Chesterfield County, Virginia Eviction Risk: Moderate

Chesterfield County carries an average eviction-risk score of 4.1/10, placing it in the moderate tier and in the higher-risk third of Virginia. Of the state's 132 counties, 19 score higher and 112 score lower, so landlords here face meaningfully more friction than the statewide average. Across a total population of 151,417 and an average asking rent of $1,614, rent burden sits at 32.3% of renter income, a figure that elevates default probability and should factor into underwriting.

The county is not monolithic. Scores across its 13 tracked cities range from 5.2 to 6, a spread wide enough to matter to investors comparing submarkets. The conditions a landlord encounters in one end of the county can be substantially different from those a few miles away, so aggregates should inform, not substitute for, city-level research.

The cities inside Chesterfield County

The highest-risk locations are Bellwood (population 7,907, score 5.7/10) and Bensley (score 4.9/10), both tied at the county's ceiling. Manchester follows closely at 4.4/10 (population 12,445), and Enon comes in at 4/10. Meadowbrook and Bon Air share a score of 4/10, with Meadowbrook home to 20,749 residents, making it one of the more densely populated elevated-risk communities in the county. Investors acquiring in these submarkets should model a higher frequency of payment disputes and a longer average tenant-turnover cycle.

The lower end of the range tells a different story. Chester (population 24,474) and Brandermill (population 13,730) both score 4/10, the county minimum, while Midlothian (population 19,120) and Rockwood (population 10,010) score 3.7/10. Even these softer scores still land in Elevated territory, but the operating environment is noticeably steadier than in Bellwood or Manchester. Risk is hyper-local inside Chesterfield County, and city-level scores should drive acquisition and pricing decisions.

State-level laws that apply here

Every landlord in Chesterfield County operates under Va. Code § 55.1-1200 et seq. (Virginia eviction laws Residential Landlord and Tenant Act). For nonpayment of rent, the required notice period is 5 days under Va. Code § 55.1-1245, one of the shorter cure windows in the region. A material lease violation triggers a 21-day notice under Va. Code § 55.1-1245(A), and a material non-curable breach or the termination of a month-to-month tenancy each require 30 days. An uncontested case typically resolves in 21 to 45 days, while a contested proceeding can stretch to 45 to 120 days. Court filing fees run $58 to $90, sheriff lockout fees add $40 to $150, and attorney fees, when needed, range from $500 to $3,000. Virginia eviction laws state law preempts local rent control, and no just-cause requirement applies to terminations, both meaningful protections for landlords. For a full breakdown of timelines and court procedures, see the Virginia eviction laws eviction process guide; for a cost-by-cost comparison, the Virginia eviction costs guide covers current fee schedules across the state. Virginia eviction laws also does not include source of income as a protected class under its fair housing statute, which affects screening flexibility.

With an average poverty rate of 9% and roughly 30.5% of residents renting rather than owning, Chesterfield County's risk profile is driven as much by household income stress as by legal exposure; the city grid above breaks that risk down to the neighborhood level so investors can identify the pockets that fit their tolerance.