Buying a home around Richmond? Here's what to check first.

I grew up here. This is the list I wish every buyer had before they fell in love with a kitchen.

Before you buy a home in Richmond, Henrico, Hanover or Louisa, check six things at the exact address: the real commute at your hours, the age of the house and what's been replaced, whether there's an HOA and what it costs, the monthly costs that change from one locality to the next, the flood map, and the order you will sell and buy. Each is easy to check before an offer and costly to find out after.

None of these are deal-breakers. All of them are easier to deal with before you make an offer. Here's how I'd walk through it.

The commute

What I'd do: Drive it yourself, at the hour you'd really drive it. Not a Saturday. A Monday at 7 a.m. and a Thursday at 5 p.m. Map apps give an average. Your drive is your drive.

Where are you going? Downtown, Short Pump, Innsbrook, the Fan, Midlothian, Mechanicsville, a hospital, a home office? Each one is a different road.
Which highway you'd live on matters: 64, 95, 288, 295 and the Powhite all move differently at rush hour.
Time, in both directions, at your hours.
Remote or hybrid? Then the question is how many days a week.

The age of the house

What I'd do: Ask when it was built, then ask what's been replaced since. Richmond has beautiful homes from every decade. Older ones can be wonderful. They also come with questions a newer house doesn't.

Roof, heat and air, water heater, windows: how old, and is there paper on it?
Older homes: ask about the wiring, the plumbing and the sewer line, and plan for an inspector who knows older houses.
Built before 1978? Federal law requires a lead-based paint disclosure. Read it.
Newer homes: ask whether the builder warranty transfers and read the HOA documents.

HOAs and dues

What I'd do: Ask early whether there's an HOA. Many newer neighborhoods around Richmond have one, many older streets don't, and it changes block to block.

Monthly or yearly dues, and what they cover.
The rules: fences, parking, paint colors, rentals, sheds, trucks in the driveway.
Any special assessments coming. Ask for the documents and read them before you offer.

Everyday costs

A budget in one county doesn't map straight onto the next one over. Here's the list to price out for each house you like. It's what to ask about, not what it will cost.

Ask about	Why it matters
Real estate tax	Richmond and each county set their own rate. Look up the locality the house is actually in
Water and sewer, or well and septic	Public in the city and close-in suburbs; some outer-county homes are on well and septic
Trash and recycling	Included by some localities, a separate bill in others
Heating fuel	Gas, electric, propane, oil: find out which and ask for the last 12 months of bills
Internet	Provider and monthly price at the exact address, especially in the outer counties
Homeowners insurance (and flood, near the James or a creek)	Get a quote before you offer and check the flood map for the address
HOA dues	Read the documents
Gas and wear on the car	Longer drives, more miles

Selling one house and buying the next

The big question: sell first, or buy first? It depends on your equity, your loan, and your timeline. I'll map it with you and a lender.

The day-to-day

Where's the nearest grocery store, gas station, urgent care? Drive them.
Visit on a weekday and a weekend. See what the street sounds like at 8 a.m. and 10 p.m.
Walk the block. Look at the drainage after a rain. Ask the neighbors what they'd want to know.

Thinking about buying? Call me.

I'll tell you what I'd check for your situation. No pressure.

Call Julie: (804) 387-3315

This guide describes homes, roads, and costs. It doesn't rank neighborhoods or tell you who "fits" where. Everyone is welcome here.

Questions

Buyer questions, answered

Which areas does Julie cover?

Richmond, Henrico, Hanover and Louisa. She grew up in Richmond and lives in Louisa County now, so she drives all of it. If you're looking just outside those, call and ask.

Should I buy in the city or in one of the counties?

That's your call, and I won't steer you. I can talk about the homes, prices, commute, taxes and what's nearby for any area you're curious about. You decide what matters.

Do homes around Richmond have HOAs?

Many newer neighborhoods do, and many older ones don't. It changes street to street. Ask early, read the documents before you offer, and budget for the dues.

Why does the property tax look different from one county to the next?

Each city and county around Richmond sets its own real estate tax rate. Look up the rate for the locality the house is in and ask the locality directly. I'll point you to the right office.

Do I need to worry about well and septic near Richmond?

In the city and most of the close-in suburbs, no. In the outer parts of Hanover and Louisa, some homes still use a private well and septic. Get them inspected and ask for the records.