Why I'm Writing This
"Henrico or Chesterfield?" It's the first question almost every military family asks me once orders say Richmond.
I get why. They're the two big suburban counties, they look about the same from a map 3,000 miles away, and the internet gives you ten different answers. I moved my own family nine times in 25 years with the Air Force, so I know what it's like to pick a neighborhood off a screen with a report date bearing down on you.
So here's the honest version: where the bases actually are, what the drive looks like, what your BAH buys in each county, and how taxes and schools really compare.
Where the Bases Actually Are
This is the part most guides skip, and it settles a lot.
- Fort Lee (formerly Fort Gregg-Adams) is in Prince George County, south of Richmond near Petersburg. It's south of Chesterfield, not next to Henrico. If the name's got you confused, I explain the Fort Lee and Fort Gregg-Adams switch here.
- Defense Supply Center Richmond (DSCR) is in Chesterfield County, near Bellwood along I-95. It has no government family housing, so DSCR families either live off-post or use Fort Lee's privatized housing.
Both installations sit south of the James River. That's why Chesterfield usually wins on drive time. Henrico has its own advantages, and I'll get to those.
Henrico vs. Chesterfield at a Glance
| What you're weighing | Chesterfield County | Henrico County |
|---|---|---|
| Drive to Fort Lee | 15–25 min from Chester; 30–45 min from Midlothian | 25–35 min from Varina; 45–60 min from the West End |
| Drive to DSCR | 10–15 min from Chester; 20–30 min from Midlothian | 20–30 min from Varina or Lakeside; 30–40 min from Short Pump |
| 2026 real estate tax | $0.89 per $100 | $0.83 per $100 |
| 2026 car tax | $3.25 per $100 | $3.35 per $100 |
| Sales tax | 6% now; 7% no earlier than July 2027 | Stays 6% |
| Typical price picture | Chester median about $375,000 | Short Pump (23059) median about $593,000–$600,000 |
| New construction | Lots of it, especially Moseley and Chester | Some, mostly out toward the Goochland line |
| Spouse jobs | Chester, Midlothian, Southside | Innsbrook, West Broad, airport, easy to downtown |
Drive times vary with traffic and which gate you use. Prices are from recent CVR MLS data and my own market numbers, and they change month to month.
The Commute Is the Big One
If you're at Fort Lee, every extra 15 minutes each way is about two and a half hours a week in the car. Over a three-year tour, that adds up fast.
From Chesterfield, Chester has the shortest drive: I-95 straight down to Fort Lee, and often 10 to 15 minutes to DSCR.
From Henrico, eastern Henrico is closest. Varina and the area around I-295 can make Fort Lee in 25 to 35 minutes, because I-295 skips the city entirely. Short Pump and the West End run 45 to 60 minutes each way.
My advice: before you sign anything, drive it at 6:30 a.m. and again at 4:30 p.m. If you're buying from out of state, I'll do it for you and tell you honestly how it went.
Areas to Know in Chesterfield
Chester
Chester sits on the eastern side of the county along I-95, with its own small-town center. It's the shortest drive in this guide to both bases: about 15 to 25 minutes to Fort Lee and 10 to 15 to DSCR. Housing ranges from established homes to new construction along the Route 10 corridor.
Midlothian
Midlothian is in western Chesterfield, around the Swift Creek Reservoir and along Route 288 and Hull Street. You'll find everything from 1980s colonials to new builds. Plan on 30 to 45 minutes to Fort Lee and 20 to 30 to DSCR, with Route 288 connecting you to the West End.
Moseley
Moseley, out past Route 288, is where much of the county's new construction is going up. It's the longest drive to either base from Chesterfield, so drive it at rush hour before you decide.
Heads up on schools: Chesterfield's new West Ridge High School opens in August 2027, and some school zones are changing. Here's what's changing with West Ridge zoning.
Areas to Know in Henrico
Varina and Eastern Henrico
Eastern Henrico is the closest part of the county to Fort Lee, about 25 to 35 minutes via I-295, and 20 to 30 minutes to DSCR. Lots tend to be larger and it's more rural in spots. Richmond International Airport is nearby in Sandston.
Lakeside and Glen Allen
Lakeside is just north of the city with older homes and a small main street. Glen Allen sits near the Innsbrook office park and the I-64 and I-295 interchange. Both run about 20 to 30 minutes to DSCR on a normal day and are closer to north and west side jobs.
Short Pump and the West End
Short Pump runs along West Broad Street and I-64, with Short Pump Town Center and quick access to the West End's offices and shopping. It's the highest price range in this guide and the longest drive to either base, about 45 to 60 minutes to Fort Lee. My Short Pump guide covers prices and HOAs.
What Your BAH Buys in Each County
Fort Lee and DSCR are both in the Richmond/Fort Lee housing area, so your BAH is the same whichever county you pick. What changes is how far it goes.
Here's a rough monthly payment with a VA loan, $0 down and the first-use funding fee rolled in, at an example 6% rate. It includes property tax and about $100 a month for insurance.
| Home | Estimated monthly payment | 2026 BAH with dependents (examples) |
|---|---|---|
| $375,000 in Chesterfield (Chester median) | about $2,675 | E-6: $2,628 · E-7: $2,676 |
| $375,000 in Henrico | about $2,655 | E-6: $2,628 · E-7: $2,676 |
| $450,000 in Chesterfield | about $3,190 | O-4: $3,030 |
| $600,000 in Short Pump | about $4,190 | O-4: $3,030 |
Example rate only. Your rate, credit, funding fee and insurance will change these numbers. Veterans with a VA disability rating are usually exempt from the funding fee. BAH figures are 2026 rates for the Richmond/Fort Lee area from MilPayTools.
