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Henrico County, VA

Rent vs Own in Henrico County, Virginia

HUD prices a 2-bedroom in Henrico County at $1,655/mo while the ownership stack lands near $2,135/mo. That mid-sized gap is large enough that rate or down-payment tweaks usually cannot close it alone. Owner-occupied homes: 88,571.

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Renting is cheaper in Henrico County

A 2-bedroom rental here runs $1,655/mo, meaningfully below the $2,135/mo ownership stack on the default assumptions. That is a $480/mo difference.

Based on 20% down, 6.5% rate, 30-year mortgage. Adjust below.

What This Data Tells Us About Renting vs Owning in Henrico County

Primary driver

Renting wins by a mid-sized monthly gap

Henrico County lists a $359,200 median home with $2,565/yr property tax (0.71%). HUD's $1,655/mo 2-bedroom rent undercuts the ~$2,135/mo ownership stack by a mid-range margin of about $480/mo. Closing that gap usually takes more than a cosmetic rate tweak, price, tax load, or both.

Decision signal 2

The county sits near the state middle

Using the assumptions above, Henrico County ranks 80 of 133 Virginia counties for buy-vs-rent value (rank 1 = the best relative deal for buying). It sits ahead of 53 other Virginia counties on this measure.

Decision signal 3

HUD moved the rent benchmark down

HUD cut its 2-bedroom Fair Market Rent for Henrico County from $1,711/mo in FY2025 to $1,655/mo in FY2026: it decreased by $56/mo (-3.3%). A falling benchmark narrows the case for buying here, and it usually reflects HUD re-estimating the local market rather than existing rents being cut.

Decision signal 4

Price and income sit in the middle band

Median household income is $88,783, for a 4.0x home-price-to-income ratio in the middle of the national distribution; property tax takes 2.9% of that income. Small changes in down payment or rate move this county across the rent-vs-own line more than they would in a high-ratio market.

Methodology & disclaimer

This calculator is for informational purposes only and is not tax, legal, or financial advice. Property tax figures come from the U.S. Census Bureau ACS 5-Year Estimates and rent figures come from HUD Fair Market Rents; both describe area medians, not individual transactions. Insurance is estimated at 0.35% of home value annually and closing costs, maintenance, HOA, and PMI are not included. Consult a licensed mortgage, tax, or real-estate professional before making a buy-or-rent decision based on these numbers.

Monthly Cost Breakdown

Estimated Monthly Ownership
$2,135
Mortgage (P&I) $1,816
Property Tax $214
Insurance (est.) $105
Monthly Rent (2-BR FMR)
$1,655
Studio$1,442
1-Bedroom$1,507
2-Bedroom$1,655
3-Bedroom$2,072
4-Bedroom$2,553

Adjust Your Scenario

Affordability Context

Median Household Income
$88,783
$7,399/mo
Home Price / Income
4.0x
Moderate (3-5x)
Tax-to-Income Ratio
2.9%
National benchmark: 2-4%

Who actually pays it here

Even with the loan gone, the largest group of Henrico County owners still owes $3,000 or more every year - a recurring holding cost of a few hundred dollars a month, which is why "paid off" understates the real cost of keeping property here.

Henrico County matches the national pattern: six-figure earners between $100,000 and $200,000 account for more of these write-offs than any other local group.

With ownership already mid-range more expensive than rent month-to-month, that annual bill reinforces why cash-flow renters stay put unless they are deliberately buying for tenure rather than monthly savings.

Bill bands are Census ACS counts of owner-occupied homes without a mortgage. Income brackets are IRS Statistics of Income county data for tax year 2022, counted over FILERS reporting real-estate taxes on Schedule A, which is a smaller group than homeowners: most filers take the standard deduction.

Nearby Counties

Fairfax County
Home: $732,800 Tax: $7,368/yr
Virginia Beach city
Home: $382,500 Tax: $3,061/yr
Prince William County
Home: $530,100 Tax: $4,999/yr
Loudoun County
Home: $743,800 Tax: $6,325/yr
Chesterfield County
Home: $366,000 Tax: $2,773/yr
Chesapeake city
Home: $378,400 Tax: $3,108/yr

Frequently Asked Questions

Is it cheaper to rent or buy in Henrico County, Virginia? ▼
Renting the HUD 2-bedroom is the clearer monthly path in Henrico County by roughly $480/mo under default loan assumptions. Closing a gap this size usually needs a meaningfully lower price or rate, not a cosmetic tweak.
What is the average rent in Henrico County? ▼
HUD prices a 2-bedroom unit at $1,655/mo here. Sizing up matters: going from a studio to a 4-bedroom adds about $1,111/mo, so the per-bedroom jump is worth checking against your actual space needs before assuming the 2-BR figure applies to your situation.
How much house can you afford in Henrico County? ▼
On the common 3x-income guideline, a $88,783 household here can afford up to $266,349 -- about $92,851 short of this county's $359,200 median home. That gap is typically closed with a larger down payment, dual incomes, or a longer search outside the median price band.
How does Henrico County compare to other Virginia counties for renting vs buying? ▼
Out of 133 Virginia counties ranked here on buy-vs-rent value, Henrico County lands at spot 80, roughly in the middle of the pack statewide. The <a href="/states/virginia">Virginia state page</a> lists every peer county's tax bill beside this one.
Is rent going up or down in Henrico County? ▼
HUD's 2-bedroom Fair Market Rent figure has fallen 3.3% between the FY2025 and FY2026 publications, the two most recent years tracked here.
What is the median home price in Henrico County? ▼
$359,200, per the Census Bureau's ACS 5-Year Estimates. The property tax on that value works out to roughly 0.71% a year, in line with typical rates for the area.

Read our methodology - how this data is sourced, computed, and verified.

Data sourced from the U.S. Census Bureau (American Community Survey). See our methodology for details. Retrieved and formatted by PlainPropertyTax

Source: U.S. Census Bureau, Government Finances State and local property tax revenue by jurisdiction · 2025

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