When looking to move to the Greater Richmond, VA area, two suburban heavyweights consistently top the list for families: Short Pump and Midlothian. Our relocation clients frequently cross-shop these two areas, and for good reason—they are arguably the top two suburbs RVA has to offer.
If you’re weighing the pros and cons of these two leading communities, here is a detailed breakdown of their similarities, differences, and what you can expect in terms of real estate.
The Basics: Where Are They?
Short Pump (North of the River)
Short Pump is located north of the James River in western Henrico County.
Geography: For this comparison, we focus on the core area south of Broad Street, roughly bounded by Tuckahoe Creek, Patterson Avenue, and Pemberton Road (zip codes 23233 and 23238).
Vibe: Known for its upscale, convenient, and relatively dense suburban lifestyle.
Midlothian (South of the River)
Midlothian is located south of the James River in Chesterfield County. It’s a much larger, more geographically diverse area than Short Pump.
Geography: Midlothian encompasses three main zip codes (23113, 23114, 23112).
Vibe: Offers a huge range of homes and lifestyles, but is primarily famous for its highly-rated schools and established neighborhoods.
Focus Area: We are focusing on Northern Midlothian (north of Highway 76) because its concentration of amenities and home styles provides the most accurate, “apples-to-apples” comparison to Short Pump.
Commercial Amenities: The Main Event
Both Short Pump and Northern Midlothian offer everything you need for daily living, including excellent restaurants, date night spots, parks, and abundant grocery options.
Short Pump, Broad Street:
Major Shopping: Short Pump Town Center (undoubtedly the nicer mall) and numerous surrounding strip malls.
Grocery Density: Extreme density! Stores like Wegmans, Whole Foods, Kroger, Publix, and Trader Joe’s are never more than 5-6 minutes away.
Commercial Density Ranking: Number 1. Broad Street is slightly over 3 miles long between I-64 and 288, offering intense commercial density.
Midlothian, Midlothian Turnpike:
Major Shopping: Chesterfield Town Center (the local mall) and West Chester Commons (a mixed-use development with a movie theater, Target, and many restaurants).
Grocery Density: Excellent variety, including Costco, Lowe’s, and Home Depot near the eastern edge.
Commercial Density Ranking: Number 2. Midlothian Turnpike is a longer stretch, roughly 5.5 miles between its major hubs, making it less commercially dense.
Traffic: Know Before You Commute
Traffic is a major factor, especially if you commute to an office.
Short Pump Traffic
Locals complain, but traffic generally flows well along Broad Street. The worst congestion occurs at the I-64 westbound exit onto Broad Street, backing up during weekend lunches and evening rush hour.
Midlothian Traffic
The major congestion concern is Highway 288 during rush hour.
- Mornings: Northbound 288 is a slow-moving parking lot from the Midlothian Turnpike exit to the Patterson Avenue exit (approx. 8:00 AM–9:30 AM).
- Evenings: Southbound 288 is similarly slow until the Robious Road exit (approx. 4:30 PM–6:30 PM).
If you must travel north daily for work, be sure to check 288 travel times. If you work remotely, this isn’t a concern.
Real Estate: The Critical Comparison
When looking at single-family homes, there are key differences in what your budget buys you, based on sales over the last 365 days in the Northern Midlothian area (north of Highway 76).
Short Pump (Core Area)
Total Sales (Past Year): 363
Median Sold Price: $540,000
Average Sold Price: $588,000
Average Price/SqFt: $231
Average Year Built: 1986
Average Home Size: 2,600 sqft (4 bed, 2.5 bath)
Northern Midlothian (Core Area)
Total Sales (Past Year): Nearly 500
Median Sold Price: $675,000
Average Sold Price: $711,000
Average Price/SqFt: $224
Average Year Built: 1996
Average Home Size: 3,200 sqft (4 bed, 3.5 bath) (22% larger)
The Value Play: Homes Under $650K
When searching for homes priced at $650,000 or less, the difference in value becomes even clearer:
- Short Pump: 119 sales fit the criteria. Average size was 2,275 sqft (built 1984) with an average price/sqft of $225.
- Northern Midlothian: 90 sales fit the criteria. Average size was 2,314 sqft (built 1989) with an average price/sqft of $208.
Conclusion: For a mid-range budget, you can typically find slightly larger and newer homes for less in Midlothian compared to Short Pump. While Short Pump’s commercial hub is excellent, many clients realize Midlothian offers similar amenities and often nicer, more modern homes for a better price.
If you are thinking about relocating to Richmond, reach out to us! We have the knowledge and expertise to make your move as stress-free and easy as possible.
