Housing data for Highland Springs, VA
Highland Springs, VA has an estimated 14,296 residents and 6,482 homes (US Census Bureau, 2020–2024 American Community Survey).
It is an unincorporated community in Henrico County.
38.7% of households rent.
The median gross rent is $1,269 a month.
Its population shrank measurably since 2015–2019 (−13.1%).
Figures last updated on .
- Residents
- 14,296 (±1,050)
- Housing units
- 6,482 (±410)
- Households that rent
- 38.7%
- Median gross rent
- $1,269
- Residents since 2015–2019
- −13.1%
What stands out in Highland Springs
Median home value: $227,300 (±$15,324) in Highland Springs, lower than in Henrico County ($359,200).
Median household income: $57,599 (±$3,167) in Highland Springs, lower than in Henrico County ($88,783).
Households without a vehicle: 10.7% (±4.3 points) in Highland Springs, higher than in Henrico County (5.8%).
Median real estate taxes: $1,669 (±$96) in Highland Springs, lower than in Henrico County ($2,565).
- Home values in Highland Springs
- Income and affordability in Highland Springs
- Commute and cars in Highland Springs
- Property taxes in Highland Springs
Housing in Highland Springs at a glance
- Median rent: $1,269 median gross rent a month
- Rent by bedrooms: $1,153 median gross rent, 2 bedrooms
- Rent burden: 50.5% of renters pay 30% or more of income
- Renters and owners: 38.7% of households rent
- Income and affordability: $57,599 median household income
- Home values: $227,300 median home value
- Homeowner costs: $1,433 median monthly cost with a mortgage
- Property taxes: $1,669 median real estate taxes a year
- Types of homes: 12.8% of homes are in buildings of 5 or more units
- Bedrooms: 76.5% of homes have 3 or more bedrooms
- Age of homes: 57.6% of homes were built before 1980
- Vacancy rate: 3.9% rental vacancy rate (Small sample: wide margin of error)
- Heating fuel: 76.6% heat with electricity
- Commute and cars: 23.3 minutes average trip to work
- Growth: −13.1% residents since 2015–2019
- How long people stay: 18.8% moved in since 2020
- Crowding and facilities: 1.9% of homes have more than 1 person per room
Highland Springs against Henrico County, its state and the nation
| Highland Springs | Henrico County | Virginia | United States | |
|---|---|---|---|---|
| Residents | 14,296 (±1,050) | 335,744 (exact) | 8,705,170 (exact) | 334,922,499 |
| Housing units | 6,482 (±410) | 144,916 (±115) | 3,684,756 (±486) | 143,775,355 |
| Households that rent | 38.7% (±5.6 points) | 35.5% (±1.0 points) | 32.7% (±0.3 points) | 34.8% |
| Median gross rent | $1,269 (±$153) | $1,541 (±$29) | $1,579 (±$8) | $1,413 |
| Median household income | $57,599 (±$3,167) | $88,783 (±$2,074) | $93,170 (±$458) | $80,734 |
| Median home value | $227,300 (±$15,324) | $359,200 (±$4,237) | $383,700 (±$1,024) | $332,700 |
| Median real estate taxes (a year) | $1,669 (±$96) | $2,565 (±$45) | $2,790 (±$10) | $3,119 |
| Built before 1980 | 57.6% (±7.8 points) | 41.3% (±1.4 points) | 43.5% (±0.2 points) | 49.7% |
| Average commute | 23.3 minutes (±1.8) | 22.6 minutes (±0.5) | 27.3 minutes (±0.1) | 26.4 minutes |
| Households with broadband | 88.0% (±4.1 points) | 92.6% (±0.7 points) | 91.0% (±0.1 points) | 91.0% |
| Median age of residents | 38.0 years (±2.9) | 39.4 years (±0.2) | 39.0 years (±0.1) | 38.9 years |
Highland Springs covers 8.0 square miles of land, about 1,793 residents per square mile (Census Bureau Gazetteer).
