Living in Westhampton, Virginia: Schools, Parks, Prices & 2026 Buyer Guide
What it actually costs, feels like, and takes to buy a home in Richmond’s Westhampton neighborhood this year
Westhampton, Virginia sits in western Henrico County along the Richmond city line near the University of Richmond, with 2026 median home prices around $565,000 for single-family homes and a walkable, tree-lined layout built mostly between the 1920s and 1950s. Homes here typically sell in 12-20 days given tight inventory in the 23226 and 23229 zip codes. Buyers researching Westhampton real estate, Westhampton schools, Henrico County home prices, University of Richmond neighborhood housing, Westhampton VA parks, and Richmond west end living will find this area combines walkability, mature landscaping, and strong public and private school access. Mission Realty Team works with buyers and sellers throughout Westhampton and the broader west end corridor, and this guide breaks down everything from school zoning to closing costs so you can make an informed decision in today’s competitive market.
Table of Contents
Westhampton, Virginia is a residential neighborhood in western Henrico County bordering the city of Richmond, anchored by the University of Richmond and the historic Westhampton commercial corridor along Grove Avenue and Libbie Avenue. In 2026, single-family homes in Westhampton carry a median sale price near $565,000, with well-maintained brick colonials and cottages in the $475,000-$650,000 range moving fastest. The neighborhood spans zip codes 23226 and 23229 and is prized for its walkability, mature oak canopy, and proximity to both the University of Richmond campus and the Country Club of Virginia.
Richmond’s west end, which includes Westhampton, has seen inventory tighten considerably heading into mid-2026, with active listings down roughly 9% year over year across Henrico’s 23226 corridor. Homes here average just 15 days on market, and well-priced properties near Grove Avenue frequently receive multiple offers within the first week. The area’s combination of A-rated Henrico County schools, walkable retail, and a low-crime, established residential character keeps demand consistently ahead of supply.
This guide covers everything a buyer needs to evaluate Westhampton: school zoning, parks and recreation, current pricing by home type, commute times into downtown Richmond and Short Pump, and practical advice for competing in this market. Mission Realty Team has helped dozens of families relocate into and around Westhampton, and the data below reflects the current 2026 conditions we’re seeing on the ground.
Where Is Westhampton and What Makes It a Distinct Richmond Neighborhood?
Westhampton sits just west of the Richmond city line in Henrico County, bounded roughly by River Road to the north, Three Chopt Road to the south, the University of Richmond campus to the west, and the Museum District to the east. It’s one of the most walkable neighborhoods in the greater Richmond area, built around the Westhampton commercial node at the intersection of Grove Avenue and Libbie Avenue, which locals simply call “the Village.”
Architecturally, Westhampton is dominated by 1920s-1950s brick colonials, Cape Cods, and Tudor-style cottages on lots averaging 0.2 to 0.35 acres. Streets like Cary Street Road, Sherwood Avenue, and Patterson Avenue feature mature hardwood trees, sidewalks on both sides, and minimal through-traffic, which makes the neighborhood popular with families and retirees alike.
The neighborhood’s identity is closely tied to the University of Richmond, a private university with roughly 4,000 undergraduate and graduate students whose lakeside campus borders the western edge of Westhampton. This proximity brings a steady stream of campus events, lectures, and athletics to the area without the density typically associated with a college town.
What Are the Schools Like in Westhampton, Virginia?
Westhampton is zoned within Henrico County Public Schools, one of the highest-rated districts in the Richmond metro. Elementary-age children typically attend Bettie Weaver Elementary School, rated highly by parents for its International Baccalaureate-aligned curriculum and low student-teacher ratios. Middle schoolers zone into Tuckahoe Middle School, and high schoolers attend Freeman High School, consistently ranked among the top public high schools in the Richmond region for AP course offerings and graduation rates above 95%.
For families considering private education, Westhampton is within a 10-minute drive of Collegiate School, St. Christopher’s School, and St. Catherine’s School, three of the most competitive private K-12 institutions in Virginia. This cluster of strong public and private options is one of the primary reasons families relocate specifically to the Westhampton and greater west end area.
School zoning can shift year to year, and Henrico County periodically redraws elementary boundaries as enrollment fluctuates, so Mission Realty Team always recommends buyers verify current zoning for a specific address directly with Henrico County Public Schools before writing an offer contingent on a particular school assignment.
What Parks and Outdoor Amenities Does Westhampton Offer?
Westhampton residents have easy access to several green spaces, starting with the University of Richmond’s Westhampton Lake and surrounding walking paths, which are open to the public and popular for morning walks and jogging. The nearby Bandy Field Park offers tennis courts, a playground, and open fields used for youth sports leagues throughout the spring and fall.
