If you’re planning to build a custom home near Richmond, VA, the first big decision isn’t the floor plan or the finishes. It’s where to build.
The Greater Richmond region covers a lot of ground. You’ve got rural counties with 10-acre lots and rolling hills. You’ve got fast-growing suburbs with top-rated schools and easy highway access. Each area comes with its own property tax rates, zoning rules, building requirements, and personality.
At McMahon Custom Homes we’ve built custom homes throughout these counties and know the differences that don’t show up on Zillow. Things like soil conditions, septic requirements, how long permitting takes, and which areas give you the most flexibility when designing a custom home.
This guide covers 10 of our favorite places to build near Richmond right now. It’s not an exhaustive list, but these are the areas where we see the strongest combination of land availability, building flexibility, low taxes, good schools, and long-term value.
If you want land, privacy, and the freedom to build exactly what you want, Goochland is hard to beat. This is where McMahon Custom Homes is based, and there’s a reason for that.
Goochland still has significant building lots available, from one-acre parcels to sprawling 10+ acre estates. Many lots have no HOA restrictions, which gives you full creative control over your home’s design, size, and features. Communities like Kinloch, Reed Marsh, and Readers Branch are growing quickly, and new lots along the River Road corridor are some of the most sought-after in the region.
The county’s rural character means more space between neighbors and more flexibility on things like outbuildings, workshops, and outdoor living. You’re only 20 minutes from Short Pump’s shopping and dining, but it feels like a different world.
What to know: Most properties require well and septic, so factor that into your construction budget. We handle site evaluation as part of the design-build process so you’ll know exactly what your lot needs before committing.
Real estate tax rate: $0.53 per $100 as of 2025 (one of the lowest in the metro)
Midlothian has been one of Richmond’s most popular suburbs for years, and the demand hasn’t slowed down. The schools are consistently among the best in the region. Commuting is easy via Route 288 and the Powhite Parkway. Neighborhoods like Hallsley, Salisbury, and Woodlake offer pools, trails, clubhouses, and golf courses.
There are still pockets of undeveloped land here, especially in the western stretches near the Powhatan County line. If you’re looking to build on your lot in a location with top-tier amenities, Midlothian delivers. You can find half-acre lots in planned communities or larger parcels with more room to spread out.
What to know: Land costs trend higher than the outer counties. Homes range from the $400s well into $1.5M+ depending on location and finishes.
Real estate Tax Rate: $0.91 per $100 as of 2025 (Chesterfield County)
Powhatan is the kind of place where your neighbors wave when they drive past and your backyard might border a creek or a stand of hardwood timber. It’s country living without feeling disconnected, about 20 miles west of downtown Richmond.
Powhatan is one of the best counties for custom home builders who want larger acreage at a lower price point. Lot restrictions are minimal in many areas, which means you can build the home you actually want rather than one that fits a subdivision template. If you’re designing a home with a detached garage, a workshop, covered porches, or extensive outdoor living spaces, Powhatan gives you the room.
What to know: Most properties rely on well and septic. Road frontage and driveway access are worth evaluating early. Our team walks the land with you during the site analysis phase to flag concerns before design work begins.
Real estate tax rate: $0.69 per $100 as of 2025
Hanover stretches from the suburban neighborhoods of Mechanicsville to the charming town of Ashland. Mechanicsville is known for excellent schools, a friendly atmosphere, and strong property values. Ashland adds small-town walkability and a historic downtown.
Hanover has a nice mix of suburban and rural building lots. Mechanicsville offers established neighborhoods with available infill lots, while further north and east, larger parcels open up. The county also benefits from proximity to I-95 and I-295. For families relocating from Northern Virginia or D.C., Hanover feels familiar but costs a fraction of what they’re used to.
Hanover has also been attracting significant economic development, including the planned Hickory Hill Technology Park, which will drive job growth and long-term property values.
What to know: Zoning varies significantly from one district to another. Our team knows which areas offer the most flexibility for custom home construction.
Real estate tax rate: $0.81 per $100 as of 2025
New Kent is the fastest-growing county in Virginia by rate. Located east of Richmond along I-64, it’s about 20 minutes to the airport and 30 minutes to Williamsburg.
New Kent has some of the lowest property taxes in the metro and still has significant land for sale, from under an acre to well over 10. The county is investing $100 million in road and infrastructure improvements over the next few years, along with major commercial and industrial development. For custom home buyers, that’s the rare combination of low taxes, available land, and a growth trajectory that supports strong long-term value.
What to know: Water and sewer infrastructure is limited, so well and septic are common. Schools are solid but the county is working to keep pace with growth. Plan for a construction timeline that accounts for permitting in a growing county.
Real estate tax rate: $0.59 per $100 as of 2025
Short Pump is one of Richmond’s most established suburbs. Top-rated schools, endless shopping and dining, and a reputation for strong resale values make it a consistent draw.
While Short Pump is more developed, there are still opportunities for new construction, especially in pockets along the western edges. Homes here typically range from the $500s to over $1M, and the market stays competitive because families keep coming back for the schools and convenience.
What to know: Building lots are more limited and more expensive. You may be working with a smaller lot and need to maximize your design within tighter constraints. This is where smart design planning really pays off.
Real estate tax rate: $0.87 per $100 as of 2025 (Henrico County)
Moseley is one of the fastest-growing areas for new construction in the Richmond metro. It sits southwest of Midlothian in a growth corridor along Route 288.
