Eastern Henrico gets overlooked in conversations about where to live in the Richmond region, which is mostly a function of attention rather than merit. The west end has the shopping and the newer construction, so that is where the relocation conversations start.
Sandston and Highland Springs are the two established communities on the other side, and they offer something the west end largely does not: modest, well-built older homes on real lots at prices that still make sense, with Henrico County services and unusually good highway and airport access.
This guide covers those two communities. For the more rural riverside part of the east end, see our Varina guide.
Quick Answer
Sandston and Highland Springs are unincorporated communities in eastern Henrico County, east of the City of Richmond along the Route 60 and I-64 corridor. Both offer older, generally affordable single-family housing, Henrico County schools and services, and excellent access to I-64, I-295, and Richmond International Airport. They suit renters who want a house and a yard at a lower price point and who work in the east end, the airport area, or the logistics corridor.
Highland Springs
Highland Springs was laid out in the 1890s as a planned suburban community, and that origin is still legible in the street pattern — a regular grid with numbered and lettered streets, unusual in a region that mostly developed along winding roads.
It is one of the older established communities in Henrico, with a long and significant history as an African American community and a strong local identity that has persisted through decades of regional change.
Housing: largely early-to-mid twentieth century, with bungalows, foursquares, and modest frame and brick houses on grid-pattern lots. Many have porches, mature trees, and the proportions of houses built when people walked places. Homes here are generally smaller and considerably more affordable than western Henrico equivalents.
Character: a genuine neighborhood with civic life, community organizations, and long-tenured residents. Highland Springs High School’s athletic programs — football in particular — are a substantial source of local pride and a real community focal point.
Sandston
Sandston developed in the early twentieth century, with much of its original housing built to accommodate workers at nearby industrial operations during the First World War era. That produced a stock of compact, practical homes laid out efficiently — and, again, a real community rather than a subdivision.
Housing: a mix of early twentieth century originals and substantial postwar development — ranches, Cape Cods, and small colonials on modest lots, most with driveways and yards. Prices are among the more accessible in Henrico County.
The airport factor: Sandston sits adjacent to Richmond International Airport. For anyone working at or around the airport — airlines, ground services, cargo, the hotels and businesses that cluster near it — this is as close as you can live. It also means aircraft noise varies by location, which is worth assessing in person before signing.
Getting Around
This is the strongest practical argument for both communities.
| Destination | Practical access |
|---|---|
| Richmond International Airport | Minutes — closest residential areas in the region |
| I-64 | Immediate — west to the city, east to Williamsburg |
| I-295 | Close — the regional bypass north and south |
| Downtown Richmond | Roughly 15–20 minutes off-peak west on I-64 |
| Route 60 / Williamsburg Road | The local commercial spine |
| Eastern Henrico logistics and industrial employment | Very close |
| Williamsburg and the Peninsula | Straightforward east on I-64 |
The I-64 and I-295 combination is genuinely valuable. From here you can reach most of the region without crossing the city, and the drive to the Peninsula is easy — useful if anyone in the household works toward Williamsburg or Newport News.
Transit: GRTC serves parts of eastern Henrico and all buses are zero fare. Coverage is better along the Route 60 corridor than in the interior residential streets, but this remains a car-dependent area in practice. Check the current route map against your specific address.
Walkability is moderate within the Highland Springs grid — the street pattern supports it better than most suburban development — and lower in Sandston’s postwar sections.
Employment Nearby
Worth understanding, because it is a large part of who lives here.
Eastern Henrico has become a significant logistics and distribution center, helped by the interstate access and airport proximity. Warehousing, fulfillment, and freight operations in the area employ substantial numbers, and that demand supports the rental market directly.
Add airport-related employment, and the result is a tenant pool with steady, local, non-office work — a different profile from the west end’s corporate corridor, and a durable one. Our guide to Richmond’s major employers and job market covers the regional picture.
Schools
Both communities are served by Henrico County Public Schools, which is a meaningful part of the value proposition — you get county schools and county services at east-end prices.
As always, attendance zones are assigned by address and revised periodically. Confirm the current zone and full feeder pattern for your exact address directly with the district before signing. Henrico also operates specialty centers and advanced programs outside standard zoning, with separate applications and earlier deadlines — worth investigating.
What to Check Before Signing
- Aircraft noise. Visit the specific address at different times of day. Noise varies considerably with flight paths and location, and it is the one factor unique to this area. What is inaudible on one street is noticeable a few blocks away.
- Systems age. Much of this housing is decades old. Ask when the HVAC, roof, water heater, and electrical panel were last replaced.
- Lead-based paint disclosure for pre-1978 construction, which covers a large share of the stock here. See our guide to lead paint in pre-1978 rentals.
