Trying to choose between a townhome and a single‑family house in Short Pump? You are not alone. Both options offer West End convenience, but they differ on entry price, monthly costs, and resale outlook. In this guide, you will see how the numbers stack up in Short Pump, what to watch inside HOAs, and how buyer demand shapes resale over time. Let’s dive in.
Short Pump at a glance
Short Pump is one of the Richmond area’s more competitive suburban markets. Recent 2025 data place the overall median sale price in the high $500Ks, with single‑family homes typically trading higher than townhomes. Henrico County’s proposed 2025 real estate tax rate is about 83 cents per $100 of assessed value, which feeds into your monthly budget. You will also see more attached housing coming to market, as regional builders have leaned into townhome and condo permits in 2025.
- The county described the 83‑cent rate as part of its 2025 budget plan in its official update. See Henrico’s notice on tax relief and the proposed rate for details. Henrico County’s 2025 tax relief update
- Attached housing inventory is growing metro‑wide, which matters for townhome pricing and resale. Axios reported a surge in condo and townhome permits.
Costs: today and over time
Purchase price and space
In Short Pump, single‑family homes usually cost more up front than townhomes. You are paying for a private lot, more interior square footage, and often a garage and yard. The exact gap varies by neighborhood and by the age and finish level of the homes.
Taxes and insurance
Henrico’s proposed 2025 real estate tax rate is about 0.83 percent of assessed value per year. That means a $600,000 assessment translates to roughly $4,980 annually, or about $415 per month. Insurance differs by property type. Townhomes and condos often use an HO‑6 policy alongside a master policy, while single‑family homes carry standard homeowners coverage. Always verify what the association’s master policy covers before you budget.
- Learn about Henrico’s real estate tax programs and billing. Henrico Finance real estate page
HOA dues vs. maintenance
Most Short Pump townhomes include monthly HOA or condo dues that cover common‑area upkeep, exterior maintenance, landscaping, and trash. Many local listings show dues in the low hundreds per month, with some running about 150 to 400 dollars depending on amenities. Owners of detached homes take on all exterior maintenance directly, though some newer subdivisions also have master association dues. Over a decade, the townhome’s lower day‑to‑day workload can be offset by HOA fee increases or special assessments if reserves fall short.
Utilities and upkeep
Townhomes generally have lower utility use per square foot because of shared walls and smaller footprints. Detached homes can see higher costs for heating and cooling, plus yard care and exterior items like roofs and driveways. The tradeoff comes down to whether you prefer to outsource exterior work to an HOA or manage it yourself with more control.
Monthly payment snapshot
Here is a simple example using the 30‑year fixed average near 6.3 percent in early October 2025. Rates change frequently, so use this only as a starting point and get a personalized quote.
Townhome scenario: $525,000 purchase, 10 percent down, 6.3 percent rate
- Estimated principal and interest: about $2,915 per month
- Property tax at 0.83 percent: about $363 per month
- HOA dues: assume $250 per month
- Insurance: assume $75 per month (HO‑6 plus master policy)
- Estimated total: about $3,600 per month before mortgage insurance, if applicable
Single‑family scenario: $675,000 purchase, 10 percent down, 6.3 percent rate
- Estimated principal and interest: about $3,748 per month
- Property tax at 0.83 percent: about $467 per month
- HOA dues: assume $75 per month for a master HOA (if present)
- Insurance: assume $140 per month
- Estimated total: about $4,430 per month before mortgage insurance, if applicable
Rate context: AP reports the 30‑year average near 6.3 percent in early Oct. 2025.
Resale and demand in Short Pump
Who tends to buy what
Detached homes draw buyers who want a private yard, a little more storage, and long‑term flexibility. Townhomes and condos often appeal to first‑time buyers, downsizers, and busy professionals who prefer low‑maintenance living or a walkable location. Both product types have solid demand in Short Pump, but the pool of buyers and the reasons they buy can differ.
Speed and pricing
Short Pump homes can move quickly in active months. Walkable nodes close to West Broad and Short Pump Town Center often sell fast, while more traditional subdivisions follow their own rhythm. Your best guide is neighborhood‑level comps by property type over the last 3 to 6 months.