Land availability here is stronger than more established areas like Midlothian and Short Pump. The community of Tuckmar Farm was voted Best New Home Community in RVA by the Richmond Times-Dispatch in 2025, which signals the caliber of development happening in this area. Parks, trails, and community amenities are being built alongside the homes, which means early buyers get in at a lower price point while the area continues to develop around them.
What to know: Same Chesterfield County tax rate and building codes as Midlothian. Lot sizes are generous for a suburban setting, but true acreage requires looking at the outer counties.
Real estate tax rate: $0.91 per $100 as of 2025 (Chesterfield County)
Glen Allen sits north of Short Pump and offers a similar lifestyle at a slightly lower price point. It’s community-oriented, family-friendly, and well-located near major employment centers like the Innsbrook office park. Homes span from the $400s to over $900K.
The area connects easily via I-295 and Route 295, making commuting flexible in multiple directions. There are still lots available for custom builds and new construction in the right areas, though they tend to move quickly when they come on the market.
What to know: Having your builder and financing lined up before a lot hits the market can make the difference between getting it and losing it.
Real estate tax rate: $0.87 per $100 as of 2025 (Henrico County)
Beyond Midlothian and Moseley, Chesterfield has more to offer custom home builders. Bon Air is known for historic charm, oversized wooded lots, and leafy streets that feel like a retreat from the suburbs. Parts of central Bon Air are a designated National Historic District. Chester, further south, offers more affordable entry points and easy access to I-95 and Fort Gregg-Adams.
New construction in Bon Air ranges from the $500s to $800K+. The county is also seeing major new mixed-use developments like Springline at District 60, which add retail, entertainment, and long-term value to the surrounding areas. Chesterfield’s infrastructure (public water, sewer, roads) is more developed than the rural counties, which can simplify the build process and reduce soft costs.
Real estate tax rate: $0.91 per $100 as of 2025
This one isn’t a single town or county. It’s a stretch of road and a way of life.
The River Road corridor runs along the James River from western Henrico into Goochland. It’s one of the most scenic and prestigious areas in the region. Winding roads, historic estates, mature hardwoods, and views that make you forget you’re 15 minutes from Short Pump.
River Road has long been a destination for high-end custom homes. The lots tend to be larger, the trees are old growth, and properties with James River access command a premium that holds value exceptionally well. For custom home buyers, this corridor offers a rare blend of natural beauty and proximity to the city. You can build an estate-level home surrounded by nature and be at Short Pump Town Center in under 15 minutes.
What to know: Land here is limited and competitive. When a lot comes on the market, it moves fast. Having your financing in order before a lot hits can make all the difference.
Real estate tax rate: Varies as of 2025 ($0.87 Henrico, $0.53 Goochland, depending on where the lot falls)
Every spot on this list has something going for it. Here are the questions we walk through with every client:
What’s your commute? Think about where you actually go daily. Not just work, but schools, activities, groceries, and healthcare.
How much land do you need? If you want acreage and no HOA, the outer counties (Goochland, Powhatan, New Kent) are your best bet. If you prefer community amenities, Midlothian, Short Pump, and Glen Allen deliver.
What’s your budget for land vs. construction? In some areas, land is cheap and the home is where your money goes. In others, the lot itself is a significant investment. Understanding how costs break down helps you make a smarter decision.
Are schools a priority? Every area on this list has good to great options, but Midlothian, Short Pump, Glen Allen, and Hanover consistently lead in rankings.
What’s your timeline? Permitting and site prep timelines vary by county. Rural lots with well and septic take longer than suburban lots with existing infrastructure. McMahon Custom Homes builds these variables into every project from day one.
What is the cheapest county to build a house near Richmond, VA? New Kent and Goochland generally offer the lowest combination of land costs and property tax rates. New Kent’s tax rate of $0.59 per $100 and Goochland’s rate of $0.53 per $100 are among the lowest in the metro. Both counties also have more affordable building lots compared to Henrico or Chesterfield.
How much does land cost near Richmond, VA? It varies widely. In Goochland and Powhatan, you can find building lots from $50,000 to $200,000+ depending on acreage and location. In Midlothian and Short Pump, residential lots average closer to $120,000 to $300,000+. Lots along the River Road corridor or with James River access can exceed $500,000.
Can I build a custom home on my own land near Richmond? Yes. McMahon Custom Homes specializes in building on your lot across Goochland, Chesterfield, Hanover, Powhatan, and the greater Richmond area. McMahon Custom Homes evaluates your land, handles permitting, and manages the entire design-build process.
Which Richmond suburb has the best schools for families? Midlothian, Short Pump, Glen Allen, and Mechanicsville (Hanover County) consistently rank among the top school districts in the region. All four areas are popular with families building new construction homes.
Do I need well and septic to build in Goochland or Powhatan? In most cases, yes. The rural counties around Richmond generally don’t have public water and sewer, which means your custom home will need a well and septic system. This is standard for the area, and our team accounts for it during the site analysis and budgeting process.
Whether you’ve already found the perfect lot or you’re still exploring where to build a custom home near Richmond, our team at McMahon Custom Homes can help. We build throughout Goochland, Chesterfield, Hanover, Powhatan, and the greater Richmond area.
Already own land? Let’s talk about your design-build options.
Still looking for the right lot? We can help with that too. We work with trusted land partners across Central Virginia and can evaluate any property you’re considering.
Schedule your free consultation or call Josh directly at 804-774-5217.
Your dream home starts with the right piece of ground. Let’s find it together.
