Trying to pick between Midlothian and Short Pump for your next move can feel like choosing between two great options. You want the right mix of commute, schools, home style, and things to do without second-guessing your decision later. In this guide, you will get a clear, side-by-side look at both areas so you can match each to your priorities. Let’s dive in.
Where they sit on the map
Short Pump sits in Henrico County along West Broad Street near I‑64, with a strong commercial core around Short Pump Town Center and nearby mixed-use nodes. You can learn more on the county’s page for Short Pump.
Midlothian is in Chesterfield County to the southwest of Richmond with access along Midlothian Turnpike, Chippenham Parkway, and Route 288. It includes a mix of established suburban neighborhoods and growing mixed-use corridors.
Commute and access
County-level averages from the U.S. Census suggest Henrico has a shorter mean travel time to work than Chesterfield. Henrico sits around 22.5 minutes, while Chesterfield averages about 26.4 minutes. See Henrico’s figure in U.S. Census QuickFacts. Your actual time will depend on your exact route and employer.
Typical light-traffic drive times to downtown Richmond from both areas are about 20 to 30 minutes. Short Pump benefits from direct access to I‑64 and US‑250. Midlothian connects through Midlothian Turnpike, Chippenham Parkway, Powhite, and Route 288, which can be helpful if you work in the southwest or south parts of the region.
Public transit is limited in both suburbs, and most residents rely on cars. If a specific commute matters to you, run a few door-to-door tests at your usual start and end times before you commit to a home.
Schools and programs
Both areas are served by large, well-established public school divisions. Midlothian feeds into Chesterfield County Public Schools, with high schools such as Midlothian High, Cosby, Monacan, and James River depending on the exact address. Review state accountability data for Midlothian High to see the latest performance indicators.
Short Pump feeds into Henrico County Public Schools, with many neighborhoods flowing to Short Pump Middle and Deep Run High in the West End. See the state profile for Deep Run High for current data. Both Chesterfield and Henrico offer specialty and magnet programs such as IB, health sciences, information technology, and leadership. Application timelines and seat availability vary each year.
Attendance boundaries can split nearby streets between different schools. Always verify zoning for a specific property address using county tools or by contacting the division. Start with Henrico’s district resources and mapping tools available through Gale Support.
Home types and price ranges
You will find single-family homes in both areas, plus townhomes and some condos near mixed-use centers.
- Midlothian: A mix of established neighborhoods and newer subdivisions near Route 288 and along Midlothian Turnpike. Master-planned communities like Brandermill offer lake access, trails, pools, and community activities. Recent market snapshots show a typical value around $455,000 by Zillow’s ZHVI as of Jan 31, 2026, and a median sale price near $482,000 per Redfin in Jan 2026. Townhomes and lower-priced single-family homes often fall in the low to mid $300,000s to $450,000s, with many move-up homes above $500,000.
- Short Pump: Planned communities such as Twin Hickory and Wyndham are common, along with townhomes and newer condo options near West Broad. Recent reports showed a median sale price around $537,500 per Redfin in Jan 2026, and other providers placed it near the mid $500,000s in late 2025. Many single-family homes list from the $600,000s and up, with townhomes and condos in the $300,000 to $500,000 range.
Note that different data providers use different methods and refresh cycles. Treat the figures above as directional snapshots and confirm current numbers as you shop.
HOA styles and amenities
Short Pump neighborhoods often include HOA amenities such as pools, clubhouses, trails, and tennis courts. Townhome and condo developments typically have monthly dues.
In Midlothian, you will see a range of options. Brandermill’s community association provides a marina, pools, and extensive trails, while some single-family subdivisions have modest dues or none at all. Ask for HOA budgets, reserve studies, and fee schedules during your review period.
Property taxes and fees
Property tax rates differ by county and can change year to year. Henrico’s general real estate tax rate has been advertised around $0.83 per $100 of assessed value. You can review the county’s approved tax and fee schedule.
