Henrico County · Neighborhood Guide
Short Pump
Henrico's western retail and employment hub, built around Short Pump Town Center and the I-64 and Route 288 interchange, where the metro's newest suburban inventory concentrates.
Reviewed 2026-11-07 · By Miles Agee, Real Estate Advisor
Short Pump by the numbers
- Real estate tax
- $0.83 per $100
- Henrico County, checked 2026-11-07
- Car tax
- $3.35 per $100
- Before state relief
- Median sale price
- $524,846
- Zip 23233, 130 sales, Jul to Sep 2026
- To downtown, 8 a.m.
- 20 to 35 min
- Home at 5 p.m.: 22 to 40 min
- Walk Score
- 30
- Area average, Short Pump
Drive times are Google Maps forecasts measured by MAMS November 7, 2026, for Tuesday, November 10, 2026. Every other number links to its source at the bottom of this page.
The Real Estate
Housing stock
Late 1990s through current new construction, heavy on brick-front colonials, transitional two-story homes, and townhome and condo product inside West Broad Village. Lots are engineered rather than inherited, most homes carry an HOA, and the oldest stock here is younger than the newest stock in most of the city.
If You're Buying
The buying reality
You are usually choosing between a builder community and a resale from the first wave of that same community twenty years later, and the resale is frequently the better house on the better lot. The mistake is shopping by subdivision name. Drive the actual street at 5:30pm, because Broad Street and the 288 ramps behave very differently at rush hour than they do on a Saturday tour.
If You're Selling
The selling reality
You are competing against builder inventory that offers incentives you cannot match, so your edge is the thing the builder cannot sell: a finished yard, a lot that is not on the through street, and a street that is already grown in. Condition and updates matter here more than character, which is the opposite of how the city trades. Price against the actual builder incentive package, not against the builder's list price.
Day to Day
Living in Short Pump
Everything is close and almost none of it is walkable. Short Pump Town Center, the grocery, and the gym are all a short drive. West Broad Village is the one pocket built to be walked. The trade you are making is drive time for convenience density, and for a lot of buyers that trade is obviously correct.
Is It For You
Short Pump may be a fit if
- You want newer construction and are fine with an HOA and a smaller engineered lot.
- Errands and retail a short drive away matter more to you than walking to dinner.
- You want the Henrico rate of $0.83 per $100 assessed rather than the city's $1.20.
Common Questions
Short Pump FAQ
What is the property tax rate in Short Pump?
Short Pump is in Henrico County, which taxes real estate at $0.83 per $100 of assessed value and cars at $3.35 per $100 before state relief. The City of Richmond's rate is $1.20, so the same assessed value costs less here every year. Source: Henrico County, checked 2026-11-07.
What do homes sell for in Short Pump?
Redfin's median sale price for zip 23233 was $524,846 across 130 sales from July through September 2026. That mixes every home type, condos included, so a single street can run well above or below it. Source: Redfin Data Center.
How long is the drive from Short Pump to downtown Richmond?
Google Maps forecast 20 to 35 minutes for an 8 a.m. Tuesday drive to Riverfront Plaza downtown, and 22 to 40 minutes back at 5 p.m. At 8 a.m. it was VCU Medical Center 22 to 40 min, Innsbrook 8 to 16 min, Capital One West Creek 12 to 18 min, RIC airport 28 to 50 min. MAMS measured these November 7, 2026, for Tuesday, November 10, 2026. Drive your real route at rush hour before you buy.
Is Short Pump walkable?
Walk Score's area average: Short Pump 30, out of 100. Scores move block by block, so check the exact address at walkscore.com. Source: Walk Score, checked 2026-11-07.
Which school division serves Short Pump?
Henrico County Public Schools. Assignment goes by exact address and can change, so use the division's own lookup (https://www.henricoschools.us/school-locator) before you write an offer. For official data on any school, the Virginia Department of Education publishes School Quality Profiles at schoolquality.virginia.gov.
Miles's Take
The honest read on Short Pump
Short Pump gets dismissed by people who live inside the city as though convenience is a personality flaw. It is not. What I would push back on is buying the newest thing available. The twenty-year-old resale two streets over usually has the mature trees, the wider lot, and the finished basement, and it is often the cheaper house. New is a feature, not a strategy.
Keep Going
Where Short Pump fits in your search
Sources
Where every number comes from
- Henrico County: $0.83 per $100. Checked 2026-11-07.
- Henrico County: $3.35 per $100 (cars, trucks, motorcycles). Checked 2026-11-07.
- Richmond City Council: $1.20 per $100. Checked 2026-11-07.
- Redfin Data Center: $524,846 median sale price (130 homes sold, zip 23233). Checked 2026-11-07.
- Walk Score: 30 Walk Score. Checked 2026-11-07.
- Henrico County Public Schools: School Assignment Locator (guide, not official assignment; confirm with Boundaries team 804-652-3745). Checked 2026-11-07.
- Virginia Department of Education: VDOE School Quality Profiles and data download. Checked 2026-11-07.
- Drive times: Google Maps, driving, depart at 8 a.m. and 5 p.m. on Tuesday, November 10, 2026, read by MAMS on November 7, 2026.
Want the real read on Short Pump?
Take the Richmond neighborhood quiz to see how Short Pump stacks up against your needs, or text Miles to talk through what it would look like for you.
Numbers on this page were checked 2026-11-07 and change over time. Medians mix every home type and are not an appraisal of any home. Confirm school assignment with the school division for the exact address. Miles Agee is a Real Estate Advisor licensed in Virginia with Samson Properties, on the OneSouth Realty team. MAMS does not steer clients by race, color, religion, sex, familial status, national origin, disability, or any other protected class.