Moving to
Highland Springs.

All Highland Springs data Compare Highland Springs

14,296people live here $57,599median household income▼ 29% below US $1,269median rent per month▼ 10% below US $227,300median home value▼ 32% below US

Highland Springs is an unincorporated community in Henrico County, VA. It has no city government: the county runs it, and the Census counts it as its own place.

What it's like to live in Highland Springs

Highland Springs is an unincorporated community in Virginia with rent below the national average, home prices that remain within reach, county unemployment below the national average, and schools with smaller class sizes than the national average. Those factors carry real weight for anyone weighing where to move next.

The tradeoffs are worth naming plainly. Highland Springs deals with household incomes below the national average, a population that has been shrinking, a poverty rate above the national average, and fewer dining and entertainment options than a bigger city.

The good

Rent below the national average
Affordable home prices
Low unemployment in the county
Low student-teacher ratio

The not so good

Below-average household incomes
Shrinking population
High poverty rate
Smaller place — fewer dining and entertainment options

How Highland Springs compares

Median household income

Highland Springs$57,599

Virginia avg$93,170

US$80,734

Median rent (per month)

Highland Springs$1,269

Virginia avg$1,579

US$1,413

Median home value

Highland Springs$227,300

Virginia avg$383,700

US$332,700

What it takes to move to Highland Springs

Based on Highland Springs's median rent, home value and household income

To rent

$2,538

up front: first month plus a typical one-month deposit

Income to keep rent under 30%: $50,760 a year
45% of Highland Springs renters spend 30% or more of their income on rent

To buy

$45,460

a 20% down payment on the median home

With 10% down: $22,730
Homes cost 3.9× the typical local household income (US: 4.1×)

Moving costs, closing costs and taxes not included.

The details

Cost of living▼ 10% below US

$1,269/mo median rent

Cost of living works in this city's favor. Median rent sits around $1,269 a month, nothing that raises eyebrows. Solid value overall. Home prices here are genuinely accessible, with a median around $227,300. That kind of affordability is rare in today's market.

Median home value $227,300 · 45% of renters cost-burdened

Job market

3.3% county unemployment

Unemployment in Henrico County is 3.3%, a little below the national average of 4.3%. That's the county-wide rate; BLS doesn't measure a place this size on its own.

Henrico County (county-wide)

Safety

159 violent crimes per 100k, whole jurisdiction

Highland Springs doesn't have its own police department, so there's no crime rate for it alone. The figures shown are for the Henrico County Police Department jurisdiction as a whole, which runs below the national average for violent crime and covers many communities. Individual neighborhoods can differ a lot from that overall rate.

Property crime 1806/100k · Policed by Henrico County Police Department (county-wide rate) · 2025 data

Getting around▼ 10% below US

23 min average commute

Commutes are reasonable, averaging 23.3 minutes. Nothing heroic, and there's still time left over for a life after work. 8 in 10 workers drive to work; 16% work from home.

How workers get to work

Drive alone

71%

Work from home

16%

Carpool

7.7%

Other

2.9%

Walk

1.9%

Public transit

0.7%

Climate

Summers are warm, with highs around 88°F, and winters are cold, with lows around 30°F and snow a regular occurrence. Rainfall is regular throughout the year.

Average month

High °FLow °FPrecip (in)

30-year averages, 1991–2020

Education & workforce▼ 36% below US

23% bachelor's degree or higher

College degree attainment runs below average at 23%. That tends to reflect a more trade and working-class economy, which can be great or limiting depending on the industry.

Schools

10 public schools inside the boundary

There are 10 public schools inside the boundary. The student-to-teacher ratio is 14:1, well below the national average of 16:1. Smaller class sizes are generally a positive sign for a district.

Parks & recreation

The nearest national park or historic site is Richmond National Battlefield Park (5 miles away). There are 8 national parks and sites within a day's drive.

Bottom line

Highland Springs's strongest points are rent below the national average and home prices that remain within reach; the main tradeoffs are household incomes below the national average and a population that has been shrinking. A year of median rent ($1,269/mo) equals 26% of the median household income here, more than the 21% typical nationwide. It tends to suit people watching their budget, job seekers (county-wide unemployment is low), and remote workers (16% of workers here already work from home).

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