Chesterfield materials have recently advertised or adopted rates around $0.89 per $100. Always verify parcel-specific numbers and any special districts with the assessor’s office. Start with Chesterfield’s Real Estate Assessments page.
Lifestyle and things to do
Short Pump offers a dense cluster of shopping, dining, and entertainment anchored by Short Pump Town Center, plus adjacent mixed-use and restaurant options. Henrico parks and trail improvements add outdoor choices, and West Broad’s retail corridor brings daily convenience.
Midlothian blends classic suburban neighborhoods with lake-centered recreation at Brandermill and an expanding Midlothian Turnpike corridor. You will find more variety in lot sizes across certain neighborhoods, and a growing set of walkable options with new projects coming online.
What is changing next
Midlothian is adding a major mixed-use redevelopment called Springline at District 60. The plan includes apartments, retail, office, and a hotel and conference center at Route 60 and Chippenham Parkway. As phases open, you can expect more local services and new housing options in that corridor.
Short Pump continues to see retail and residential infill along West Broad. Projects like West Village are adding higher-end retail and new space near established centers, as highlighted in this update from Thalhimer.
Which area fits you
Choose Midlothian if you want:
- A wider range of lot sizes and classic suburban neighborhoods.
- Amenity-rich communities like Brandermill with lake and trail access.
- A slightly lower median price point than Short Pump in recent snapshots.
- Easy access to the southwest and south employment corridors via Route 288 and Chippenham.
Choose Short Pump if you want:
- Immediate access to a major retail and dining core.
- HOA neighborhoods with community amenities such as pools and clubhouses.
- Slightly shorter average commute times at the county level in recent data.
- A higher median price point that reflects West End proximity and access.
Your address-level checklist
Before you decide on a property, use this quick plan:
- Verify the exact school attendance zone for the address using county mapping tools. Start with Henrico’s resources linked through Gale Support.
- Run real-world commute tests to your most frequent destinations at peak times.
- Check parcel-specific taxes and any special assessments with the county. See Henrico’s tax schedule and Chesterfield’s assessments.
- Review HOA documents, fee schedules, and reserve studies if the home is in an association.
Buying in Midlothian or Short Pump should feel confident and clear. If you want help narrowing neighborhoods, reading school maps, or pressure-testing a commute, our team is here to guide you from first tour to closing. Reach out to Simpson Realty Group to get a local plan tailored to your next move.
FAQs
What are the biggest Midlothian vs Short Pump differences for buyers?
- Short Pump clusters retail and dining in a compact West End hub with higher recent median sale prices, while Midlothian offers broader neighborhood variety, lake-centered amenities in places like Brandermill, and a slightly lower median price point in recent snapshots.
How do public schools compare in each area?
- Both areas are served by large county systems with specialty programs; review performance and program details on state profiles for Midlothian High and Deep Run High, and always verify attendance zones by address.
Which county has lower property taxes right now?
- Recent schedules show Henrico around $0.83 per $100 of assessed value and Chesterfield around $0.89 per $100; confirm current rates and parcel specifics on Henrico’s tax page and Chesterfield’s assessments page.
What are typical 2026 home prices in each area?
- Recent snapshots place Midlothian’s typical values in the mid to upper $400,000s and Short Pump’s medians in the mid $500,000s, with single-family homes in Short Pump often listing above $600,000 and Midlothian showing more options in the $300,000 to $500,000 range.
How long is the commute from each area to downtown Richmond?
- In light traffic, both areas are often 20 to 30 minutes from downtown, with Henrico showing shorter average county commute times per U.S. Census QuickFacts; test your specific door-to-door route at peak hours.
What new developments could change amenities or inventory?
- Midlothian’s Springline at District 60 will add mixed-use and hospitality near Route 60 and Chippenham, while Short Pump is seeing additional infill and high-end retail, including projects highlighted in Thalhimer’s West Village update.
