Living in Henrico County, VA: Short Pump, Glen Allen and the West End

Henrico wraps around the City of Richmond on three sides, so "living in Henrico" can mean a lot of different things. A townhome in Short Pump, a brick ranch in Lakeside and a few acres in Varina are all Henrico addresses. That range is exactly why it's worth knowing the county by area, not just by name.

Where People Live in Henrico

West End and Short Pump

This is the part of Henrico most people picture. Short Pump (ZIP 23059) has Short Pump Town Center, West Broad Village and quick access to I-64 and I-295. Planned communities like Twin Hickory, Wyndham and Wellesley mix townhomes and single-family homes, with newer construction pushing west toward the Goochland line.

Here's the price picture I see in 23059:

• Median home value: about $593,000 to $600,000
• Most active range for detached single-family homes: $475,000 to $700,000
• Townhomes and attached homes: starting around $350,000 to $425,000
• Luxury: well past $800,000 in communities like Wyndham

If you're using a VA loan here, my VA loan guide for Short Pump breaks down the neighborhoods and the numbers.

Glen Allen and Innsbrook

Just north and east of Short Pump, Glen Allen puts you close to the Innsbrook office park and the I-295/I-64 interchange. You'll find established 1980s and 1990s neighborhoods alongside newer pockets, and a commute that works in almost any direction.

Tuckahoe and the Near West End

Closer to the city line, Tuckahoe and the Near West End have mature trees, larger lots and classic brick homes. It's a great fit if you want an established neighborhood feel and a short drive to downtown or Carytown.

Lakeside and the Northside

Lakeside has a small-town main street feel, with older homes, local restaurants and Bryan Park right next door. It's one of the better values for people who want to be close to the city without being in it.

Varina, Sandston and Eastern Henrico

Eastern Henrico is quieter and more rural in spots, with bigger lots and lower price points. Richmond International Airport sits in Sandston, and Varina along the James River has some of the most open space left in the county.

Schools

Henrico County Public Schools serves the whole county. In the West End, Deep Run, Glen Allen, Godwin and Freeman are the high schools buyers ask me about most. Henrico also runs specialty centers that students can apply to, so it's worth looking past just the school your address is zoned for.

School zones can change, and they don't always follow neighborhood lines. I always verify the zoning for a specific address before you write an offer.

Getting Around

• I-64 and I-295 run right through the West End, so Short Pump to downtown Richmond is usually 20 to 25 minutes.
• Broad Street is the main east-west spine for shopping and errands.
• Richmond International Airport (RIC) is in eastern Henrico.
• Fort Gregg-Adams is roughly 45 minutes to an hour from the West End, depending on traffic. If you're stationed there, Chesterfield usually makes for an easier daily drive.

Taxes and Costs

Henrico's real estate tax rate is $0.83 per $100 of assessed value for 2026. On a $500,000 assessment, that's about $4,150 a year. Vehicles are taxed separately as personal property.

Things to Do

Short Pump Town Center and West Broad Village cover most shopping. For outdoor time, Deep Run Park, Dorey Park and the Three Lakes Nature Center are local favorites. Richmond Raceway sits on the north side of the county.

Is Henrico a Good Fit for You?

Henrico is a great fit if you want:

• A wide range of home styles and price points in one county
• Quick access to I-64, shopping and the airport
• Room to choose between suburban, established and semi-rural

Things to think about:

• West End traffic around Broad Street and Short Pump can be heavy at rush hour.
• Newer West End neighborhoods often have HOAs, so read the rules before you fall in love with a house.
• If your daily commute is to Fort Gregg-Adams, look hard at Chesterfield too.

Thinking About Henrico?

Whether you're moving across town or across the country, I can help you narrow down which part of Henrico fits your budget, commute and school priorities. Call or text me and we'll start with a real conversation.

Tax rates come from county sources as of October 2026 and can change each year. Drive times are typical and depend on traffic.

Related readingUsing Your VA Loan in Short Pump, VA: A Veteran's Guide to Buying in 23059Related readingVA Loan or Conventional in Short Pump? The 2026 Math on a $575,000 Home