Search Henrico Assessments and Understand What the Property Value Means
Henrico’s official real-estate database lets you locate a parcel by GPIN, PID or address and review assessed values and physical property information.
The useful part comes after the search: knowing why a value changed, which facts to verify, how Henrico compares market sales, what a higher assessment may do to the tax estimate, and what evidence matters if the value appears wrong.
100% of fair market value.
Annual, effective January 1.
Begin mailing in February.
Henrico describes its real-estate database as a real-time web service.
For a Henrico tax assessment search, start with the County’s Real Estate Property Search
Search by GPIN, PID or a simplified physical address.
Verify land, improvements, total assessment and property characteristics.
Compare factual property data and valid market sales before deciding whether the value appears wrong.
How to search a Henrico tax assessment without over-filtering the results
Henrico’s main search screen provides fields for GPIN, PID, Street #, Prefix, Street Name, Unit, Use Code, Description and Sort By. The page does not currently show a separate owner-name field.
Which Henrico search field should you use?
| Field | Best use | If no result appears |
|---|---|---|
| GPIN | Precise geographic parcel search. | Check every digit and try the property address. |
| PID | Known parcel identification number. | Ask whether a split, combination or other parcel change created a new identifier. |
| Street # | Numeric portion of the physical address. | Search the street name without the number. |
| Prefix | Directional prefix where it is part of the official street name. | Leave it blank for the first broad search. |
| Street Name | Main road or street word. | Remove suffixes and unnecessary punctuation. |
| Unit | Condominium or other multi-unit property. | Find the base address first, then narrow by unit. |
| Use Code | Research by assessment-use classification. | Remove the filter when searching one known parcel. |
| Description | Additional property-description search route. | Return to GPIN, PID or a simple street search. |
| Owner name | Not displayed as a dedicated field on the main search screen. | Identify the address or parcel number first. |
Land value, improvements and total assessment are not the same thing
Henrico assesses real property at 100% of fair market value. For ordinary taxable property, the value record separates the land from the buildings and other assessed improvements so the components can be reviewed individually.
| Record item | What it means | What to verify |
|---|---|---|
| GPIN / PID | Identifiers linking the value to a specific parcel. | Confirm the physical location before comparing values. |
| Land value | Market value assigned to the land portion. | Acreage, parcel configuration, location and applicable land-use status. |
| Improvement / building value | Value attributed to buildings and other assessed improvements. | Size, age, quality, condition, finished area and listed structures. |
| Total assessment | County fair-market assessment used as the basis for real-estate taxation. | Correct year and correct parcel. |
| Property characteristics | Physical facts used in mass appraisal and property administration. | Square footage, bathrooms, construction details, additions and demolitions. |
| Transfer information | Recorded-sale or ownership clues associated with the parcel. | Not every transfer is a normal market sale. |
| Land Use value | Special use-value assessment for qualifying enrolled land. | Current program qualification and acreage. |
How Henrico determines assessed values
Henrico’s Real Estate Assessment Division maintains the County Land Book and uses a Computer Assisted Mass Appraisal system (CAMA). The County conducts an annual review of real estate and analyzes market transactions to keep assessments aligned with market value.
Residential and commercial values are not analyzed the same way
The sales-comparison approach is commonly used after valid transactions are analyzed and adjusted for meaningful differences between the subject property and comparable properties.
Because local commercial sales may be limited, Henrico may also analyze regional or national information, replacement cost, rental income, occupancy levels and investor demand.
Why did the assessment increase when you did not improve the property?
Henrico specifically explains that an assessment may rise, fall or remain unchanged from year to year because of local real-estate market conditions. A new kitchen, addition or garage is not required for a reassessment to change.
Before deciding the new value is wrong
Use Henrico’s sales tools to test whether the assessment is supported
The County’s property application provides separate Residential Sales Search and Commercial Sales Search options. These are more useful for assessment research than simply comparing your value with a neighbor whose property may differ substantially.
Calculate how much the assessment changed—and the base tax effect
A percentage increase in assessment is not the same as a percentage increase in the final tax bill. Use this tool to separate the value change from the basic tax-rate effect.
Uses the current base real-estate tax rate of $0.83 per $100 of assessed value. Special districts, relief programs, credits and account-specific adjustments are excluded.
If the value problem starts with incorrect property data, fix the facts first
Henrico’s appeal guidance specifically recognizes incorrect property information—such as size, condition or bathroom count—as a reason to question an assessment. A factual correction can be more important than arguing about the total value in isolation.
| Problem | Evidence to prepare | What to explain |
|---|---|---|
| Square footage appears wrong | Measurements, floor plan, appraisal or permit records. | Which recorded area is incorrect and why. |
| Bathroom or room information is wrong | Current photographs, floor plan or permit documentation. | The actual count and configuration. |
| Condition is overstated | Dated photographs, inspection findings and repair estimates. | The condition issue that affects marketability or value. |
| Removed building still appears | Demolition permit, photographs or contractor documentation. | What was removed and when. |
| Acreage looks wrong | Recorded deed, plat, subdivision information or survey. | The acreage discrepancy and parcel involved. |
| Ownership or transfer information is unclear | Recorded deed or instrument reference. | The transfer date and recorded-document reference. |
When Henrico considers a formal assessment appeal appropriate
Henrico identifies three central reasons for formal reconsideration: the assessment appears above or below fair market value, the County record contains incorrect property information, or the property appears assessed inequitably compared with similar property.
