Moving to a new city is a major life decision, and for the hundreds of families we have helped relocate to Richmond, Virginia (RVA), understanding the “real” best and worst parts is essential. Five years after our very first YouTube video going over the Pros & Cons of Living in RVA, the landscape has changed significantly.
Here is our updated breakdown of the pros and cons of living in RVA for 2026.
The Pros: Why People Are Flocking to Richmond
1. Something for Everyone
Whether you are looking for an urban, walkable neighborhood with vibrant nightlife, a quiet suburban setting with top-rated schools, or a peaceful rural property with significant acreage, Greater Richmond delivers. The region offers a diverse range of lifestyles, limited only by your specific budget and the occasional “unicorn” combination.
2. Most Affordable Major Metro in Virginia
While prices have risen, Richmond remains the most affordable larger city in Virginia. You won’t find another major metropolitan area in the state that offers as much for a lower entry price. Even with growth, RVA’s overall cost of living remains approximately 6% below the national average.
3. Nationally Recognized Food and Beer Scene
Richmond has transformed from its past reputation into a premier “foodie destination.” The city is home to over 30 microbreweries and dozens of acclaimed, local, independent restaurants.
4. Commute and Location Convenience
RVA is centrally located: two hours north of D.C., two hours west of the mountains and wineries, and two hours east of Virginia Beach. Locally, commute times are generally reasonable compared to other mid-sized cities. Many neighborhoods also feature “commercial bubbles”—clusters of amenities that provide everything needed for daily living within a short drive.
5. Top-Rated Public Schools
The suburbs are home to several high-performing public schools. High schools such as Deep Run, Glen Allen, Godwin, Cosby, Midlothian, and Atlee consistently receive ratings of 7/10 or higher on GreatSchools.org.
The Cons: The Hard Truths About Living in RVA
1. Drastic Price Increases
Affordability is shifting. In 2021, the average sale price in our MLS was roughly $322,000. As of late 2025, that average has jumped 44% to $464,000. Some specific zip codes have seen price hikes as high as 65% in the same period.
2. Extremely Competitive Real Estate Market
Inventory remains historically low, currently sitting at just two months of supply. Buyers should expect multiple-offer situations on well-maintained homes. The “Spring Market” (March through May) is particularly brutal, so timing your move for summer or fall may improve your odds.
3. High Car Dependency in Suburbs
While the city core is walkable, the surrounding suburbs are almost entirely car-dependent. Unless you live in a specific mixed-use development like West Broad Village or Greengate, you will need a vehicle for almost every errand.
4. Lack of Public Transportation
Richmond lacks the robust public transit infrastructure found in larger metros. While the GRTC bus system exists, it is largely insufficient for those moving from cities where they are used to navigating without a car.
5. Intense Summer Weather and Allergies
Richmond summers are famous for high humidity and temperatures that frequently hit the high 90s in July and August. Additionally, RVA consistently ranks as one of the worst places in the U.S. for seasonal allergies due to an exceptionally high and prolonged pollen season.
6. Niche Housing Challenges
Certain housing types are surprisingly hard to find in RVA:
- Multi-generational living: Homes with true, separate in-law suites or Accessory Dwelling Units (ADUs) are rare.
- Luxury High-Rises: Richmond only has a few Mid-Rise condo buildings, as the skyline is not as dense as other major cities.
Curious if RVA will deliver the lifestyle you are looking for?
If you’re thinking about relocating to the Richmond area, our team at Team Hensley is here to help.
- Step 1: Grab your copy of our free, updated Richmond Relocation Guide.
- Step 2: Watch our “Start Here” playlist on YouTube to identify the neighborhoods that fit your lifestyle and budget.
- Step 3: Reach out for a consultation. We can help you navigate the nuances of the RVA market to find your perfect fit.