Appreciation and supply
More new townhome and condo construction can add choices for buyers but also more competition for resales. When supply rises, price growth for attached homes can soften compared with detached homes nearby. Keep an eye on permitting and builder activity across Henrico. Axios’ permit snapshot shows attached housing growth.
HOA and financing risks for attached homes
Resale outcomes for townhomes and condos can hinge on the association’s health. Low reserves, litigation, special assessments, or a loss of FHA or VA approval can reduce the buyer pool and slow a sale. If you need government‑backed financing, ask early about project approval or single‑unit approvals. Learn more about FHA approval for condos and townhomes and common reasons a condo may not be FHA approved.
How neighborhoods shape the choice
Short Pump is a collection of distinct subareas. A few quick examples to frame your search:
- West Broad Village: Mix of urban‑style townhomes and stacked condos near retail and dining. Lower exterior maintenance and strong lifestyle appeal.
- Twin Hickory: Established community with both townhomes and detached homes in a suburban setting. Product ages and sizes vary, which affects pricing.
- Wyndham and areas near Short Pump Town Center: Primarily detached homes with some attached options. Buyers often value proximity to major corridors and services.
Buyer and seller checklists
If you are buying a townhome or condo
- Review the HOA budget, reserve study, and insurance declarations. Ask about any planned or recent special assessments.
- Confirm FHA or VA project approval if you plan to use those loans, or ask whether single‑unit approvals are common. Overview of FHA project approval
- Clarify rental policies, pet rules, and what the master policy covers so your HO‑6 fills the gaps.
If you are selling a townhome
- Gather HOA documents early: budget, reserves, insurance, rules, and recent meeting minutes. Buyers and lenders will ask for them.
- Highlight financial stability and maintenance coverage as selling points. Unresolved assessments or litigation can slow your timeline. For context on financing hurdles, see why some condos are not FHA approved.
If you are buying a single‑family home
- Check the property’s assessment history and upcoming reassessment timing with the county. Henrico Finance real estate page
- Verify school assignments with the county tool since boundaries can change. Henrico School Locator
- Ask for recent utility averages and inspect exterior systems like the roof, siding, and driveway to plan for long‑term upkeep.
If you are investing or may rent later
- Short Pump rents have averaged roughly the mid 1,800s to 1,900s per month in 2025 across unit types. Use this only as a broad reference and check current comps. Short Pump rent trends
- Verify HOA rental caps or minimum lease terms before you buy.
How to choose what fits you
Start with your monthly comfort zone and tolerance for maintenance. If you want a lower entry price and less exterior work, a townhome near West Broad may fit your lifestyle. If you want a private yard, room to grow, and broader resale appeal across buyer groups, a detached home may be worth the higher monthly cost. The best move is to compare specific neighborhoods and models side by side with current comps and a full cost‑of‑ownership worksheet.
Ready to run your numbers and see live comps in Short Pump? Reach out to Gary Martin for a side‑by‑side cost comparison, neighborhood‑level resale analysis, and a clear plan that fits your goals.
FAQs
What is the typical HOA fee for a Short Pump townhome?
- Many townhome and condo communities in Short Pump charge monthly dues in the low hundreds, often about 150 to 400 dollars depending on amenities and what the master policy covers.
What is Henrico’s property tax rate and how do I estimate my monthly amount?
- The county’s proposed 2025 rate is about 83 cents per 100 dollars of assessed value. Multiply your assessed value by 0.0083 to get the annual amount, then divide by 12 for a monthly estimate. See the county’s update here: Henrico’s 2025 tax relief and rate notice.
How do FHA or VA rules affect buying a Short Pump condo or townhome?
- Some communities need project approval for FHA or VA loans, and certain properties may not qualify, which can limit buyer options. Ask about current approval status or whether single‑unit approvals are typical. Learn more here: FHA approval overview.
Are townhomes in Short Pump a safe bet for resale?
- They can be, but outcomes depend on HOA health and local supply. Rising new construction for attached homes can increase competition, which may soften price growth during heavy building cycles. See the regional permit trend here: Attached housing permits rising.
How can I confirm which school serves a specific Short Pump address?
- Use the county’s assignment tool for an address‑specific answer. Boundaries can change, so always check the latest map. Henrico School Locator