A short drive or bike ride takes residents to the James River Park System, one of Richmond’s signature amenities, with access points at Pony Pasture Rapids and Huguenot Flatwater offering kayaking, fishing, and miles of riverside trails. The Virginia Capital Trail and the broader Richmond regional trail network are also within easy reach for cyclists.
The Country Club of Virginia’s James River Campus, a private club with golf, tennis, and swimming facilities, borders part of the neighborhood and is a significant lifestyle draw for many buyers relocating to Westhampton specifically for its recreational amenities.
What Do Homes Cost in Westhampton, Virginia in 2026?
As of mid-2026, the median sale price for a single-family home in Westhampton is approximately $565,000, up roughly 5.4% from the prior year. Smaller two- and three-bedroom cottages near the Village typically start around $475,000, while larger four- and five-bedroom colonials on Cary Street Road and Rothesay Circle can list from $700,000 to over $1 million.
Inventory remains tight, with an average of only 22-28 active listings in the neighborhood at any given time in 2026. Homes are averaging 15 days on market, and well-priced, updated properties near the elementary school zone frequently receive three or more offers within the first weekend of listing.
Price per square foot in Westhampton currently averages around $315, notably higher than the Richmond metro average of roughly $245, reflecting the neighborhood’s premium location, school zoning, and walkability. Renovated kitchens and primary suite additions are common value-adds sellers use to justify pricing above neighborhood comps.
How Is the Commute From Westhampton to Downtown Richmond and Short Pump?
Westhampton’s location gives it some of the shortest commute times of any Henrico County neighborhood. Downtown Richmond is typically a 12-15 minute drive via Cary Street Road or Monument Avenue during non-peak hours, extending to roughly 20-25 minutes during weekday rush hour.
For those commuting to the Short Pump business corridor or the Innsbrook office park, both major Richmond-area employment centers, Westhampton residents typically face a 20-25 minute drive via River Road or the Route 288/64 corridor. This central positioning between downtown and the western suburbs is a major draw for dual-commuter households.
GRTC bus routes serve the Grove Avenue corridor, connecting Westhampton to downtown Richmond and the VCU medical campus, though the majority of residents rely on personal vehicles. The neighborhood’s internal walkability means many daily errands, coffee runs, and school drop-offs don’t require a car at all.
What Should Buyers Know Before Making an Offer in Westhampton?
Because Westhampton has such limited inventory, buyers need mortgage pre-approval and proof of funds ready before touring homes seriously. Many listings in 2026 are receiving offers within 3-5 days of hitting the market, and sellers frequently set offer deadlines rather than accepting the first bid.
Older housing stock, much of it built between 1925 and 1955, means buyers should budget for inspection findings related to knob-and-tube wiring remnants, original plumbing, and aging roofs. A thorough home inspection contingency is still recommended even in a competitive market, though many buyers are shortening inspection windows to 5-7 days to remain competitive.
Flood zone status should be checked carefully for homes closer to the James River tributaries, and buyers should also confirm whether a given address falls within the Bettie Weaver Elementary boundary if school zoning is a priority, since boundaries can differ block to block.
| Home Type | Typical Price Range (2026) | Average Days on Market |
|---|---|---|
| 2-3 bedroom cottage near the Village | $475,000 – $560,000 | 12 days |
| 3-4 bedroom colonial, updated | $560,000 – $700,000 | 15 days |
| 4-5 bedroom estate, Cary Street Rd / Rothesay Circle | $700,000 – $1,050,000 | 22 days |
| Condo/townhome near Libbie Ave | $385,000 – $475,000 | 18 days |
| Fixer-upper / original condition | $400,000 – $500,000 | 28 days |
Frequently Asked Questions About Living in Westhampton, Virginia
Is Westhampton, Virginia part of Richmond city or Henrico County?
Westhampton is located in Henrico County, just west of the Richmond city line. It borders city neighborhoods like the Museum District and Byrd Park, but is governed by Henrico County for schools, taxes, and zoning. This distinction matters for buyers since Henrico’s real estate tax rate and school district differ from the City of Richmond’s. Mission Realty Team can clarify exact jurisdiction for any specific address in the area.
What is the median home price in Westhampton VA in 2026?
The median single-family home price in Westhampton is approximately $565,000 as of mid-2026. Prices range from around $475,000 for smaller cottages to over $1 million for larger estate homes. Price per square foot averages roughly $315, above the Richmond metro average. Inventory remains limited, keeping upward pressure on prices throughout 2026.
What schools serve Westhampton, Virginia?
Westhampton is zoned for Bettie Weaver Elementary, Tuckahoe Middle School, and Freeman High School, all part of Henrico County Public Schools. These schools are consistently rated among the strongest in the Richmond metro. Nearby private options include Collegiate School, St. Christopher’s School, and St. Catherine’s School, all within a 10-minute drive.
