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City · 14,296 residents · Henrico County, Virginia

Highland Springs , Virginia

In Highland Springs, a typical home is worth $227,300 and typical rent is $1,269 a month. Compared with all of Henrico County, the typical home value is 37% lower and typical household income is 35% lower.

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  • Typical home value

    $227,300

    37% below the county

    41% below Virginia

    • Highland Springs
    • Henrico
    • Virginia

  • Typical rent

    $1,269a month

    18% below the county

    20% below Virginia

    • Highland Springs
    • Henrico
    • Virginia

  • Typical household income

    $57,599a year

    35% below the county

    38% below Virginia

    • Highland Springs
    • Henrico
    • Virginia

  • Households that own their home

    61%

    3 points below the county

    6 points below Virginia

    • Highland Springs
    • Henrico
    • Virginia

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$258,632
2.2% more than 12 months ago
Typical rent
$1,683 a month

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Highland Springs is in Henrico County. The FHA loan limit ($707,250 for a one-unit home), the fair market rents and the help on this page are those of all of Henrico County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Highland Springs apart

What this place has that others do not, from public data, most unusual first.

  1. The typical home in Highland Springs is worth $227,300, 37% less than in Henrico County as a whole ($359,200).

  2. The typical household income in Highland Springs is $57,599, 35% less than in Henrico County as a whole ($88,783).

  3. The typical rent in Highland Springs is $1,269 a month, 18% less than in Henrico County as a whole ($1,541).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Highland Springs

What homes there are in Highland Springs, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

Detached houses, standing on their own, make up 73% of homes here, against 63% in Henrico County.

Year built

The typical home in Highland Springs was built in 1976, 9 years before the typical one in Henrico County.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes

With an FHA limit of $707,250, at least 98% of owner-occupied homes in Highland Springs sit below it: they are worth less than $500,000.

Monthly rent with utilities

With a mortgage

$1,433 a month

Henrico County: $1,862 a month

Without a mortgage

$472 a month

Henrico County: $590 a month

Owners with a mortgage

75%

Henrico County: 71%

In Highland Springs, 75% of owners have a mortgage, and their typical cost is $1,433 a month, against $1,862 in Henrico County. Without one it drops to $472.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

From 2015–2019 to 2020–2024, the typical home value in Highland Springs rose 56%; in Henrico County, it rose 48%.

Rents in Highland Springs rose more slowly than in Henrico County: 19% since 2015–2019, against 32%.

The typical household income in Highland Springs rose 18% over that time; home values changed +56% and rent +19%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureHighland SpringsHenrico CountyVirginiaUnited States
Rental vacancy Unreliable estimate5.6%4.8%5.5%
Homeowner vacancy Unreliable estimate0.6%0.8%0.9%
More than one person per room Unreliable estimate1.7%2.1%3.4%
People per household 2.372.422.522.53
Drive alone 71%67%68%69%
Carpool 8%7%8%9%
Public transit Unreliable estimate1%2%3%
Walk or bike Unreliable estimate1%2%3%
Work from home 16%22%18%15%
Other means Unreliable estimate1%1%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

Much as in Henrico County, a household in Highland Springs has 2.37 people on average.

To get to work, 71% of workers in Highland Springs drive alone; in Henrico County, 67%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Highland Springs?

A typical home costs more than the typical income allows

We start with a typical home in Highland Springs, worth $227,300, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 38% of the typical household income in Highland Springs, which is $57,599 a year. For that payment to be 28% of income, a household would need to earn about $79,090 a year.

The calculator's FHA and conventional loan limits are those of all of Henrico County.

