| Neighborhood | Typical price | Zoned schools (ES · MS · HS) | HOA (per month) |
|---|---|---|---|
| Twin Hickory | Condos and townhomes from about $350K; single-family often $600K+ | Twin Hickory · Short Pump · Deep Run | About $90 single-family; about $230+ condos |
| Wellesley | About $500K–$750K, some sections higher | Short Pump or Nuckols Farm · Pocahontas · Godwin | About $105 single-family; more where yard care is included |
| Wyndham | Low $600Ks to $1M+ | Shady Grove · Short Pump · Deep Run | About $85–$95 single-family; about $400 condos. Golf club is separate. |
| West Broad Village | Townhomes and condos, often in the $400Ks | Colonial Trail · Short Pump · Deep Run | About $310 townhomes |
| Bacova | About $550K (55+ condos) to $900K (newer single-family) | Colonial Trail · Short Pump · Deep Run | About $225–$285 |
| Shady Grove Estates | Low $600Ks to $850K | Henrico schools, check by address | None |
Prices are what I see most often in recent sales. HOA dues and school zones come from recent MLS listings and vary by section and street, so I confirm both for every address before you write an offer.
Ask a dozen friends or neighbors where to live around Short Pump and you'll get a dozen different answers. Short Pump has so many price ranges and ways of living that no single neighborhood is the right answer for everyone. This corner of western Henrico has it all.
I'm Chris Stahl, a REALTOR with eXp Realty and a 25-year Air Force veteran. I show homes out here every week. Here's how I break the area down for buyers, honestly, including who each neighborhood fits and who it doesn't.
Short Pump at a Glance
| Where it is | Western Henrico County, about 15 miles west of downtown Richmond |
|---|---|
| ZIP code | Mostly 23059. Mailing addresses usually say Glen Allen. |
| Median sale price | About $555,000 (Redfin, June 2026) |
| Typical time on market | About 28 days |
| 2026 real estate tax | $0.83 per $100 of assessed value |
| Schools | Henrico County Public Schools |
| To downtown Richmond | About 20 to 25 minutes |
| To Fort Lee | About 45 to 60 minutes |
One thing that confuses out-of-towners: Short Pump isn't a town. It's an unincorporated area of Henrico County, so there's no "City of Short Pump." Your mail will say Glen Allen, your taxes go to Henrico, and your kids go to Henrico schools.
The Neighborhoods
Twin Hickory
One of Short Pump's most established planned communities, with a mix of townhomes and single-family homes. You get walking trails, community pools and a real neighborhood feel. Townhomes often start around $380,000 to $450,000, which makes Twin Hickory one of the best ways into Short Pump.
Great for: First-time buyers, young families and anyone who wants amenities without luxury prices.
Wellesley
Mostly built in the late 1990s and early 2000s. Detached homes here often run $500,000 to $750,000, and you usually get more square footage per dollar than in the newer builds nearby. Mature trees and an established feel come with it.
Great for: Families who want space and value, and don't mind a home that isn't brand new.
Wyndham
Short Pump's premier golf community, with larger homes, clubhouse amenities and some of the area's strongest long-term values. Prices typically start in the low $600,000s and run past $1 million.
Great for: Move-up buyers who want a bigger home and a resort-style community.
West Broad Village
The walkable option. West Broad Village mixes townhomes and condos with shops, restaurants and a grocery store right outside your door, just off West Broad Street near I-64. It's the closest thing Short Pump has to a town center you can live in.
Great for: Downsizers, busy professionals and anyone who wants a lock-and-leave home.
Bacova
Newer construction just outside the Short Pump core, with current floor plans and easy access to everything. It includes Bacova Village, a 55+ section with condos around the mid-$500s, and newer single-family sections like Woodson Hills at Bacova that can run close to $900,000. Kids here are zoned for Colonial Trail, Short Pump Middle and Deep Run.
Great for: Buyers who want a newer home, including 55+ buyers who want to stay close to Short Pump.
Townhome Communities Across 23059
If you're working with a tighter budget, or building equity before you move up, there are solid townhome and attached options from about $350,000 to $440,000 throughout the area.
Great for: Getting into a top school district at the lowest price point.
Shady Grove Estates
A true hidden gem in Short Pump. Lots are big, from 1 to 2.5 acres, and the homes are colonial and traditional two-stories built in the 1980s and '90s. If privacy and no HOA are at the top of your list, this small community of about 75 homes is a great spot.
Great for: Buyers who want privacy and space without HOA restrictions, and without living on a busy street.
Which One Fits You?
| Neighborhood | Best for | Typical price range |
|---|---|---|
| Townhome communities | Lowest entry price | About $350K–$440K |
| Twin Hickory | Amenities and trails | Townhomes from about $380K |
| Wellesley | Most house for the money | About $500K–$750K |
| West Broad Village | Walkability | Townhomes and condos |
| Bacova | Newer construction | About $550K–$900K |
| Wyndham | Golf and larger homes | Low $600Ks to $1M+ |
| Shady Grove Estates | Privacy and space, no HOA | Low $600Ks to $850K |
Price ranges are what I see most often in recent sales. They move with the market, so ask me for current numbers on any neighborhood.