How Highland Springs has changed since 2015–2019
| 2015–2019 | 2020–2024 | Amount of change | Verdict | |
|---|---|---|---|---|
| Residents | 16,459 (±1,309) | 14,296 (±1,050) | −13.1% | Measurable decrease |
| Housing units | 6,761 (±256) | 6,482 (±410) | −4.1% | Not a measurable change |
| Median gross rent | $1,063 (±$95) | $1,269 (±$153) | +19.4% | No measurable change after inflation |
| Median home value | $145,800 (±$8,822) | $227,300 (±$15,324) | +55.9% | Up after inflation |
| Median household income | $48,886 (±$4,584) | $57,599 (±$3,167) | +17.8% | No measurable change after inflation |
| Median owner cost with a mortgage | $1,188 (±$67) | $1,433 (±$113) | +20.6% | No measurable change after inflation |
| Median real estate taxes | $1,153 (±$59) | $1,669 (±$96) | +44.8% | Up after inflation |
| Households that rent | 44.2% (±5.5 points) | 38.7% (±5.6 points) | −5.5 percentage points | Not a measurable change |
| Rental vacancy rate | 0.0% (±1.2 points) | 3.9% (±4.6 points) | +3.9 percentage points | Not a measurable change |
The Census Bureau publishes 2015–2019 dollars in 2019 dollars and 2020–2024 dollars in 2024 dollars.
Prices (the CPI-U, US Bureau of Labor Statistics) rose 22.7% between 2019 and 2024, so a dollar figure’s verdict compares the two after raising the earlier one by that much, using the Census Bureau’s test for a difference.
The two periods do not overlap, as the Census Bureau recommends for 5-year estimates.
Crime reported to police in Henrico County
Highland Springs has no police department of its own in the FBI’s figures, so this is the figure for Henrico County as a whole.
In 2025, the police departments that report for Henrico County recorded 159 violent and 1,807 property crimes per 100,000 residents.
A county-wide figure describes the whole county, not this place; crime varies from one community to the next.
ZIP codes in Highland Springs
| ZIP code | Share of the ZIP’s land in this place | Residents | Median gross rent | Median home value | Median household income |
|---|---|---|---|---|---|
| 23075 | 96% | 8,347 | $1,249 | $222,700 | $55,567 |
| 23223 | 18% | 54,659 | $1,287 | $265,200 | $55,731 |
A ZIP code is a mail route rather than a boundary, so the Census Bureau publishes figures for ZIP Code Tabulation Areas built from census blocks; the share column says how much of each one’s land lies in this place.
Places near Highland Springs
| Place | Distance | Median gross rent | Median home value | Households that rent |
|---|---|---|---|---|
| Sandston | 2.8 mi | $1,211 | $219,900 | 45.2% |
| Montrose | 3.3 mi | $1,297 | $194,100 | 62.3% |
| East Highland Park | 3.7 mi | $1,318 | $229,200 | 33.4% |
| Mechanicsville | 5.6 mi | $1,724 | $351,000 | 24.5% |
| Chamberlayne | 7.6 mi | $1,212 | $351,100 | 4.7% |
| Richmond | 8.2 mi | $1,372 | $353,000 | 56.5% |
| Lakeside | 9.2 mi | $1,361 | $288,200 | 34.8% |
| Bensley | 9.7 mi | $1,238 | $218,500 | 61.3% |
Places in Virginia most like Highland Springs
| Place | Median gross rent | Median home value | Median household income | Households that rent |
|---|---|---|---|---|
| East Highland Park | $1,318 | $229,200 | $64,681 | 33.4% |
| Waynesboro | $1,020 | $245,500 | $59,994 | 40.1% |
| Portsmouth | $1,300 | $246,900 | $60,491 | 42.1% |
| Sandston | $1,211 | $219,900 | $59,238 | 45.2% |
| Hampton | $1,427 | $245,700 | $69,621 | 43.1% |
| Hopewell | $1,106 | $181,600 | $54,729 | 42.1% |
Matched on rent, home value, income, the share who rent, the age of the homes, the share in apartment buildings and the commute, each measured against the spread across Virginia.
HUD Fair Market Rent for Highland Springs, fiscal year 2027
| Studio | 1 bedroom | 2 bedrooms | 3 bedrooms | 4 bedrooms |
|---|---|---|---|---|
| $1,456 | $1,517 | $1,651 | $2,039 | $2,499 |
HUD income limits for Highland Springs, fiscal year 2026
| Household size | Extremely low (30%) | Very low (50%) | Low (80%) |
|---|---|---|---|
| 1 person | $23,850 | $39,750 | $63,600 |
| 2 people | $27,250 | $45,400 | $72,650 |
| 3 people | $30,650 | $51,100 | $81,750 |
| 4 people | $34,050 | $56,750 | $90,800 |
| 5 people | $38,680 | $61,300 | $98,100 |
| 6 people | $44,360 | $65,850 | $105,350 |
| 7 people | $50,040 | $70,400 | $112,600 |
| 8 people | $55,720 | $74,950 | $119,900 |
These are the limits HUD sets for its housing programs in the Richmond, VA HUD Metro FMR Area, where HUD’s median family income for fiscal year 2026 is $113,500.