Your numbers

Local data
$

Starts at the typical home value in Highland Springs. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $7,956 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$1,845

at 7.18% · 30 years

Loan amount
$223,183
Total interest
$321,107
Paid off in
November 2056

Includes $3,839 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,344 a month

  • Tight

    $1,344 to $1,728 a month

  • Hard

    more than $1,728 a month

    Your payment · 38%

Compared with the typical household income in Highland Springs ($57,599 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,845
Principal & interest$1,512
Property tax$138
Home insurance$95
FHA mortgage insurance (MIP)$101

You need at least $7,956 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Highland Springs and Henrico County

Highland Springs is in Henrico County, Virginia. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Highland Springs's own numbers

Typical home value
$227,300
Typical monthly rent
$1,269
Typical yearly household income
$57,599
Households that own their home
61%
Effective property tax rate
0.73%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Henrico County

FHA limit, one-unit home
$707,250
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,651
Price change over 5 years (FHFA)
+57%
Homes in a high flood-risk zone
0.4%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Henrico County.

Everything about Henrico County

Buying

Buying a home in Highland Springs

A typical home in Highland Springs is worth $227,300: 37% below the county and 41% below Virginia. With the typical household income in Highland Springs ($57,599 a year), a typical home costs 3.9 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Highland Springs 3.9 years
  • Henrico 4.0 years
  • Virginia 4.1 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Henrico County

According to FHFA’s house price index, home prices in Henrico County rose 96% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Henrico County.

Period County Virginia U.S.
Last year (2025) +4.9% +3.7% +2.9%
5 years (2020–2025) +57% +49% +47%
10 years (2015–2025) +96% +75% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Highland Springs next to Henrico County, Virginia and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Highland Springs $227,300
  • Henrico $359,200
  • Virginia $383,700
  • United States $332,700
Typical monthly rent
  • Highland Springs $1,269
  • Henrico $1,541
  • Virginia $1,579
  • United States $1,413
Typical yearly household income
  • Highland Springs $57,599
  • Henrico $88,783
  • Virginia $93,170
  • United States $80,734
See the full table
Highland Springs next to Henrico County and Virginia
Measure Highland Springs Henrico County Virginia U.S.
Typical home value $227,300 $359,200 $383,700 $332,700
Typical monthly rent $1,269 $1,541 $1,579 $1,413
Typical yearly household income $57,599 $88,783 $93,170 $80,734
Households that own their home 61% 64% 67% 65%
Typical yearly property tax $1,669 $2,565 $2,790 $3,119
Effective property tax rate 0.73% 0.71% 0.73% 0.94%
Renters with high rent for their income 50% 52% 49% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Henrico County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Highland Springs

For a typical $227,300 home in Highland Springs, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Highland Springs's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,845a month

    Least cash to close
    Down payment
    $7,956
    Cash to close
    $14,775
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $101

  • Conventional, 5% down $1,804a month

    Down payment
    $11,365
    Cash to close
    $18,184
    Rate
    7.18%
    Mortgage insurance
    PMI · $108

  • Conventional, 20% down, no PMI $1,465a month

    Down payment
    $45,460
    Cash to close
    $52,279
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,675a month

    Down payment
    $34,095
    Cash to close
    $40,914
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Highland Springs and for Henrico County.

Property tax

Effective rate in Highland Springs

0.73%of the home’s value each year

$1,669 a year for the typical owner in Highland Springs.

  • Highland Springs 0.73%
  • Henrico 0.71%
  • Virginia 0.73%

What Virginia publishes Local exemption or deferral for people 65 and older or with disabilities (Virginia General Assembly (Code of Virginia))

Exemptions and deadlines in Virginia

Flood risk in Henrico County

FEMA does not publish these numbers by city: they are for all of Henrico County.

Homes in the high-risk zone
0.4%
310
Of those, with NFIP insurance
95%
County Virginia U.S.
Homes in the high-risk zone 0.4% 1.5% 3.5%
Of those, with NFIP insurance 95% 100% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Highland Springs

Typical rent in Highland Springs is $1,269 a month: 18% below the county. In Highland Springs, 50% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Henrico County, by unit size. To pay the 2-bedroom one ($1,651 a month) without spending more than 30% of your income, you would need to earn $31.75 an hour working full time.

HUD fair market rent for all of Henrico County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,456 $28.00 $58,240
1 bedroom $1,517 $29.17 $60,680
2 bedrooms $1,651 $31.75 $66,040
3 bedrooms $2,039 $39.21 $81,560
4 bedrooms $2,499 $48.06 $99,960

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Highland Springs

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Highland Springs has 2 ZIP codes with their own.

