The Great Richmond Suburb Debate: Short Pump vs. Midlothian

Written By Holly Fye

Thinking about moving to Richmond, VA, but can't decide between Short Pump and Midlothian? Both areas are fantastic places to live, but they offer very different lifestyles. Whether you're looking for the top schools, the most convenient shopping, or an easy commute, this guide will give you the inside scoop on what it's really like to live in Henrico County vs. Chesterfield County.

In this guide, we'll compare:

  • Cost of Living & Taxes

  • Schools

  • Shopping & Amenities

  • Housing Styles & Prices

  • Emergency Services & Infrastructure

  • Traffic & Commutes

By the end, you'll have a clear idea of which area fits your lifestyle and budget best!

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

Cost of Living & Property Taxes

Home Prices

  • Homes in Short Pump tend to be on the higher end, with a median home price around $500,000, largely driven by new construction communities.

  • Midlothian offers a slightly more affordable market, with median prices closer to $440,000, though high-end options are still available.

Property Taxes

  • Henrico County (Short Pump) has recently proposed a tax rate cut, which, if passed, would bring real estate taxes down to $0.83 per $100 of assessed value.

  • Midlothian offers a slightly more affordable market, with median prices closer to $440,000, though high-end options are still available.

  • Chesterfield County (Midlothian) currently has a real estate tax rate of $0.90 per $100.

  • The personal property tax rate is identical in both counties at $3.35 per $100.

🏆 Winner? If the Henrico tax cut passes, Short Pump offers potential savings!

Emergency Services & Infrastructure

  • Henrico County (Short Pump) provides FREE Fire & EMS services, meaning that residents do not receive a bill for ambulance transport. Additionally, its ISO rating of 1 could lead to lower homeowners insurance rates.

  • Chesterfield County (Midlothian) requires residents to pay for ambulance services.

🏆 Winner? Henrico County (Short Pump) for free EMS services and potentially lower insurance rates!

Schools

  • The Short Pump area, served by Henrico County Schools, includes top-rated institutions such as Deep Run High School and Nuckols Farm Elementary, both known for their strong academic performance and STEM programs.

  • Midlothian, part of Chesterfield County Schools, also offers highly rated schools, including Midlothian High and James River High.

🏆 Winner? The best choice depends on your priorities, as both counties offer highly rated schools. (Hint: utilize the search tools on my website to find more information on a specific school in the Richmond area!)

Shopping & Lifestyle

Short Pump (Henrico County)

  • The Short Pump Town Center is a hub for high-end shopping, featuring retailers such as Apple, Lilly Pulitzer, and Lululemon, alongside a variety of restaurants and luxury fitness centers.

  • Residents have access to several well-maintained parks, including Deep Run Park, Short Pump Park, and Twin Hickory Park.

  • Housing options primarily consist of new construction and master-planned communities, with many townhomes and condos. There is no shortage of resort-style amenities such as pools, clubhouses, and walking trails.

Midlothian (Chesterfield County)

  • Shopping in Midlothian is more spread out, with retail hubs such as Westchester Commons and Midlothian Turnpike offering a mix of stores and dining options.

  • Outdoor enthusiasts can enjoy Rockwood Park, Mid-Lothian Mines Park, and Swift Creek Reservoir.

  • The housing market includes a mix of older homes and newer communities such as Hallsley, RounTrey, and Magnolia Green.

🏆 Winner? Short Pump offers more walkability and convenience, while Midlothian provides more space.

Traffic & Commute

Short Pump (Henrico County)

  • The area benefits from a grid-based road system, which allows for more direct routes and efficient traffic flow.

  • Henrico County has invested heavily in traffic planning, making navigation easier.

  • The location offers direct access to I-64, I-295, and Route 288, making it easier to commute into Richmond and other surrounding areas.

Midlothian (Chesterfield County)

  • Midlothian has a more suburban sprawl, which means longer and less direct travel routes.

  • The area has fewer major highways, so commuters often rely on Route 288 and Powhite Parkway. It’s important to note that Powhite Parkway includes tolls.

🏆 Winner? Short Pump takes the cake when it comes to better road infrastructure and easier commuting options.

Which Richmond suburb is right for you?

  • If you value modern conveniences, shopping, and quick commutes, Short Pump is the best fit.

  • If you prefer more space, a quieter lifestyle, and lower HOA fees, then Midlothian might be the better choice.

Still undecided? Let’s chat! I’d love to help you find the perfect home in RVA that matches your lifestyle. 📞 Call or text me at (804) 380-6041 or email me anytime! Click below to grab a time on my calendar. 👇
Holly Fye
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