A Midlothian builder has asked Goochland County to let it put 38 more houses on the ground in the part of the county closest to Short Pump. It goes in front of the Planning Commission this Thursday.
Jonathan Spiers reported for Richmond BizSense on 16 September that Main Street Homes is seeking a rezoning for Tuckahoe West, 38 homes on two-acre minimum lots at 2161 Manakin Road, on part of a 124-acre property just west of Tuckahoe Bridge, the 98-home community Main Street completed north of Sycamore Creek Golf Course. His reporting is the source for the filing details below. The reading of them is ours.
What is in the application
Thirty-six of the 124 acres, about 29 percent, would stay open: a central pond, an area at the northern corner, a vegetative buffer 125 to 150 feet wide, and a preserved cemetery on Manakin Road. Amenities are modest by new-subdivision standards, a four-foot all-weather walking trail and an amenity area that may include a fire pit or pet station. The homes would connect to Tuckahoe Bridge through an existing stub road, Ellis Farm Way, with one new entrance and turn lanes on Manakin Road. Main Street would pay Goochland’s $9,810-per-home cash proffer, over $372,000 across 38 lots; our explainer on what a proffer is and why it lands in your purchase price covers that mechanism.
Tuckahoe Bridge itself was cut back from a 157-home proposal in 2019, on land an earlier developer had floated for 193 lots. Goochland tends to shrink these applications rather than refuse them.
The two-acre minimum is the story
Tuckahoe Bridge fitted 98 homes onto 98 acres. Tuckahoe West proposes 38 across 124 with a two-acre floor. That is a different product aimed at a different buyer: someone who wants real land and mature trees without giving up a short drive to Short Pump. That trade is the economic logic of eastern Goochland, and it is why county prices look nothing like the metro average.
Want to see what two acres actually costs out here today?
Tuckahoe West is a rezoning request, not a listing, and nothing there will be for sale for years. We can set you a saved search filtered to Richmond-area homes with acreage across Goochland, Powhatan and western Hanover, and send you new listings the morning they appear. Tell us the acreage and price band and we will build it.
Thirty-eight houses is a bigger number here than it sounds
Goochland County single-family sales, August 2026
| Measure | Goochland County | Richmond Metro |
|---|---|---|
| Closed sales | 33 (down 13.2% year over year) | 871 (down 9.0%) |
| Median sold price | $688,702 (up 17.7%) | $450,000 (up 3.7%) |
| Median days on market | 30 (down 6.3%) | 22 (up 4.8%) |
| Months of supply | 2.7 (up 3.8%) | 1.8 (down 5.3%) |
| Median price per square foot | [DATA NEEDED: median price per square foot, August 2026, by area] | |
Closed single-family sales, August 2026, from Central Virginia Regional MLS, published in the Richmond Association of REALTORS housing reports and current as of 10 September 2026. These are county-wide and metro-wide figures, not figures for the Manakin Road corridor.
Goochland closed 33 single-family sales in the whole county in August. Built out, Tuckahoe West would eventually add more houses than the county sells in a month, into a market holding 2.7 months of supply at a median near $690,000. Read the 17.7 percent jump carefully, though: when a small county sells 33 houses and several are large new builds, the median moves hard. That is mix, not a boom, and we unpicked the same effect in our look at August’s top Richmond-area sales.
The traffic finding is the part to read twice
The traffic impact analysis filed with the application found that Manakin Road’s intersection with Broad Street Road, US Route 250, already operates at an F level of service, and no improvements to it are planned with Tuckahoe West because the county treats it as an offsite improvement. Twenty-nine residents came to the May community meeting and, per the staff report, asked mostly about this.
For a buyer that is a data point, not a scandal. Level of service F is a Virginia Department of Transportation grade meaning an intersection is at or beyond capacity at peak. If you are looking anywhere on this side of the county, drive Manakin Road at 8am and again at 5:30pm before you write an offer.
What a buyer should take from it
Eastern Goochland supply is being added deliberately and slowly, in large-lot increments, which supports prices rather than softening them; and the corridor’s constraint is roads, not land, which this application does not fix. If buying into a half-finished subdivision appeals, read what to ask a builder about the rest of the subdivision first. Neither Manakin-Sabot nor Centerville has a community page here yet, so the Goochland community page is the closest starting point, and our golf course homes search covers the Sycamore Creek and Kinloch side of the county.
The Planning Commission takes it up at its meeting on Thursday 17 September 2026. Goochland posts filings on its active development and zoning cases page and agendas in the county Agenda Center.
Questions we are getting about this one
Where exactly would Tuckahoe West be built?
At 2161 Manakin Road in eastern Goochland, on part of a 124-acre property just west of the existing Tuckahoe Bridge subdivision and north of Sycamore Creek Golf Course.
Has this been approved?
No. It is a rezoning request on the Goochland Planning Commission agenda for Thursday 17 September 2026. The commission holds a public hearing and then recommends; the Board of Supervisors decides later.
What will the houses cost?
The application does not say, and no honest answer exists yet. Richmond BizSense reports most homes in neighboring Tuckahoe Bridge sold between roughly $780,000 and $1.6 million. The county-wide median single-family sale in August 2026 was $688,702.
What is the cash proffer, and who pays it?
Goochland charges $9,810 per home toward schools, roads and other public services, more than $372,000 at 38 homes. The builder writes the check; the cost sits in the price of the finished house.
If it is approved, when could someone buy there?
Rezoning is the first step. Construction plans, a plan of development and building permits follow, and the 98-home Tuckahoe Bridge next door took several years to finish. Anyone who wants this part of Goochland within a year is shopping resale.
Is anything else planned nearby?
Yes. Manakin Cos. has filed a pre-application for a rezoning of more than 70 acres on Hermitage Road for Allston Station, a proposed 72-lot subdivision in Manakin-Sabot with homes from $1 million to $3 million.
We will watch this one for you
If you want that two-acre Goochland search running, or just want to know when Tuckahoe West reaches the Board of Supervisors, tell our team and we will put it on your list. More Richmond development news sits in our Richmond Area News archive.
