What Real Estate Agents Don’t Tell You About Living in Richmond, VA

As a native of Richmond, Virginia, I’ve had the privilege of experiencing all the charm this city has to offer. From summer nights filled with the scent of honeysuckle to fall afternoons at pumpkin patches, there’s no denying that Richmond has a unique, Southern allure. But as much as I love this city, I’ll be the first to tell you—living in Richmond isn’t as perfect as the brochures make it seem.

Before you make the decision to relocate here, there are a few things that I think you need to know—things that often get glossed over when you’re looking at real estate listings or reading the glowing reviews online. Richmond is a great place to live, but like any city, it has its fair share of quirks that could surprise you.

👉 Short on time? Head over to the Moving to Richmond Virginia YouTube Channel to watch a video on this topic.

1. Richmond Might Look Affordable, But Utilities Can Be a Sticker Shock

When you’re scrolling through listings on Zillow, it’s easy to be lured by Richmond’s relatively affordable home prices compared to larger metro areas. But before you fall in love with that charming bungalow or that spacious historic home, let me warn you about a hidden cost: your utility bill.

Many of the beautiful older homes in Richmond have outdated HVAC systems, poor insulation, and single-pane windows. You might find yourself spending more on utilities than you anticipated, especially during the hot, humid summer months or chilly winters. Dominion Energy’s rates fluctuate, and there’s a proposal for a rate hike, so keep that in mind.

Some homes in Richmond even rely on oil heat or baseboard heating, both of which are much more expensive than electric or gas heat. That’s something to factor into your monthly budget—especially if you’re looking at an older home that hasn’t been updated.

2. Navigating Richmond: It’s Not As Easy As It Seems

Richmond is a fairly compact city, but don’t be fooled—getting around here can be a bit of a headache. The first time you drive through the city, you might find yourself stuck in traffic, on a one-way street, or at a traffic light that seems to last forever. The roads here are tricky!

For example, the Fan District is beautiful and historic, but it’s a maze of one-way streets and confusing intersections. I-95 and I-64 can get congested fast, especially during rush hour, and while public transportation is available, it’s not as reliable as in larger cities. The GRTC Pulse system is good in some areas, but if you’re relying on public transit to get around, you might find yourself frustrated.

Parking is another challenge. In the city, most parking is on the street and it's first-come, first-serve. Imagine coming home after a long day to find no parking on your block—especially during a rainstorm when you’re carrying a load of groceries. It happens more than you think.

3. School Systems Can Be Tricky

If you have kids or plan on having a family, choosing the right school can be a big deal—but in Richmond, it’s not as straightforward as you might expect. Schools in Richmond vary dramatically—just one street over could place you in a completely different school district, which can be a challenge for families.

You’ll also find that the public school system can be competitive. Magnet schools and specialty programs are highly sought after, and getting into them can be a bit of a lottery. Private schools are an option, but they come with their own costs. If schools are a priority for you, be sure to do your homework before committing to an area.

4. Richmond’s Localities Can Be Confusing

Richmond isn’t just one city; it’s a collection of localities, each with its own vibe, and things can get a little confusing. The Richmond Metro Area includes 17 localities, and people often refer to the area in different ways. For example, if you live in the Fan District, you might say you live in Richmond, but if you’re in Short Pump, you’re in Western Henrico County. The same goes for neighborhoods like Glen Allen or Midlothian—they’re part of larger counties but still have their own unique identity.

Choosing the right locality is key because each one offers a different lifestyle. Some areas, like the Fan, are historic and walkable but can be expensive and noisy. Others, like Short Pump, are more suburban, with tons of shopping and dining, but they’re farther from the hustle and bustle of downtown. Make sure to research what each area offers before settling down.

5. Taxes and Insurance Can Be Higher Than Expected

Virginia’s property taxes aren’t outrageous, but Richmond City does have a higher rate compared to the surrounding counties. You might be paying more for your property taxes than you’d expect, especially if you’re in one of the localities with “City” in its name. In some cases, the lower tax rate in surrounding areas might be offset by higher utility bills or home insurance costs, so you’ll need to factor those into your decision-making process.

Some areas are undergoing a lot of renovation, and newly renovated homes are often reassessed at a higher value, which means higher taxes. So, even if you think you’re getting a great deal on a home, it’s important to consider the long-term costs, including insurance and taxes.

6. New Construction Isn’t Always What It Seems

New construction homes sound like a dream—everything is fresh and new, right? But before you sign on the dotted line, there are a few things you should know. Most new builds in Richmond are located in suburban areas like Chesterfield, Hanover, or Goochland—farther from the city vibe you might be hoping for.

Many new developments also come with strict HOA rules, and lot sizes can be smaller than expected. Timelines for new builds can vary widely, and some builders are struggling to keep up with demand, which could lead to delays or compromised quality. If you’re considering new construction, having an experienced agent to guide you through the process can be a huge asset.

7. Older Homes Come With Charm and Challenges

Richmond is known for its stunning historic homes, but be aware that charm comes at a cost. Many homes in the city are 50–100 years old, and while they’re beautiful, they often require major upgrades. From outdated wiring and lead pipes to crumbling foundations and mold issues, older homes can be a major project.

Plus, if the home is located in a historic district, you might face restrictions on what you can and can’t do in terms of renovations. Historic guidelines can limit your ability to make changes, which might be a dealbreaker for some buyers.

8. Flood Zones: Not Just a Coastal Concern

You might not expect flood risk this far inland, but it’s a reality in Richmond. Areas along the James River and certain creeks, like Shockoe Bottom, are in FEMA flood zones, and flood insurance can cost anywhere from $100 to $300 per month. Some buyers don’t find out their home is in a flood zone until they’re already under contract, so be sure to do your research before buying.

Richmond is a wonderful city with a lot to offer, but as with any place, it’s not without its quirks and challenges. If you’re planning to move here, make sure to consider all aspects of life in RVA—both the perks and the drawbacks. This way, you’ll make a confident, informed decision about whether Richmond is the right fit for you.

If you're thinking about making the move to Richmond, reach out to me for expert advice on what it’s really like to live here. Let's make sure you’re set up for success in your next chapter! 📞 Call or text me at (804) 380-6041 or email me anytime! Click below to grab a time on my calendar. 👇