If you've been searching online for what it costs to build a house in Central Virginia, you've probably gotten a different answer every time. Some sites say $200 a square foot. Some say $400. The national builders quote $500+ for anything custom.
So which is it?
Honest answer: most of those numbers are either out of date, from a different market, or quoting builders who are pricing for a different kind of buyer than you.
Here in the Richmond region — Henrico, Chesterfield, Hanover, Goochland, Powhatan — we build homes every month. We know what the dirt costs, what the permits cost, what the lumber costs, and what the meter from the county costs (because we just paid it). So this post is the actual math, the way we run it for our clients.
If you'd rather just talk through your specific situation, text or call me at (804) 938-8730. Otherwise, here's the breakdown.
The Short Answer
For a plan-based build (you pick from existing floor plans we've built before): about $155 per square foot.
For a fully custom build (your own plan, your own finishes): about $165 per square foot and up.
That price is for the house itself — slab, framing, siding, roof, plumbing, electrical, HVAC, drywall, basic finishes, and a Certificate of Occupancy when we're done.
It does not include:
- The land
- Site work (clearing, grading, septic if applicable)
- Utility connection fees (water, sewer, electric)
- Permits and impact fees
- Upgrades to standard finishes
- Loan interest during construction
We'll get to all of those below.
A Real Example: 1,650 sqft, 3-Bed / 2-Bath in Henrico County
Let's run actual numbers for a common build — a single-story 1,650 sqft starter family home on a buildable lot in Henrico County.
Construction cost (plan-based)
1,650 sqft × $155/sqft = $255,750
Land
This is the wildcard. A buildable quarter-acre lot in eastern Henrico right now runs anywhere from $50,000 to $120,000 depending on neighborhood, road frontage, and whether public water/sewer is at the curb. Let's say $80,000 for this example.
Site work
Clearing, grading, and prepping the lot for a slab on a typical Henrico lot: $8,000 to $15,000. We'll call it $12,000.
Utility connections (Henrico County, developer-installed scenario)
| Item | Cost |
|---|---|
| Water connection | $5,110 |
| Sewer connection | $6,180 |
| Subtotal | $11,290 |
(Source: Henrico County 2025/2026 fee schedule. If the county does the install instead, you're looking at closer to $17,660 combined.)
Permits, impact fees, miscellaneous
Building permit, plan review, electrical/mechanical/plumbing permits: $4,000 to $7,000 in Henrico. Call it $5,500.
Construction loan interest
On a $267,000 build loan at ~7.5%, with a 6-month build cycle: roughly $8,000 in interest before you convert to your permanent mortgage.
Total turn-key
| Line item | Cost |
|---|---|
| Construction (1,650 sqft × $155) | $255,750 |
| Land | $80,000 |
| Site work | $12,000 |
| Utility connections | $11,290 |
| Permits & fees | $5,500 |
| Construction loan interest | $8,000 |
| TOTAL | ~$372,540 |
That's a brand-new, never-lived-in 3-bed/2-bath in Henrico County for about $373k all-in.
For context: the median home sale price in Henrico in early 2026 is sitting around $410k for a comparable existing home. And that existing home is probably 25–40 years old, with a roof that's 12 years into a 25-year life, an HVAC that's mid-life, and finishes that haven't been updated since the last owner refinanced.
You can build new for less than the median resale price right now. That's the part most people don't realize.
What Changes the Price (Up or Down)
The $155/sqft number is the starting point. Here's what shifts it:
Things that push it UP
- Custom plans instead of plan-based (~$10–$15/sqft more)
- Two-story instead of single-story (more framing complexity, ~$5/sqft more)
- Premium finishes — quartz countertops, tile shower walls, hardwood throughout, tray ceilings, etc. ($15–$40/sqft depending on how far you go)
- Crawlspace or basement instead of slab ($15,000–$50,000+ depending on depth)
- Attached garage if not in the base plan (~$25,000 for a standard 2-car)
- Larger lots requiring septic + well instead of public water/sewer ($25,000–$50,000 for both systems)
Things that pull it DOWN
- Repeat plans — when we've built it before, we know exactly what it costs and there's no design surprises
- Standard package finishes — they look great and they're already priced into our number
- Public water/sewer at the curb (saves you septic and well)
- Cleared, mostly flat lots (less site work)
- Smaller footprint — 1,200 sqft on a slab is the cheapest path into new construction
The Counties Compared (Connection Fees Only)
A lot of the variation between builds isn't the house — it's where the house sits. Here's what just the water + sewer connection fees look like across our service area for a standard 5/8" residential meter, 2026:
| Locality | Water + Sewer Connection (combined) |
|---|---|
| Richmond City | $8,420 |
| Henrico County (developer installed) | $11,290 |
| Chesterfield County (FY26, turn-key) | ~$16,136 |
| Henrico County (county installed) | $17,660 |
| Petersburg City (typical incl. install) | ~$24,000 |
A quick note: Chesterfield's connection fees go up about 5% on July 1, 2026. If you're seriously considering a Chesterfield build, locking in before the FY27 schedule kicks in saves you a few hundred bucks per unit. Not life-changing money, but worth knowing.
(Connection fees are just one piece. The cost to actually build the house is similar across the region — what changes is the lot price and how much site work the lot needs.)
What's NOT Included That People Forget About
This is where build budgets blow up. The list of "I didn't know that wasn't included" stuff:
- Window treatments ($2,000–$8,000 depending on what you want)
- Refrigerator (most builders include the dishwasher, range, and microwave — not the fridge)
- Washer / dryer
- Landscaping beyond grass and a basic foundation bed (mature trees, paver patios, fencing)
- Driveway extensions beyond the standard concrete ribbon
- Closing costs on the construction-to-permanent loan (~2–3% of loan amount)
- Property taxes during the build (you own the lot, you owe the taxes)
- Builder's risk insurance during construction (~$1,500 for a 6-month policy)
- Survey if you don't have a current one ($800–$2,000)
We walk through every one of these with you on the front end so there are no surprises. That's part of what we do.
Common Mistakes That Cost First-Time Builders Money
Three I see almost every week:
1. Falling in love with a lot before pricing the site work.
That gorgeous wooded acre at the end of the cul-de-sac might need $30k of clearing, grading, and tree removal before you can pour a slab. The lot itself was a steal — the lot prepped for building is not. Always price both before you buy.
2. Designing the house before pricing the build.
People come to us with a Pinterest board of two-story modern farmhouses and a $300k all-in budget. We can build it — but it's going to be 1,400 sqft, not the 2,400 sqft they were imagining. Know your budget first. Design to fit it.
3. Ignoring the construction loan piece.
A construction-to-permanent loan is a different animal than a regular mortgage. The interest is higher during the build, the draw schedule has to match the builder's schedule, and the lender has to be comfortable with new construction in your county. We have lender contacts who specialize in this. Use them — don't try to wing it with whoever did your last refi.
What You Should Do Next
If you're seriously thinking about building in Central Virginia, the next step isn't picking a plan or shopping for lots. It's a 15-minute conversation so we can figure out three things: what's your real budget, what part of the region makes sense, and what's the right size and style for your situation.
Book a Free 15-Minute Call →Or just text/call (804) 938-8730. If we're not the right fit, I'll tell you. If we are, we'll show you exactly what your build looks like — real numbers, real timelines, real plans. No high-pressure pitch, no signup required.