Is Westhampton walkable?
Yes, Westhampton is one of the more walkable neighborhoods in Henrico County, centered around the Grove Avenue and Libbie Avenue commercial district known as the Village. Residents can walk to coffee shops, restaurants, boutiques, and a grocery store without needing a car. Sidewalks line most residential streets, and the University of Richmond’s walking paths add to the pedestrian-friendly feel.
How far is Westhampton from downtown Richmond?
Westhampton is typically a 12-15 minute drive from downtown Richmond during non-peak hours. During weekday rush hour, the commute can extend to 20-25 minutes depending on the route. Cary Street Road and Monument Avenue are the two most common routes downtown. This relatively short commute is a major reason the neighborhood appeals to professionals working in the city core.
What parks are near Westhampton, Virginia?
Westhampton residents have access to the University of Richmond’s Westhampton Lake walking paths, Bandy Field Park, and the James River Park System, including Pony Pasture Rapids about 10 minutes away. The Country Club of Virginia also borders part of the neighborhood for members. These options give residents a strong mix of casual walking paths and more active river recreation.
Are homes in Westhampton mostly old or new construction?
Most homes in Westhampton were built between 1925 and 1955, giving the neighborhood a distinctly historic character with brick colonials, Cape Cods, and Tudor cottages. New construction is rare and generally limited to teardown-rebuild projects on larger lots. Buyers should expect to budget for updates to plumbing, electrical, and roofing on older homes, and a thorough inspection is strongly recommended.
How competitive is the Westhampton real estate market right now?
Westhampton is currently one of the more competitive submarkets in Richmond, with homes averaging just 15 days on market in 2026. Well-priced, updated homes near the elementary school zone often receive multiple offers within the first week. Buyers should have financing pre-approved and be ready to move quickly with a strong, clean offer.
Is Westhampton good for families with kids?
Yes, Westhampton is considered one of the best neighborhoods in the Richmond area for families due to its highly rated schools, walkability, low-traffic streets, and abundance of nearby parks. The combination of Bettie Weaver Elementary, Tuckahoe Middle School, and Freeman High School gives families a strong K-12 public school pathway. Several private school options are also within a short drive.
What is the Westhampton Village area known for?
The Village refers to the commercial node at Grove Avenue and Libbie Avenue, home to local restaurants, boutique shops, coffee shops, and a grocery store. It functions as the walkable heart of the neighborhood and is a major draw for buyers who want small-town amenities within a major metro area. Many homes closest to the Village command a price premium due to this walkability.
How much do property taxes cost in Westhampton, Virginia?
Since Westhampton is in Henrico County, homeowners pay Henrico’s real estate tax rate, which is lower than the City of Richmond’s rate. On a $565,000 home, this typically translates to an annual property tax bill in the range of $4,700 to $5,100, though exact figures depend on assessed value and any local adjustments. Mission Realty Team can provide current tax estimates for specific addresses.
What is the closest grocery store to Westhampton?
Residents typically shop at the grocery store within the Village commercial district on Grove Avenue, along with additional options a short drive away near Libbie and Grove or in the nearby Stony Point Fashion Park area. Several specialty and local grocers are also within a five-minute drive. This proximity to daily conveniences is part of what makes Westhampton so livable without a long commute for errands.
Should I get an inspection on an older Westhampton home even in a competitive market?
Yes, a home inspection is still strongly recommended even when competing against multiple offers. Many Westhampton homes were built between 1925 and 1955 and can have outdated wiring, plumbing, or roofing that isn’t visible during a showing. Buyers in 2026 are often shortening the inspection window to 5-7 days rather than waiving it entirely to stay competitive while still protecting themselves.
How do I find out if a Westhampton home is zoned for a specific school?
School zoning should always be verified directly with Henrico County Public Schools using the specific property address, since boundaries can change from year to year and vary block to block within Westhampton. Mission Realty Team helps buyers confirm current zoning before writing an offer, especially for buyers prioritizing a particular elementary school assignment. Relying on general neighborhood reputation alone can lead to surprises after closing.
Is now a good time to buy in Westhampton VA?
Given tight 2026 inventory and steady price appreciation, buyers who wait are likely to face higher prices and continued competition rather than more favorable conditions. Mission Realty Team is seeing consistent year-over-year demand in Westhampton driven by schools, walkability, and proximity to the University of Richmond. Buyers serious about the neighborhood should get pre-approved and begin touring homes as soon as possible.
Ready to Find Your Home in Westhampton?
Mission Realty Team knows the Westhampton market block by block, from school zoning boundaries to which streets flood after heavy rain. Contact Mission Realty Team today to start touring homes in Westhampton before the next listing hits the market.