Want more room and fewer neighbors? Newer construction keeps pushing west toward the Goochland line. My Goochland County guide covers what changes when you cross it. Also worth reading before you buy near Route 288: what's planned for data centers on the Goochland line.
Schools
Short Pump is part of Henrico County Public Schools, and schools are a big reason families pick it. Much of the area feeds Deep Run High School and Short Pump Middle School. Other parts are zoned for Godwin, Glen Allen or Freeman.
Zones follow streets, not neighborhood names, and Henrico has adjusted some West End boundaries recently. I check the zoning for every address before you write an offer. You can look up any school's ratings on the Virginia School Quality Profiles site.
Getting Around
- I-64 and I-295 meet right at Short Pump, so downtown Richmond is usually 20 to 25 minutes.
- West Broad Street is the main drag for shopping, including Short Pump Town Center and West Broad Village.
- Rush hour around Broad Street and the Town Center can be heavy. Living north of Broad near Twin Hickory usually means an easier trip to I-295.
- Fort Lee is about 45 to 60 minutes. If that's your daily drive, I'll show you Chesterfield too.
Taxes and HOAs
Henrico's 2026 real estate tax rate is $0.83 per $100 of assessed value. On a $555,000 home, that's about $4,600 a year. Vehicles are taxed separately as personal property. Want to compare? Here are 2026 tax rates across the Richmond area.
Most Short Pump neighborhoods have an HOA. Dues vary a lot depending on what's included, from basic common-area upkeep to pools, clubhouses and yard care. In recent listings, single-family homes in Twin Hickory, Wellesley and Wyndham ran about $85 to $105 a month. Townhomes, condos and newer or 55+ sections ran about $225 to $400. Wyndham's golf club membership is separate from the HOA, and Shady Grove Estates has no HOA at all. Read the rules and the budget before you commit. I'll pull those documents for you early so there are no surprises.
Buying Here on a VA Loan
Short Pump is one of the best places around Richmond to use your VA benefit. With full entitlement, there's no VA loan limit, so zero down works even at Short Pump prices.
I've written two deeper guides: how to use your VA loan in Short Pump, and the VA vs. conventional math on a $575,000 home. If you're rated 100% P&T, read how Virginia's property tax exemption works too. It applies in Henrico.
FAQ
What are the best neighborhoods in Short Pump, VA?
The most popular are Twin Hickory, Wellesley, Wyndham, West Broad Village, Bacova and Shady Grove Estates. Twin Hickory and the townhome communities are the most affordable way in, Wellesley offers the most space for the money, Wyndham is the premier golf community, West Broad Village is the most walkable and Shady Grove Estates is a hidden gem with big lots and no HOA.
Is Short Pump its own city?
No. Short Pump is an unincorporated area in western Henrico County. Most addresses use ZIP code 23059 with a Glen Allen mailing address, and residents pay Henrico taxes and attend Henrico schools.
How much does a home cost in Short Pump?
The median sale price was about $555,000 in June 2026, according to Redfin. Townhomes start around $350,000, and homes in Wyndham often run from the low $600,000s to more than $1 million.
What schools serve Short Pump?
Short Pump is in Henrico County Public Schools. Much of the area feeds Deep Run High School and Short Pump Middle School, with other parts zoned for Godwin, Glen Allen or Freeman. Always confirm by address.
What are HOA fees in Short Pump, VA?
Single-family HOA dues in Twin Hickory, Wellesley and Wyndham usually run about $85 to $105 a month. Townhomes, condos and newer or 55+ sections such as Bacova and West Broad Village often run $225 to $400 a month. Shady Grove Estates has no HOA. Dues vary by section, so check the exact address.
What is the property tax rate in Short Pump?
Short Pump homes pay Henrico County's rate, which is $0.83 per $100 of assessed value for 2026.
How far is Short Pump from Fort Lee?
About 45 to 60 minutes depending on traffic. Many Fort Lee families choose Chesterfield for a shorter commute.
Let's Find Your Neighborhood
Tell me your budget, your must-haves and where you'll be driving every day. I'll tell you which two or three Short Pump neighborhoods make sense, and which ones don't.
Call or text me at 804-409-8581, or send me a note through my contact form. I usually get back to you the same day.
Better call Stahl.
Sources: Redfin Short Pump housing market (June 2026); Henrico County 2026 real estate tax rate; Virginia School Quality Profiles.
Prices, tax rates and school zones checked October 2026 and change over time. Neighborhood price ranges reflect recent sales I track, not a guarantee of value. This is general information, not tax, legal or lending advice.