The takeaway: at the same price, the county barely changes the payment. About $20 a month on a $375,000 house. The price range you shop in matters far more than the county line. A median home in Chester lines up with BAH for an E-6 or E-7. A Short Pump median runs about $1,000 a month past an O-4's BAH.
Want to see the math line by line? My VA loan vs. conventional breakdown walks through it.
Taxes: Closer Than You Think
Henrico's real estate rate is 6 cents lower. On a $500,000 home, that's about $300 a year, or $25 a month. Chesterfield's car tax is a bit lower, so with two cars in the driveway, some of that comes back. I break it all down in my 2026 Richmond-area property tax comparison.
The new one is sales tax. Chesterfield voters narrowly approved a 1% school construction sales tax on Nov. 3, so most purchases there go from 6% to 7%, no earlier than July 1, 2027. Henrico stays at 6%. By my estimate, that's a couple hundred dollars a year for a typical family, before the tax cuts the county has promised. Here's what the sales tax costs your family.
If the VA rates you 100% service-connected, permanent and total, Virginia exempts your primary home from real estate taxes in both counties. That changes the math a lot. Read my post on the disabled veteran property tax exemption.
Schools
Both counties run large, well-regarded school divisions: Henrico County Public Schools and Chesterfield County Public Schools. Both offer specialty centers students can apply to, so look past the school your address is zoned for.
A few things that help military kids:
- Talk to the School Liaison Officer at Fort Lee. They know the local divisions and can help with records, enrollment and transitions.
- The Interstate Compact on Educational Opportunity for Military Children covers both counties. It helps with things like course placement, records and graduation requirements when your kids change schools mid-stream.
- Zoning changes. School zones don't always follow neighborhood lines, and Chesterfield is redrawing some for West Ridge. I verify zoning for a specific address before you write an offer.
Buying Before You Get Here
You don't have to pick a county from a hotel room during house-hunting leave. I've helped families buy from overseas and out of state with live video tours, honest notes on every house and a closing plan built around the report date.
One family bought during an overseas move with a toddler in tow. Another had 72 hours on the ground. Both made it work, and both knew the commute before they ever drove it.
How to Narrow It Down
Every family weighs this differently, so I don't tell anyone where to live. Here's how to sort it out yourself:
- Start with the drive. Map your gate or office and decide the longest commute you'll live with each way. That alone rules areas in or out.
- Add the second job. If a spouse works in the West End, Innsbrook or downtown, find the areas that work for both drives.
- Set your price range from your BAH and budget, not the county name. At the same price, the county changes your payment by only a few dollars.
- Thinking about renting it out when you PCS? Ask me what's renting quickly. I'll pull rental data for any area you're looking at.
- Check school zoning for the exact address. Zones change and don't always follow neighborhood lines.
Don't let $25 a month in property tax make the call. Commute, budget and the house itself matter far more. I'll show you homes anywhere you want to look, and the decision is always yours.
FAQ
Is Henrico or Chesterfield better for military families?
For Fort Lee and DSCR, Chesterfield usually wins on commute, especially Chester, which is about 15 to 25 minutes from Fort Lee and 10 to 15 minutes from DSCR. Henrico has a slightly lower real estate tax rate and stays at 6% sales tax. Eastern Henrico (Varina) is the closest part of Henrico to Fort Lee.
How long is the drive from Short Pump to Fort Lee?
Usually 45 to 60 minutes each way, depending on traffic and which gate you use. Eastern Henrico is closer, about 25 to 35 minutes via I-295.
Is Fort Gregg-Adams the same as Fort Lee?
Yes. The base was renamed Fort Gregg-Adams in 2023 and changed back to Fort Lee in June 2025, now honoring Pvt. Fitz Lee. It's the same installation in Prince George County.
What county is Defense Supply Center Richmond in?
DSCR is in Chesterfield County, near Bellwood along I-95. There's no government family housing at DSCR, so most families live off-post.
Is BAH different in Henrico and Chesterfield?
No. Both counties fall in the same Richmond/Fort Lee BAH area. Your BAH is the same, but a Chester home stretches it further than a Short Pump home.
Which county has lower taxes, Henrico or Chesterfield?
Henrico's 2026 real estate rate is $0.83 per $100 vs. Chesterfield's $0.89, about $25 a month on a $500,000 home. Chesterfield's car tax is a little lower. Chesterfield's sales tax rises to 7% no earlier than July 2027, while Henrico stays at 6%.
Let's Find Your Spot
Every family's list is different. Commute, schools, budget, how long you'll be here. Tell me yours and I'll pull the drive times, prices and tax numbers for any area you want to see, in either county.
Call or text me at 804-409-8581, or send me a note. I usually get back to you the same day.
Better call Stahl.
Sources
- Military OneSource, Defense Supply Center Richmond: Government Housing
- Military OneSource, Fort Lee: Housing
- MilPayTools, 2026 BAH for Fort Lee
- Henrico County, Board of Supervisors adopts FY2026-27 budget, April 14, 2026
- Chesterfield County, Board approves personal property tax rate, adopts FY2027 budget, April 9, 2026
- Chesterfield County, 1% for Schools sales tax
- The Richmonder, Sales tax increase passes easily in Richmond, narrowly in Chesterfield, Nov. 2026
Tax rates and BAH checked November 9, 2026. Drive times are typical ranges and vary with traffic and gate. Payment estimates use an example rate and aren't a loan quote. Median prices are from recent CVR MLS data and change month to month. This is general information, not tax, legal or lending advice.