Insights
Practical guides to leasing, buying, and investing in Richmond-area commercial property — organized by location and product type.
Multifamily · Henrico
Henrico’s apartment market splits into newer West End and Innsbrook complexes trading above $230,000 a unit and older eastern Henrico garden stock trading far lower. Here is where the buildings are, what recent deals looked like, and what to verify before you buy.
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West Broad Street inside I-295 costs less than Short Pump and has more space available. Here is what storefronts lease for by submarket, what is changing at Willow Lawn and Regency, and how the Pulse extension and Henrico zoning affect a storefront lease.
Public 2026 reports publish Richmond cap rates for multifamily but not for retail or industrial. Here is every figure I could verify, with its source and period, and how to use cap rates without being misled by them.
The I-95 / Route 1 corridor is where most of Chesterfield’s modern warehouse and manufacturing space is being built. Here is how the submarket works, what it costs, and what to check before you sign or buy.
Chesterfield’s five Technology Zones offer up to five years of BPOL relief and machinery and tools tax rebates, plus fee waivers. Here is how those stack with the county’s low machinery and tools tax, local grants, and state programs, and the order to apply in.
New owners bought Chesterfield Towne Center for $80 million and say redevelopment is on the table, but no plan has been announced. Here is what is known, what is not, and how tenants and neighbors should think about it.
Where Chesterfield’s commercial land is concentrated, how the county’s new zoning ordinance and pending comprehensive plan update change the math, and the due-diligence items that make or break a tract.
Most of Henrico’s larger commercial and industrial tracts sit in the east, near the airport and White Oak, while the West End is an infill and pad-site market. Zoning, county-maintained roads, utility fees and stream buffers decide what a parcel is worth.
How commercial property is valued in Richmond: the income, sales comparison and cost approaches, when you need a certified general appraiser instead of a broker opinion, and how to appeal an assessment in the City of Richmond, Henrico and Chesterfield.
Eastern Henrico near Richmond International Airport is one of the tightest industrial pockets in the Richmond market, while western Henrico’s flex buildings trade on location more than clear height. Here is how to search both.
Richmond’s old warehouses and storefronts can carry up to 45% of eligible rehab costs in combined federal and state credits. Here is who qualifies, how the approvals work, and how owners turn credits into equity.
The 1031 rules are federal, but the scramble for replacement property is local. Here is how the identification rules, the 180-day clock, and boot work, and how to run a Richmond search that finishes on time.
Selling a commercial property in the Richmond area is a sequence: price it on income, assemble a clean offering package, choose how to market it, then manage the buyer from LOI through due diligence to closing. Here is each step, with the Virginia-specific rules and costs sellers run into.
Route 360 through Chesterfield is two retail markets: value-priced older centers on the closer-in stretch, and new construction following rooftops out toward Route 288, Harbour Pointe and Magnolia Green. Here is how they differ and what to check before you lease or buy.
Most of Henrico’s modern warehouse space trades between institutional investors, so a business that wants to own its building has to hunt for smaller, older product and line up financing early. Here is what the recent sales show and how to prepare.
Innsbrook is the largest suburban office park in the Richmond market and one of the most tenant-friendly places to shop for space right now. Here’s what rents, vacancy, and lease structures look like in Glen Allen, and how to negotiate a better deal.
Henrico has spent 16 years steering Innsbrook from a single-use office park toward a mixed-use district. Apartments are now rising on former parking lots, retail and a hotel are approved at the north end, and the park’s largest owner is selling. Here is what is changing and why it matters.
Sublease space in Innsbrook can be a fast, low-cost way into a furnished office, but there is less of it than a few years ago and the risks are different from a direct lease. Here is how to tell a good sublease from a trap.
Chesterfield’s road cash proffer is a per-home charge. Commercial-only rezonings don’t pay it, but they still pay for traffic, through road improvements, right-of-way, and conditions.
Meadowville is Chesterfield’s publicly owned, 1,262-acre industrial park on I-295. Most of it is now committed to LEGO, Amazon, data centers and others, so the question for a new user is what land is left and how the county sells it.