A program can use its own limits; tax-credit and local programs often do.
Highland Springs is a census-designated place: an unincorporated community the Census Bureau draws for statistics, with no municipal government of its own.
Survey years: 2020–2024 (American Community Survey 5-year estimates), compared with 2015–2019.
Margins of error are at the 90% confidence level.
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Questions about Highland Springs
What is the average rent in Highland Springs, VA?
The Census Bureau publishes the median rather than the average: the median gross rent in Highland Springs is $1,269 (±$153) a month (2020–2024 American Community Survey), so half of renting households pay less and half pay more.
How much is a one-bedroom apartment in Highland Springs?
The median gross rent for a one-bedroom home in Highland Springs, VA is $1,090 (±$308) a month (2020–2024 American Community Survey).
Are renters in Highland Springs rent-burdened?
50.5% of renting households in Highland Springs pay 30% or more of their income in gross rent, the share housing researchers usually call rent-burdened (2020–2024 American Community Survey).
How many renters are there in Highland Springs?
Highland Springs has an estimated 2,315 (±370) renting households, 38.7% of its occupied homes (2020–2024 American Community Survey).
What is the median household income in Highland Springs?
The median household income in Highland Springs is $57,599 (±$3,167) a year (2020–2024 American Community Survey).
What is the average home value in Highland Springs, VA?
The Census Bureau publishes the median: $227,300 (±$15,324) for owner-occupied homes in Highland Springs (2020–2024 American Community Survey).
Is Highland Springs growing?
In Highland Springs, the number of residents went from 16,459 in 2015–2019 to 14,296 in 2020–2024 (−13.1%), a measurable decrease.
What ZIP codes are in Highland Springs?
The ZIP codes that cover Highland Springs are 23075, 23223.
What is the median rent in ZIP code 23075?
The median gross rent in ZIP Code Tabulation Area 23075 is $1,249 (±$176) a month (2020–2024 American Community Survey).
Sources
- Demographic and Housing Estimates (DP05), 2020–2024 ACS 5-year estimates — Highland Springs CDP, Virginia
- Selected Housing Characteristics (DP04), 2020–2024 ACS 5-year estimates — Highland Springs CDP, Virginia
- Selected Economic Characteristics (DP03), 2020–2024 ACS 5-year estimates — Highland Springs CDP, Virginia
- Median Real Estate Taxes Paid by Mortgage Status (B25103), 2020–2024 ACS 5-year estimates — Highland Springs CDP, Virginia
- Selected Social Characteristics (DP02), 2020–2024 ACS 5-year estimates — Highland Springs CDP, Virginia
- Total Population (B01003), 2015–2019 ACS 5-year estimates — Highland Springs CDP, Virginia
- Median Gross Rent (B25064), 2015–2019 ACS 5-year estimates — Highland Springs CDP, Virginia
- HUD Fair Market Rents, fiscal year 2027: Richmond, VA HUD Metro FMR Area
- HUD Income Limits, fiscal year 2026: Richmond, VA HUD Metro FMR Area
- US Census Bureau, American Community Survey 2020–2024 5-year estimates for ZIP Code Tabulation Areas
- Consumer Price Index for All Urban Consumers (CPI-U), US city average, all items, US Bureau of Labor Statistics: annual averages 2019 and 2024
- US Census Bureau, 2024 Gazetteer Files
To check these figures in the Census Bureau’s own API, request the variables below from the 2024 ACS 5-year data profile (acs/acs5/profile) for Highland Springs CDP, Virginia (place:37032, in state:51).
Each estimate (E or PE) has a margin of error beside it (M or PM).
The 2015–2019 figures are B01003_001E, B01003_001M, B25064_001E, B25064_001M from the 2019 release.
The API needs a free key.
DP05_0001E, DP05_0001M, DP04_0001E, DP04_0001M, DP04_0047PE, DP04_0047PM, DP04_0134E, DP04_0134M, DP03_0062E, DP03_0062M, DP04_0089E, DP04_0089M
This product uses the Census Bureau Data API but is not endorsed or certified by the Census Bureau.
Figures are published by the US Census Bureau, HUD, the Bureau of Labor Statistics and the FBI; Seayora reproduces them and does not adjust them, except where a sentence says it compares dollar figures after inflation. They describe the whole place, not any one building or street, and are not an appraisal, a rent determination, a tax bill, a safety rating or legal advice.
Figures last updated on .