Why I'm Writing This
After my Richmond-area tax rate comparison went up, the question I kept getting was more specific: "If we look just across Route 288 in Goochland, how much do we really save?" Short Pump buyers ask it. So do families weighing Mechanicsville against the West End.
Goochland's rate is the lowest around Richmond, but there's a catch that a lot of buyers, and honestly some agents, miss. So here's the head-to-head for Goochland, Hanover and Henrico, worked out on real house prices, including the district tax that can flip the answer.
The $400,000 Worked Example
Virginia taxes real estate per $100 of assessed value. The math is simple: assessed value ÷ 100 × rate. For a $400,000 home in Henrico, that's $400,000 ÷ 100 × $0.83 = $3,320 a year.
Here's the same $400,000 house in all three counties, lowest bill first:
| Where the house sits | 2026 rate (per $100) | Yearly tax | Monthly escrow | vs. Henrico |
|---|---|---|---|---|
| Goochland, outside the TCSD | $0.53 | $2,120 | about $177 | $1,200 less |
| Hanover | $0.81 | $3,240 | $270 | $80 less |
| Henrico | $0.83 | $3,320 | about $277 | — |
| Goochland, inside the TCSD | $0.85 ($0.53 + $0.32) | $3,400 | about $283 | $80 more |
Assumes the home is assessed at $400,000, before any relief or exemptions. Rates: Goochland (real estate and TCSD), Hanover, Henrico.
Outside the district, Goochland saves you about $100 a month over Henrico. Inside it, Goochland costs you a little more. Hanover and Henrico are only $80 a year apart, which is less than $7 a month.
At Other Price Points
The gaps grow with the price of the house. Here's what each one looks like at three more common prices:
| Where the house sits | $300,000 home | $500,000 home | $650,000 home |
|---|---|---|---|
| Goochland, outside the TCSD ($0.53) | $1,590 | $2,650 | $3,445 |
| Hanover ($0.81) | $2,430 | $4,050 | $5,265 |
| Henrico ($0.83) | $2,490 | $4,150 | $5,395 |
| Goochland, inside the TCSD ($0.85) | $2,550 | $4,250 | $5,525 |
On a $650,000 home, a pretty typical Short Pump-area price, Goochland outside the district runs about $1,950 a year less than Henrico. That's real money: about $163 a month.
The Goochland Catch: The Tuckahoe Creek Service District
This is the part most comparisons leave out. The Tuckahoe Creek Service District (TCSD) is a water and sewer district Goochland created in 2002 to bring public utilities to its eastern growth area. Properties inside it pay an extra $0.32 per $100 ad valorem tax on top of the $0.53 county rate. It shows up as its own line on the real estate bill.
Why it matters to Short Pump buyers: the district covers the eastern end of Goochland, the part closest to Short Pump. According to the county, its boundaries run along the Henrico and Hanover county lines, Hockett Road, Hermitage Road, Rockville Road and Patterson Avenue. That's exactly where a lot of Glen Allen-address Goochland homes are.
A few details worth knowing, all from the county's TCSD page:
- You pay it even if you aren't hooked up. Properties in the district pay the tax whether or not they're connected to public water and sewer.
- Some parcels inside the lines are exempt. Homes served by privately built infrastructure from the 1990s aren't in the TCSD, though they pay separate capacity charges.
- It isn't forever, but it isn't going away soon. The district's debt (about $71.5 million outstanding) is scheduled to be paid off by 2042, with a target of around 2030–2031. The tax stays until reserves cover what's owed.
How to check a specific house: Look at the listing's tax record or the seller's last real estate bill for a TCSD ad valorem line, or pull up the property on the county's TCSD map. I check this on every eastern Goochland home I show. If it's in the district, use $0.85 when you run the numbers, not $0.53.
The data center connection: Goochland puts 55% of certain non-residential real estate revenue increases toward TCSD debt. West Creek, where Google is now eyeing a 1,000-acre data center campus, sits inside those boundaries. The county says data centers could ease the tax burden on residents. Whether that pays the district off sooner is something nobody can promise yet. Google hasn't even bought the land.
Hanover: Steady Rate, Rising Values
Hanover's rate is $0.81, and it's been unchanged for several years. That stability is a selling point. Mechanicsville and Ashland buyers know what they're getting.
A flat rate doesn't mean a flat bill, though. Hanover's taxable property value was projected to climb from about $24 billion to about $26 billion for 2026, and roughly $700 million of that comes from existing homes going up in value. When your assessment rises, your bill rises with it.
Henrico: 2 Cents More, and What You Get for It
Henrico's rate is $0.83. The county cut it from 85 cents in 2025 and held it for 2026.
What you get for the extra 2 cents over Hanover: Short Pump, Twin Hickory, Wyndham and Innsbrook, public water and sewer almost everywhere, and the shortest drives to downtown and the West End job centers. For most of my buyers, $80 a year isn't the deciding factor. Location is. My Short Pump neighborhood guide has prices, schools and HOA dues side by side.