Evidence that addresses Henrico’s actual appeal questions
Inspection and appeal review
Henrico says an interior inspection is not mandatory and is at the appellant’s discretion, but interior access can help when the appeal depends on property condition. The County also notes that measuring buildings can help verify square-footage records.
Land Use properties can show both market value and a lower taxable use value
Henrico’s assessment notice uses special value fields for property enrolled in the County’s Land Use Program. This is one situation where simply adding the ordinary market land value to the building value can give the wrong taxable result.
Represents the market value of the land.
Represents the use-value assessment for qualifying and non-qualifying acreage under the program.
Henrico states that Land Use value + Building Value equals the taxable assessment for participating property.
| Item | County rule | Why it matters to value research |
|---|---|---|
| Agricultural / horticultural | Generally 5-acre minimum. | Qualifying use can change the taxable land value. |
| Open space | Generally 5-acre minimum. | Program requirements must continue to be met. |
| Forest | 20-acre minimum. | Forest classification uses a higher acreage threshold. |
| Regular filing date | November 1. | Missing revalidation can affect continued program treatment. |
| Rollback exposure | Current year plus up to five prior years when land ceases to qualify, plus interest. | A land-use change can create a significant tax consequence. |
How the assessed value connects to the Henrico real-estate tax
Henrico’s current base real-estate rate is $0.83 per $100 of assessed value. The simple base calculation is:
Base estimate: $2,490 per year.
Base estimate: $3,735 per year.
Base estimate: $4,980 per year.
What the Henrico Real Estate Database actually contains
Henrico lists its Real Estate Database in the County’s Public Data catalog as a real-time web service. The County describes the data as containing ownership records, assessed values and physical characteristics for real estate located in Henrico County.
Real estate located in Henrico County, Virginia.
County-published real-estate web service.
Henrico labels the data as updated in real time.
Henrico Real Estate Assessment contact information
4301 E. Parham Road
Henrico, VA 23228
Phone: 804-501-4300
Hours: Monday-Friday, 8:00 a.m.-4:30 p.m.
Phone: 804-501-4300, option 4
Email: AssessmentAppeal@henrico.gov
Office: Room 134
Real_Estate_Comments@henrico.gov
Include the parcel identifier and the specific property field you believe needs review.
Official Henrico resources used for assessment and value research
Henrico tax assessment search and value FAQs
Where do I search Henrico tax assessment values?
Use Henrico County’s official Real Estate Property Search at realestate.henrico.gov. The main screen lets you search using GPIN, PID and property-address fields, then open the detailed parcel record to review the assessment and property characteristics.
Can I search the Henrico assessment database by owner name?
The current main Property Search screen does not display a dedicated owner-name field. If you only know the owner, identify the property address, GPIN or PID from another reliable record or contact Real Estate Assessment at 804-501-4300.
What are GPIN and PID in Henrico’s property system?
GPIN and PID are parcel identifiers used by Henrico’s real-estate systems. Saving them helps you confirm that the assessment, GIS location and other County records refer to the same parcel.
Is the Henrico assessed value the same as fair market value?
Henrico states that real property is assessed at 100% of fair market value. The assessment is the County’s mass-appraisal value for taxation, not a guaranteed sale price or private mortgage appraisal.
Why did my Henrico assessment increase even though I made no improvements?
Henrico reassesses property annually and says values can rise, fall or remain unchanged because of local market conditions. Recent valid sales of similar property can change an assessment even when the subject property has not been renovated or expanded.
How does Henrico decide which comparable sales support a value?
The County looks for recent valid transactions involving properties similar in use, location, quality, condition, style and physical features. For appeal research, Henrico specifically points owners toward relevant prior-year comparable sales.
How does the assessed value affect Henrico real-estate tax?
The current base real-estate rate is $0.83 per $100 of assessed value. Divide the assessment by 100 and multiply by $0.83 for a basic annual estimate, then check the live tax account because special districts, relief and other adjustments can change the final bill.
What should I do if Henrico’s property characteristics are wrong?
Document the specific error with measurements, photographs, floor plans, permits, deed or survey information as appropriate. Contact Real Estate Assessment at 804-501-4300 or use Real_Estate_Comments@henrico.gov for property-data comments and corrections.
Can I appeal my 2026 Henrico assessment now?
The regular 2026 assessment-appeal deadline was April 1 and has passed. Henrico’s current appeal page says the application is unavailable until the next assessment cycle. Also remember that an appeal can result in a lower value, a higher value or no change.
Why does a Henrico Land Use property show both Land and Land Use values?
For property enrolled in the Land Use Program, Henrico says the Land value represents market value while Land Use represents the special use-value assessment. The Land Use value plus Building Value is the taxable assessment for participating property.