Route 60 through Chesterfield is really several retail markets in one. Here is how the Chippenham gateway, the Towne Center area, Midlothian Village and the Route 288 node differ, and what that means for rent, vacancy and deal structure.
The best apartment sites in the City of Richmond are the ones where zoning already allows the units, utilities are at the curb, and the rent supports the land price. Here is how developers screen them in 2026.
Chesterfield’s apartment investment story runs along four corridors: Midlothian and Route 288, the eastern Midlothian Turnpike redevelopments, Chester and Route 10, and Hull Street. Here is where the supply is, what recent deals traded for, and how the county’s new zoning and road proffer affect new units.
A buyer’s guide to Richmond apartment investing: where the market stands in 2026, how submarkets and property vintages differ, how to underwrite and finance a deal, and the Virginia tenant-law and tax changes that affect owners.
The $565 million Powhite Parkway extension will open western Chesterfield in stages between 2029 and 2034. Here is what is funded, where the access points are, and how to price land near them without overpaying for a road that is not built yet.
Restaurant space in Short Pump is scarce and expensive, so the space you pick has to work on day one. Here is how to check the building, the zoning, the permits, and the lease before you sign.
Richmond’s Code Refresh would replace the city’s zoning ordinance and remap every parcel. As of late September 2026 it is still a draft. Here is what it proposes for commercial, mixed-use and industrial land, and how to underwrite around it.
A practical guide to Richmond net lease investment: what triple-net really covers, how cap rates get set, how 1031 deadlines and Virginia transfer taxes affect the deal, and what to verify before you close.
Since April 2023, Richmond’s zoning ordinance no longer requires a minimum number of off-street parking or loading spaces. That removes a zoning hurdle for restaurants and redevelopment, but not the market’s expectations about parking.
Scott’s Addition turned a century-old industrial grid into Richmond’s densest cluster of breweries, restaurants and flex users. Here is how zoning, old buildings and the Diamond District shape what a lease there really costs.
Short Pump is the tightest and most expensive retail submarket in metro Richmond. Here is what space costs, how the corridor is laid out, and what to negotiate before you sign.
On a Virginia commercial sale, the seller owes the grantor’s tax and the buyer customarily pays the state and local recordation tax on the deed and on any new deed of trust. Here are the rates, a worked example for the Richmond area, and how the split is negotiated.
Chesterfield’s big I-95 warehouses are trading between institutional investors at roughly $100 to $231 per SF. Owner-users looking for a smaller building have to search along Route 1, Chester, and Walthall and check zoning, taxes, and Technology Zone status before making an offer.
VDOT plans a $24.3 million operational overhaul of West Broad Street between I-64 and East Pouncey Tract Road, with construction estimated for fall 2028 to fall 2030. Here is what changes and how to protect a lease or property.
Every commercial and industrial parcel in Chesterfield was moved into a new zoning district on January 1, 2026. Here is what carried over, what didn’t, and how to check your own parcel.
Midlothian Depot is a 13-acre, Whole Foods-anchored development at Midlothian Turnpike and Alverser Drive. Here is what is being built, when it opens, and how it changes the math for shop-space tenants nearby.
The Diamond District is Richmond’s 67-acre, city-led redevelopment around CarMax Park. Here is what is actually built, what is under construction, and what it means for retail and office tenants and Scott’s Addition owners next door.
Henrico’s master-planned park at I-64 and I-295 was built for chip manufacturing and became one of Virginia’s largest data center hubs. Here is who is there, what infrastructure it has, and how little open land remains.
Most Henrico restaurants in business zoning open by right. A provisional use permit comes in for late-night hours, outdoor cooking, patios in B-1, drive-throughs outside B-2 and B-3, and a few other cases. Here is how to tell, and how to plan for it.
Contractors, trades, and light assembly users need a front office and a bay with a roll-up door, not a 300,000 SF warehouse. Here is where those units sit in Richmond, what they cost, and how to land one.