Don't Forget the Car Tax
Virginia counties tax vehicles every year as personal property. Here are the general rates per $100 of assessed value:
| County | Vehicle rate (per $100) | How it's billed |
|---|---|---|
| Henrico | $3.35 | State car-tax relief applies to the first $20,000 of value. In 2025 it covered 42%, and vehicles assessed at $1,000 or less got 100% relief. |
| Hanover | $3.57 | Billed once a year, due Feb. 5. Relief applies to the first $20,000 of value. |
| Goochland | $3.75 general; $2.99 for vehicles that qualify for state relief | Billed in halves, due June 5 and Dec. 5 |
Each county applies state relief its own way, so the rate alone won't tell you the bill. With two or three cars in the driveway, it's worth asking the Commissioner of the Revenue for an estimate before you move.
Active duty? Service members who keep their legal residence in another state generally don't pay Virginia car tax on their own vehicles, thanks to the Servicemembers Civil Relief Act. Bring your LES when you register the car.
What the Rate Doesn't Tell You
- Well and septic. Outside the TCSD, many Goochland homes are on well water and septic. That's not a deal-breaker, but budget for the inspections and the upkeep. (Inside the TCSD, public water and sewer is the whole point of the district.)
- Your mailing address can fool you. A "Glen Allen" address can be in Henrico or Goochland. A "Mechanicsville" address is usually Hanover, but check. Your tax rate follows the county line, not the ZIP code.
- Assessments catch up to sale prices. If a home sells well above its current assessment, expect the next assessment to move toward what you paid.
- Schools and commute. Each county runs its own school system, and drive times vary a lot. Those usually matter more than $80 a year, and sometimes more than $1,200.
For Veterans and Seniors
If you're rated 100% permanent and total by the VA, Virginia exempts your primary home from real estate taxes, so all three counties come out to $0. My 100% P&T exemption guide covers how to apply in each county. In Hanover, the exemption covers the home and up to 10 acres.
Seniors and disabled homeowners who don't qualify for the full exemption may still get help:
- Hanover: Elderly and disabled relief for homeowners who meet income and net-worth limits. Applications are due March 3. The 2026 budget set aside $5.3 million for elderly, disabled and disabled veteran relief.
- Henrico: The Real Estate Advantage Program covers qualifying seniors and residents who are 100% permanently and totally disabled.
- Goochland: Check with the Commissioner of the Revenue for current programs and limits.
FAQ
Which has lower property taxes: Goochland, Hanover or Henrico?
Goochland, at $0.53 per $100 for 2026, unless the home is in the Tuckahoe Creek Service District. TCSD homes pay an extra $0.32, for a total of $0.85, which is higher than Hanover ($0.81) and Henrico ($0.83).
What is the Tuckahoe Creek Service District tax?
It's an extra $0.32 per $100 ad valorem tax on properties in eastern Goochland's water and sewer district, created in 2002. It pays off the district's infrastructure debt and appears as its own line on the real estate bill, even if the home isn't connected yet.
How much is property tax on a $400,000 house in Goochland vs. Henrico?
About $2,120 a year in Goochland outside the TCSD, $3,400 in Goochland inside the TCSD, and $3,320 in Henrico, before any relief.
Is Hanover or Henrico cheaper for property taxes?
Hanover, barely. Its 2026 rate is $0.81 vs. Henrico's $0.83, which is $80 a year on a $400,000 home. Henrico's vehicle tax rate is lower, $3.35 vs. $3.57.
How do I know if a Goochland home is in the TCSD?
Look for a TCSD ad valorem line on the property's real estate tax bill or tax record, or check the county's TCSD map. Ask your agent to confirm before you write an offer.
Do 100% disabled veterans pay property tax in these counties?
No. Veterans rated 100% permanent and total by the VA are exempt from real estate tax on their primary home in Goochland, Hanover and Henrico, up to each locality's acreage limit.
Bottom Line
Goochland really is the low-tax option, as long as you know which side of the TCSD line the house is on. Hanover and Henrico are close enough that commute, schools and the house itself should decide it.
If you want the real numbers on a specific house, including the assessment, the district tax, the car tax and any relief you qualify for, call or text me at 804-409-8581, or send me a note through my contact form. I'll run it with you.
Better call Stahl.
Sources
- Goochland County, Tax rates (real estate, TCSD, personal property)
- Goochland County, Tuckahoe Creek Service District FAQ
- Goochland County, Board of Supervisors adopt 2026 tax rate, April 14, 2026
- Goochland County Treasurer, Personal property taxes
- Hanover County, Tax rates
- Hanover County, Taxes (billing and relief)
- Hanover County, Guide to property assessments and taxes
- Hanover County, Board adopts FY27 budget, April 2026
- VPM, Hanover residents weigh in on FY27 budget, April 3, 2026
- Henrico County, Board of Supervisors adopts FY2026-27 budget, April 14, 2026
- Henrico County, Proposed budget offers sweeping tax relief (rate cut to $0.83, vehicle rate $3.35), Feb. 2025
- Henrico County, Personal property tax relief
- Henrico County, Tax credit and relief programs
- Virginia Business, Google eyeing 1,000-acre site in Goochland for data center campus, Oct. 28, 2026
Rates checked October 30, 2026. Counties set rates every spring, so check before you budget. Dollar figures are estimates before relief or exemptions. I'm a REALTOR, not a tax advisor. This is general information, not tax advice. Your Commissioner of the Revenue or Treasurer has the final word.