- Crawl space or basement moisture, common in this housing type and climate. Ask how it is managed.
- Windows and insulation, which drive utility costs in older homes. Ask for twelve months of actual figures.
- Public water and sewer versus well and septic. Service varies in parts of eastern Henrico — confirm for the specific property.
- Trees. Mature canopy is an amenity and a storm risk. Ask who handles limb removal.
- Flood mapping for addresses near low-lying areas or waterways.
Who These Communities Suit
Strong fit:
- Anyone working at the airport, in eastern Henrico logistics, or on the Peninsula
- Renters who want a house and a yard at a lower price point with county schools
- Households that value interstate access in multiple directions
- People who want an established community with real local identity rather than a new subdivision
- Frequent flyers, for whom airport proximity is a genuine daily advantage
Consider elsewhere if:
- You are sensitive to aircraft noise — though this varies by street
- You want new construction and modern systems — western Henrico or Hanover
- You want walkable restaurants and nightlife — the city neighborhoods
- You commute daily to Short Pump or Innsbrook — you would be crossing the region twice a day
- You want car-free living
For Rental Property Owners
In your favor: lower entry prices than most of Henrico, which generally supports stronger rent-to-price ratios; steady tenant demand from airport and logistics employment; Henrico County schools and services as a durable draw; and detached houses with yards, which tend to retain residents longer than small urban units.
Underwrite carefully:
- Age-related capital items — roofs, systems, and windows in older housing. Build a component-based reserve rather than a percentage; see our guide to capital reserve planning.
- Lead-safe work practice costs on pre-1978 renovation work
- Moisture management in crawl spaces and basements
- Well and septic where applicable — see our guide to well and septic basics
- Aircraft noise as a factor in achievable rent on specific streets
Because condition and noise exposure vary so much street by street, a community average is not useful here. A free rental analysis on the specific property is, and our Henrico County property management page covers how we work in the county.
A Note on Value and Change
Eastern Henrico has been quieter than the west end for decades, and that is part of why it remains affordable. It is also why some owners look at it as an appreciation play rather than purely a cash flow one.
The arguments for that view are reasonable: substantial logistics and distribution investment in the area, airport proximity, interstate access, and a housing stock priced well below county averages. Areas with genuine transport infrastructure and employment growth tend not to stay cheap indefinitely.
The arguments against treating it as certain are equally reasonable: the east end has been described as poised for growth for a long time, appreciation timing is unpredictable, and buying on a thesis rather than on current numbers is how investors get into trouble.
The sensible approach is the one that works either way: underwrite the property on the cash flow it produces today, at realistic rent, with a properly sized capital reserve. If it works on those numbers, appreciation is upside rather than a requirement. If it only works assuming values rise, you are speculating rather than investing.
For renters, the same dynamic is worth knowing in a different way: areas that change bring both improvement and rising costs. If you are renting here partly for affordability, factor the possibility of larger increases at renewal into your planning.
Frequently Asked Questions
Where are Sandston and Highland Springs?
In eastern Henrico County, east of the City of Richmond along the Route 60 and I-64 corridor, near Richmond International Airport.
Are they part of the City of Richmond?
No. Both are unincorporated communities in Henrico County, so they have Henrico schools, taxes, and services.
Is aircraft noise a problem?
It varies considerably by location and flight path. Visit the specific address at different times of day before signing — some streets are noticeably affected and others are not.
What kind of housing is available?
Highland Springs has early twentieth century bungalows and foursquares on a grid; Sandston has early twentieth century originals plus substantial postwar ranches and Cape Cods. Both are generally modest and affordable by Henrico standards.
What schools serve these communities?
Henrico County Public Schools. Confirm the current zone and feeder pattern for your exact address with the district.
How long is the commute to downtown Richmond?
Roughly 15 to 20 minutes off-peak west on I-64, longer at rush hour. Access to I-64 and I-295 is the area’s main strength.
Is eastern Henrico cheaper than western Henrico?
Generally yes, often substantially, while still providing Henrico County schools and services. That combination is the core value proposition.
Is there public transit?
GRTC serves parts of eastern Henrico and all buses are zero fare, with better coverage along Route 60 than in interior streets. Plan on driving.
What is the employment base nearby?
Airport-related work and a significant logistics and distribution sector in eastern Henrico, supported by interstate and airport access.
Find a Place on the East End
If you want a house and a yard with county schools and easy highway access, eastern Henrico deserves a look before you assume you have to go west.
- Browse available rentals across Richmond and the surrounding counties
- See our Henrico County property management services
- Read more neighborhood guides in the Learning Center
- Own property here? Get a free rental analysis
- Questions about a specific property? Contact our team
School assignments, utility service areas, and development change. Verify current details for your specific address before signing a lease.