For 2 bedrooms it runs from $1,490 in 23075 to $1,550 in 23223.

None is above the fair market rent for Henrico County ($1,651).

  • 23075 $1,490$1,870
  • 23223 $1,550$1,910

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Highland Springs when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Highland Springs

HUD lists one building with rents for lower incomes in Highland Springs.

  • Oakmeade Apts. 300 Airport Pl, Highland Springs 23075 100 homes, 99 low-income · For families (804) 737-6633

See all 54 buildings in Henrico County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Highland Springs

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There are 3 HUD-approved agencies with an office in Henrico County; none says it serves in Spanish.

A pregnant woman reads paperwork on the sofa while the grandmother plays with the girl on the floor.

HUD counseling is free or low-cost

Assistance programs in Highland Springs

No down payment, repair or rent-help program on our list is for Highland Springs or Henrico County. The ones below are statewide in Virginia: they work in Highland Springs the same as in the rest of the state.

Which programs do I qualify for? All programs in Virginia

  • Down Payment Assistance Grant

    Statewide in Virginia

    Virginia state agency down payment grant that you do not repay; for first-time buyers, or any buyer in economic opportunity zones, with a Virginia Housing mortgage. Offered by Virginia Housing (Virginia Housing Development Authority).

    Grant

    See the program Official page

  • Virginia Housing Plus Second Mortgage

    Statewide in Virginia

    Virginia Housing 30-year fixed-rate second mortgage of up to 5% of the price for the down payment (and part of the closing costs with a credit score of 680 or higher); for first-time buyers and for people who have owned a home before. Offered by Virginia Housing (Virginia Housing Development Authority).

    Type not stated

    See the program Official page

  • Closing Cost Assistance Grant

    Statewide in Virginia

    Virginia Housing grant that you do not repay, of up to 2% of the price, for the closing costs of buyers with a Virginia Housing RD (Rural Development) or VA loan. Offered by Virginia Housing (Virginia Housing Development Authority).

    Grant

    See the program Official page

Housing counselors near Highland Springs

The HUD-approved agencies closest to the center of Highland Springs, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • QUIN RIVERS, INC DBA Thrive Virginia

    211 Rocketts Way, Henrico · 5 miles away

    • Budget and credit workshops
    • Fair housing pre-purchase workshops
    • and 3 more
    (804) 362-6835

  • NSC (naca Counseling Subsidiary) - Richmond, VA

    1600 Brook Rd Ste C, Richmond · 6 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 7 more
    (631) 370-6222

  • Southside Community Development and Housing

    1624 Hull St, Richmond · 7 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    (804) 231-4449

Every agency in Henrico County All counseling agencies in Virginia

Help in Spanish near Highland Springs

2 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Highland Springs

HUD lists no housing authority with an office in Henrico County. One in a neighboring county or the state’s may serve the area.

All housing agencies in Virginia Source: HUD

Cities

Other cities in Henrico County

These cities are also in Henrico County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Henrico County Housing in Virginia

Nearby cities

The cities closest to Highland Springs, with the typical home value.

Neighboring counties

If Henrico County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Highland Springs.

All guides
A father, a mother and their daughter smile among the avocado trees by their home in Somis, California.

Questions

Housing questions about Highland Springs

Short answers with the numbers for Highland Springs and all of Henrico County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Highland Springs?

The typical home value in Highland Springs is $227,300, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Henrico County it is $359,200.

How much does it cost to rent in Highland Springs?

Typical rent in Highland Springs is $1,269 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Henrico County is $1,651.

What is the FHA loan limit in Highland Springs?

Highland Springs uses the FHA limit for all of Henrico County (2026): $707,250 for a one-unit home and $1,360,100 for a four-unit home.

How much property tax do owners pay in Highland Springs?

The typical homeowner in Highland Springs pays $1,669 a year, according to the U.S. Census Bureau. That is 0.73% of the home’s value; in Henrico County, the rate is 0.71%.

Where can I find free help to buy or rent in Highland Springs?

There are 3 HUD-approved counseling agencies with an office in Henrico County. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).