, that is over $1,000 annually. Over 10 years, that adds up to real money.
Key Neighborhoods in Henrico
Wyndham / Glen Allen
The largest planned community in the area. Golf course, pools, community events, and a range of home styles from $400,000 to $800,000. Deep Run High School zone. This is the aspirational address in Henrico.
Twin Hickory
Family-focused community with parks, pools, and walking trails. Homes range from $400,000 to $550,000. Popular with families with elementary and middle school children. Short Pump shopping is five minutes away.
Lakeside / Bellevue
These neighborhoods sit between the West End and downtown Richmond. They offer walkable streets, local restaurants and shops, and homes with character. Prices: $275,000 to $400,000. This area attracts young professionals and creative types who want community without suburban sprawl.
Tuckahoe / River Road
Established, tree-lined neighborhoods with larger lots and mid-century homes. Close to the James River and the University of Richmond. Prices: $350,000 to $650,000. Tuckahoe is a best-kept secret for people who want character and location without Fan District prices.
New Construction in Henrico
New construction in Henrico is concentrated in the Glen Allen area. Land in the West End is largely built out, so new development pushes north and west. Builder incentives in Henrico communities currently range from $12,000 to $25,000.
For a detailed breakdown, see our New Construction Incentives Guide and our Glen Allen Neighborhood Guide.
Commute Times From Henrico
- Short Pump to downtown Richmond: 20 to 30 minutes via I-64
- Glen Allen to downtown: 20 to 25 minutes via I-95 or Broad Street
- Lakeside to downtown: 10 to 15 minutes
- East Henrico to downtown: 15 to 20 minutes
- Short Pump to Innsbrook business park: 10 minutes
Frequently Asked Questions
What is the average home price in Henrico County VA?
The median home price in Henrico County, Virginia in 2026 is $365,000 to $400,000 county-wide. West Henrico (Short Pump, Glen Allen) ranges from $380,000 to $540,000+. East Henrico offers the most affordable options at $180,000 to $325,000. The county’s diversity in pricing makes it accessible to nearly every budget.
Is Henrico County a good place to live?
Henrico consistently ranks among the best places to live in Virginia. It offers top-rated schools in the west, a tax advantage on vehicle personal property, proximity to downtown Richmond, and a range of neighborhoods from urban to suburban. It is the most versatile county in the Richmond metro area.
What is the difference between east and west Henrico?
West Henrico (Short Pump, Glen Allen) has higher home prices ($380,000 to $540,000+), top-rated schools, and newer construction. East Henrico (Sandston, Highland Springs, Varina) offers lower prices ($180,000 to $325,000), older homes, and faster appreciation rates. Both are part of the same county government and tax structure.
Does Henrico County have good schools?
West Henrico schools are among the best in Virginia. Deep Run High School consistently ranks in the state’s top 10. Glen Allen High School and Tucker High School are also strong options. East Henrico schools are improving but currently rate lower than west Henrico schools on most metrics.
Why is Henrico County popular with homebuyers?
Henrico offers something for every buyer: affordable starter homes in the east, luxury properties in the west, strong schools, no personal property tax on the first $20,000 of vehicle value, and central location with easy access to downtown Richmond, I-64, I-95, and I-295. It is the default county for Richmond-area homebuyers because of this versatility.
Ready to find your place in Henrico County? Call Daniel Yoon at (804) 896-2694 or visit danielyoonrealty.com. I will help you figure out which part of Henrico fits your budget, lifestyle, and priorities.